Watch: How to appeal your property taxes in Cobb County
Cobb County is one of Georgia's most populous counties with over 740,000 residents, home to Marietta as the county seat and major cities including Smyrna, Kennesaw, and Austell. With a median home value of approximately $346,000 and an effective property tax rate of 1.00%, homeowners pay a median annual tax bill of $2,603, above the national median of $2,400. The county is ranked as the most educated in Georgia and 12th among all U.S. counties, with seven colleges and universities and a diverse economy that attracts businesses and visitors worldwide. Property tax appeals matter here because even a 10% over-assessment means hundreds of dollars in unnecessary payments each year, and a successful appeal triggers Georgia's 299(c) freeze that locks your reduced assessed value for three consecutive years.
Notable cities: Marietta, Smyrna, Kennesaw, Austell, Powder Springs, Acworth
Median Home
$346,000
Tax Rate
1.00%
Annual Tax
$2,603
On the typical Cobb County home, valued near $346,000 at the county’s effective tax rate of 1.00%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.
2026 Appeal Deadline: 45 days from the date printed on your assessment notice
You have exactly 45 days from the date your assessment notice is mailed (not the date you receive it) to file your appeal. For 2026, assessment notices typically arrive in late April to early May, with most deadlines falling in mid-July. If filing by mail, your appeal must be postmarked by the U.S. Postal Service by this deadline. Missing this window means waiting until next year's assessment cycle.
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How Cobb County Assesses Property
40%of market value
Assessed by: Cobb County Board of Tax Assessors
Assessment cycle: annual
Notices typically mailed: late April to early May
In Cobb County, property is assessed at 40% of its fair market value for tax purposes. This assessment ratio is standard across all Georgia counties and significantly reduces your taxable value compared to your property's actual market value. For example, if your home's market value is $346,000 (the county median), at Georgia's 40% assessment ratio your assessed value would be $138,400, resulting in approximately $2,603 in annual taxes at the county's effective rate of 1.00%.
The Appeal Process
Appeals are heard by the Board of Equalization. The Board of Equalization consists of three local citizen members appointed by the Grand Jury who will review your evidence and the assessor's valuation in an informal hearing. You'll present your case, the county assessor will present theirs, and the panel will issue a written decision typically within 30 days.
1
Review your Annual Notice of Assessment carefully when it arrives in late April or early May, noting the mailing date printed on the notice which starts your 45-day appeal clock.
2
Research comparable home sales in your neighborhood from the 6-12 months prior to January 1 of the tax year using the Cobb County Assessor website, Zillow, or Redfin to find similar properties that sold for less than your assessed fair market value.
3
File your appeal online at assessor.cobbcounty.gov/appeals/, by mail to P.O. Box 649 Marietta GA 30061, or in person at 736 Whitlock Avenue Suite 200 within 45 days of the notice date, including your property information, desired value, and supporting evidence.
4
Choose your appeal route: Board of Equalization (free, most common for residential), non-binding arbitration ($25 fee), or hearing officer (for non-homestead properties over $500,000).
5
Attend your scheduled Board of Equalization hearing where a three-member citizen panel will review your evidence and the county assessor's valuation, typically scheduled within 30-90 days of filing your appeal.
6
Receive the Board's written decision, typically within 30 days of the hearing; if you disagree, you have 30 days to file a notice of appeal with Cobb County Superior Court.
7
If successful, Georgia law O.C.G.A. § 48-5-299(c) mandates that your reduced assessed value is frozen for three consecutive years unless you make structural changes to the property.
Required form: Georgia Form PT-311A (Real Property Appeal Form) or written letter of appeal
Filing Methods
online:Visit assessor.cobbcounty.gov/appeals/ and click the 'Appeal to Board of Assessors' button. Enter your email to receive a unique link and code to complete the filing. Upload all supporting documentation.
mail:Mail completed PT-311A form to: Cobb County Board of Tax Assessors, P.O. Box 649, Marietta, GA 30061. Send certified mail with return receipt for proof of postmark date.
in-person:Deliver to: Cobb County Board of Tax Assessors, 736 Whitlock Avenue, Suite 200, Marietta, GA 30064. Office hours: Monday-Friday, 8:00 AM - 5:00 PM.
email:Email cobbtaxassessor@cobbcounty.gov for appeal questions and written requests to continue existing appeals to Board of Equalization.
Evidence to Bring
Comparable sales: Recent sales (within 6-12 months of January 1) of similar properties in your neighborhood that sold for less than your assessed valueIndependent appraisal: A professional appraisal from a licensed appraiser establishing a lower fair market valueProperty condition issues: Photos, repair estimates, and documentation of structural defects, foundation problems, roof damage, outdated systems, or deferred maintenanceAssessment errors: Documentation of incorrect square footage, lot size, room count, or other factual errors in the property record cardMarket documentation: Evidence of declining property values or market conditions that would support a lower valuation
Reduces the assessed value for county general and county school general tax categories
Eligibility: Must own and occupy the property as your primary legal residence on January 1. Must provide proof of Georgia residency (driver's license with property address or vehicle registration showing Cobb County taxes paid).Deadline: April 1 (or by the appeal deadline on your Notice of Assessment per HB 92)
Cobb County School Tax Exemption (Age 62+)
100% exemption from school taxes
Full exemption from all school general and school bond tax categories, which often comprise the largest portion of your property tax bill
Eligibility: Must be 62 years of age or older on or before January 1 of the current tax year. No income limit for this exemption.Deadline: April 1 (or by the appeal deadline on your Notice of Assessment per HB 92)
State Senior Age 65 Exemption
$4,000
Exemption in the state, county bond, and fire district tax categories
Eligibility: Must be 65 years of age or older on or before January 1. Annual net income (excluding Social Security and retirement income up to federal maximum) cannot exceed $10,000 for the previous year.Deadline: April 1 (or by the appeal deadline on your Notice of Assessment per HB 92)
Cobb County Disability Exemption
$22,000
Exemption in all tax categories except state taxes for disabled homeowners
Eligibility: Must be disabled on or before January 1 with a doctor's certificate stating permanent disability and inability to be gainfully employed. Annual net income (including spouse, excluding disability income) cannot exceed $12,000.Deadline: April 1 (or by the appeal deadline on your Notice of Assessment per HB 92)
Disabled Veteran Homestead Exemption
$126,526 for 2026 (or $32,500 minimum, whichever is greater, indexed annually by VA)
Exemption from all state, county, municipal, and school property taxes for qualifying disabled veterans
Eligibility: Veterans rated 100% service-connected disabled by the U.S. Department of Veterans Affairs, or those with qualifying loss of limbs or vision impairment. Unremarried surviving spouses and minor children of qualifying veterans also eligible.Deadline: April 1 (or by the appeal deadline on your Notice of Assessment per HB 92)
Cobb County Appeal Statistics
% Who Appeal
19% (based on Georgia statewide survey showing 81% have never appealed)
Cobb County Appeal Packet · $49
Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.
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Frequently Asked Questions
What is the deadline to appeal my property taxes in Cobb County for 2026?
You have exactly 45 days from the date printed on your Annual Notice of Assessment to file a property tax appeal in Cobb County. For 2026, assessment notices are mailed in late April to early May, which means most homeowners face a mid-July deadline. The deadline is calculated from the mailing date printed on the notice, not the date you receive it in your mailbox. If you're filing by mail, your appeal must be postmarked by the U.S. Postal Service on or before the 45th day. Missing this deadline means you cannot appeal your assessment for the current tax year and must wait until next year's assessment cycle.
How do I file a property tax appeal online in Cobb County?
To file your appeal online, visit assessor.cobbcounty.gov/appeals/ and click the 'Appeal to Board of Assessors' button. You'll need to enter your email address to receive a unique link and access code to complete your filing. The online portal allows you to search for your property, enter your desired fair market value, explain the reasons for your appeal, and upload supporting documentation such as comparable sales data, photos of property defects, or an independent appraisal. There is no filing fee for appealing to the Board of Equalization, which is the most common route for residential homeowners. The online system provides instant confirmation of your filing, and you'll receive a scheduled hearing date by mail.
What is the homestead exemption worth in Cobb County?
Cobb County offers a basic $10,000 homestead exemption that reduces your assessed value for county general and county school general taxes, saving approximately $300 annually. However, the most valuable exemption is the Age 62+ School Tax Exemption, which provides a 100% exemption from all school general and school bond taxes with no income limit, this can save homeowners $1,500 to $2,000+ per year since school taxes typically represent the largest portion of your property tax bill. Seniors age 65+ with income under $10,000 (excluding Social Security and retirement income) qualify for an additional $4,000 state exemption. Disabled veterans can receive up to $126,526 in exemptions for 2026, potentially eliminating their entire property tax bill.
What happens at a Board of Equalization hearing in Cobb County?
The Board of Equalization hearing is an informal proceeding before a three-member panel of local citizens appointed by the Grand Jury, they are not county employees or attorneys. You will present your evidence first, including comparable sales, photos, appraisals, or documentation of errors in your property record. The county assessor will then present their evidence supporting the assessment. The hearing typically lasts 10-20 minutes, and you should keep your presentation factual and focused on property value, not tax rates or government spending. You have the right to request a one-time reschedule if the hearing date is inconvenient, and you can be represented by an agent, attorney, or appraiser if you notify the Board 48 hours in advance. The Board issues a written decision typically within 30 days, and if you disagree, you have 30 days to appeal to Cobb County Superior Court.
How much can I save by appealing my property taxes in Cobb County?
The savings from a successful appeal depend on how much your assessment is reduced. On the median Cobb County home valued at $346,000 with the 1.00% effective tax rate, a 10% reduction in assessed value would save approximately $260 per year. However, the real value comes from Georgia's 299(c) freeze law: when you win an appeal to the Board of Equalization, your reduced assessed value is frozen for three consecutive years, meaning that single appeal multiplies your savings. A $260 annual reduction becomes $780 in total savings over three years, and the county cannot increase your assessed value during that period unless you make structural improvements to the property. Recent data shows that 32% of reassessed Cobb County properties saw median increases of 8.59%, with some facing increases exceeding 20%, making appeals particularly valuable in 2026.
What evidence do I need for a successful Cobb County property tax appeal?
The strongest evidence is comparable sales data: find 3-5 similar homes in your neighborhood that sold within 6-12 months prior to January 1 of the tax year for less than your assessed fair market value. Focus on arms-length, open-market sales (not foreclosures or family transfers) with similar square footage, age, condition, and location. You should also document any property condition issues with clear photos showing roof damage, foundation problems, outdated kitchens or bathrooms, water damage, or deferred maintenance, along with repair estimates from licensed contractors. Check your property record card on the assessor's website for factual errors such as incorrect square footage, lot size, number of bedrooms or bathrooms, or features you don't have. An independent professional appraisal from a licensed appraiser provides strong support but is not required. Organize your evidence in a clear, professional manner with a summary table of comparable sales and bring at least three copies to your hearing: one for you, one for the Board, and one for the assessor.
Can the Cobb County Board of Equalization increase my assessed value during an appeal?
Yes, Georgia is one of the few states where the Board of Equalization has statutory authority to increase your assessed value during a homeowner-initiated appeal, though this is relatively rare in practice. When you file an appeal, you are asking the Board to review the assessor's valuation, and they have the power to raise it, lower it, or leave it unchanged. However, most residential appeals focus on demonstrating that the property is over-assessed using comparable sales or property condition evidence, which puts the burden on you to prove a lower value. To minimize risk, only appeal if you have solid evidence that your property is genuinely over-valued, do not appeal simply to test the system. Most homeowners who appeal with good comparable sales data and property condition documentation either receive a reduction or see no change; increases typically occur only when the evidence presented inadvertently reveals that the property is worth more than the current assessment.
What are my options if I disagree with the Board of Equalization decision in Cobb County?
If you disagree with the Board of Equalization's decision, you have 30 days from the date of the written decision to file a notice of appeal with the Cobb County Superior Court as outlined in O.C.G.A. § 48-5-311(g). This appeal must be filed through the Superior Court Clerk's office and typically requires legal representation since it involves formal court procedures and rules of evidence. Superior Court appeals are de novo, meaning the court reviews the case from the beginning rather than simply reviewing the Board's decision for errors. The court appeal route involves additional costs including court filing fees and potentially attorney fees, so it's generally pursued only when the tax savings at stake justify the expense, typically for higher-value properties or cases involving substantial assessment errors. For most residential properties with median values, the Board of Equalization hearing is the final practical step, though the Superior Court option remains available for homeowners who believe the Board's decision was unjust.
Travis Bunn·Updated July 24, 2026