Home / Georgia / Gwinnett County
Gwinnett County mailed its 2026 values on May 15, 2026, and that window's closed now. But the 2027 notices should arrive around mid May 2027, and how homes are selling today is probably the best preview you'll get. We compared 15,331 sales from 2025 and 2026 with the values homes carry now, and here's what stood out: 50 percent of the homes that sold in 2026 went for less than the county says they're worth.
So the typical Gwinnett home that sold in 2026 went for right at its 2026 value, and for 2025 sales it was 0.4 percent above. Honestly, that means the county's values sit pretty close to the market overall, and most homeowners probably don't have a lot to argue about.
But close overall still leaves a lot of homes on the wrong side. When 50 in every 100 homes sell for less than their value, the county's number is likely too high on quite a few of them, and that's where an appeal can really work.
And that's what our free check's for. It looks up your home in Gwinnett County's own records, finds genuinely similar homes nearby that sold recently, and tells you straight whether you'd have a case. Most people who use it get told not to bother, and we'd rather you heard that before you spent an afternoon on it.
Check my Gwinnett County home, free
Now here's how sales compare with the 2026 values in each town. It varies a fair bit, from roughly 36 percent of homes selling below their value in Dacula to 56 percent in Snellville. But even in Dacula that's about one home in three, so the homes that come out too high are probably in every town.
| Town | Sales | Typical sale vs. 2026 value | Sold below 2026 value |
|---|---|---|---|
| Lawrenceville (unincorporated) | 3,587 | +0.2% | 48% |
| Snellville (unincorporated) | 1,178 | +1.2% | 46% |
| Mulberry | 1,003 | 0% | 50% |
| Lilburn (unincorporated) | 922 | +1.1% | 45% |
| Buford (unincorporated) | 902 | 0% | 49% |
| Loganville (unincorporated) | 817 | -0.6% | 53% |
| Dacula (unincorporated) | 737 | -0.3% | 51% |
| Suwanee (unincorporated) | 646 | +1.9% | 40% |
| Duluth (unincorporated) | 574 | 0% | 48% |
| Snellville | 477 | -1.2% | 56% |
| Peachtree Corners | 476 | +2.6% | 39% |
| Sugar Hill | 472 | -0.5% | 51% |
| Duluth | 438 | +0.9% | 44% |
| Grayson (unincorporated) | 370 | +0.6% | 47% |
| Norcross (unincorporated) | 340 | +0.3% | 49% |
| Suwanee | 339 | +2.3% | 40% |
| Lawrenceville | 299 | -0.3% | 51% |
| Buford | 268 | +2.2% | 40% |
| Lilburn | 206 | +0.6% | 48% |
| Stone Mountain (unincorporated) | 199 | 0% | 49% |
| Braselton | 175 | +1.8% | 41% |
| Dacula | 169 | +2.7% | 36% |
| Norcross | 154 | 0% | 46% |
| Tucker (unincorporated) | 119 | 0% | 50% |
| Sugar Hill (unincorporated) | 119 | +0.1% | 47% |
| Grayson | 117 | -0.3% | 54% |
Basically, every spring Gwinnett County mails an Annual Notice of Assessment, and in 2026 it went out on May 15, 2026. You've got 45 days from the date that's printed on it, not from the day it shows up, and filing's free. So the 2027 window should open around mid May 2027, and your notice will say the exact last day.
Then you'll file on Georgia's form PT-311A, or a letter that says the same things. It asks you to pick how the appeal's heard, and you can't switch later, so read all the choices before you tick one. Now the question the board's really asking is what your home was worth on January 1 of that year. So the evidence that counts is sales of genuinely similar homes close to that date, and what homes sell for a year later doesn't help much.
A win here's frozen for three years. Under O.C.G.A. 48-5-299(c), a value that's set by an appeal can't be raised for the two years after the one you won, so one win pretty much pays three times. If you settle with the assessors, you'll want it in writing and signed, or the freeze probably won't count. There's more in our guide to the three year freeze.
Well, Georgia taxes 40 percent of your home's value, then applies your area's rate. In unincorporated Gwinnett the 2026 rate's 34.86 mills, so a $25,000 cut in value saves about $349 a year, and with the freeze that's roughly $1,047 over three years. It isn't huge, but it's real money. Cities add their own rates, and our free check uses the one for your district.
Also, make sure you've got the homestead exemption on the home you live in. It's what qualifies you for Georgia's new cap on homestead increases starting in 2027, and Gwinnett's got its own exemptions for older owners too. You'll apply with the Gwinnett County assessors, and the state deadline's April 1. Honestly, if you're missing it, fixing that's quite possibly worth more to you than an appeal would be.
Just so you know, the sales comparison's our own, read from Gwinnett County's public records on 2026-10-07. We took every sale Gwinnett County recorded in 2025 and 2026 for $50,000 or more, of single-family homes built before 2025, and compared each price with the home's 2026 value in the county's own tax records. Gwinnett doesn't mark which sales were ordinary sales between strangers, so we left out any sale for less than half or more than two and a half times the value, which is pretty much where family transfers and partial sales land. We only show a town that's got at least 100 sales. A town marked unincorporated means homes with that mailing address that aren't inside the city itself.
And the 2026 mailing date comes from Gwinnett County's own news release. The 45 day window and form PT-311A are set by Georgia law, so they're the same in every county, and the three year freeze is O.C.G.A. 48-5-299(c). The tax rate's from the Gwinnett County Tax Commissioner's published 2026 rates.
If you spot an error, please write to hello@propertytaxbuddy.com and we'll correct it and say what changed.