Cobb County Property Tax Appeal — Georgia

Rob Hartley·Updated February 15, 2026

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.

Notable cities: Marietta, Smyrna, Kennesaw, Austell, Powder Springs, Acworth

Median Home

$346,000

Tax Rate

1.00%

Annual Tax

$2,603

Population

740,000+

2026 Appeal Deadline: 45 days from the mailing date of the notice of assessment

You have exactly 45 days from the date your assessment notice is mailed (not received) to file your appeal. The appeal must be postmarked by the U.S. Postal Service by this deadline. Assessment notices typically arrive in late April or early May 2026.

Property in Cobb County, Georgia — local tax assessment and appeal guide

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. 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%. This assessment ratio is standard across all Georgia counties and significantly reduces your taxable value compared to your property's actual market value.

The Appeal Process

Appeals are heard by the Board of Equalization. The Board of Equalization consists of three citizen members appointed by the Grand Jury who will review your evidence and the assessor's valuation. You have the right to request a one-time reschedule if the hearing time is inconvenient.

Step 1: Review your assessment notice carefully when it arrives in late April/early May, noting the 45-day deadline and checking for errors in property details

Step 2: Gather evidence including comparable sales within 6-12 months of January 1, photos of property condition issues, and any documentation of errors in county records

Step 3: File your appeal within 45 days using the official form or written letter, including property address, Parcel ID, and selecting your appeal route (Board of Equalization, Arbitration, or Hearing Officer for properties over $500,000)

Step 4: Receive acknowledgment from the Tax Assessor and potentially a revised value offer within 30 days—you must respond within 30 days if you receive a revised offer

Step 5: Attend your Board of Equalization hearing (scheduled 3-4 weeks in advance) to present evidence, after which you'll receive a written decision

Step 6: If unsatisfied with the BOE decision, you may appeal to Superior Court within the timeframe specified in O.C.G.A. 48-5-311(g)

Required form: Cobb County Appeal Form (available at https://cobbassessor.org) or written letter of appeal

Filing Methods

mail:Mail to: Cobb County Board of Tax Assessors, P.O. Box 649, Marietta, GA 30061 (must be postmarked by deadline)

in-person:Hand deliver to 736 Whitlock Ave, Suite 200, Marietta, GA 30064

online:No online filing portal currently available for appeals

Evidence to Bring

Recent comparable sales (within 6-12 months)Property condition photosRepair estimatesIndependent appraisal (if applicable)Documentation of any errors in county records

Cobb County Assessor Contact

Cobb County Board of Tax Assessors

Phone: (770) 528-3100

Address: 736 Whitlock Ave, Suite 200, Marietta, GA 30064

Website: https://assessor.cobbcounty.gov

Hours: Monday-Friday 8:00 a.m. - 5:00 p.m.

Tax Exemptions in Cobb County

Basic Homestead Exemption

$10,000 base plus floating exemption

Provides a $10,000 exemption in the county general and county school general tax categories, with additional floating exemption that freezes taxable value

Eligibility: Must own and occupy property as primary residence on January 1Deadline: April 1

Senior Homestead Exemption (Age 65)

$4,000 (with $10,000 income limit)

Additional $4,000 exemption in state, county bond, and fire district tax categories for qualifying seniors

Eligibility: Age 65+ on or before January 1, annual net income cannot exceed $10,000 (excluding Social Security and retirement income)Deadline: April 1

Senior School Tax Exemption (Age 62)

100% of school taxes

Exemption from school taxes for qualifying senior homeowners

Eligibility: Age 62+ and owner-occupied propertyDeadline: April 1

Disabled Veteran Exemption

100% exemption

Full exemption in all tax categories for qualifying disabled veterans

Eligibility: 100% service-connected disability or compensated at 100% due to unemployabilityDeadline: April 1

Official Resources

Cobb County Board of Tax Assessors →

Official assessor website with property search, appeal forms, and assessment information

Cobb County Tax Commissioner →

Pay property taxes, apply for homestead exemptions, and find tax payment information

Georgia Department of Revenue - Property Tax Guide →

State-level property tax laws, uniformity standards, and appeals guidance

Cobb County Property Search (qPublic) →

Search property records, view assessments, and find comparable sales data

Cobb County Appeal Statistics

% Who Appeal

2.7%

Check Your Cobb County Assessment

Enter your address to see if your Cobb County property is overassessed.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Cobb County?

You have exactly 45 days from the mailing date of your assessment notice to file your appeal with the Cobb County Board of Tax Assessors. Assessment notices are typically mailed in late April or early May, giving you until mid-June to file. Your appeal must be postmarked by the U.S. Postal Service by the deadline—metered or kiosk postage dates are not accepted. Missing this deadline means you forfeit your right to appeal for that tax year.

How do I file a property tax appeal in Cobb County?

You can file an appeal by downloading the official appeal form from https://assessor.cobbcounty.gov or by writing a letter that includes your property address, Parcel ID number, and your chosen appeal route. Mail your appeal to P.O. Box 649, Marietta, GA 30061, or hand deliver it to 736 Whitlock Ave, Suite 200. Currently, Cobb County does not offer online filing for property tax appeals. Include your email and daytime phone number for the assessor to contact you.

What is the homestead exemption worth in Cobb County?

Cobb County offers a basic homestead exemption of $10,000 in county general and school tax categories, plus a unique floating exemption that freezes your taxable value to protect against rising assessments. For seniors age 65+, there's an additional $4,000 exemption (with income limits), and those 62+ can qualify for complete school tax exemption. At the current millage rate, the basic exemption saves approximately $300 annually, with the floating exemption providing additional long-term savings as property values increase.

What happens at a Board of Equalization hearing in Cobb County?

Your hearing will be before a three-member panel of local property owners appointed by the Grand Jury. You'll present evidence such as comparable sales, photos of property conditions, and any documentation of errors in county records. The county appraiser will also present their case for the current valuation. Hearings typically last 15-30 minutes, and you'll receive written notice of the board's decision by certified mail. If the hearing time is inconvenient, you can request a one-time reschedule at least three business days before your scheduled hearing.

How much can I save by appealing my property taxes in Cobb County?

Savings vary based on how much your assessment is reduced, but with Cobb County's effective tax rate of 1.00%, every $10,000 reduction in assessed value saves approximately $100 annually. If you achieve a reduction and Georgia's three-year value freeze, you'll lock in these savings for the current year plus two additional years. For example, a $50,000 reduction in market value (which equals $20,000 in assessed value at the 40% ratio) would save about $200 per year, or $600 over three years.

What evidence do I need for a Cobb County property tax appeal?

Strong evidence includes recent comparable sales from your neighborhood (within 6-12 months of January 1), particularly those showing lower values than your assessment. Document any property defects with clear photos—roof damage, foundation issues, outdated systems, or deferred maintenance. Review the county's property records for errors in square footage, room counts, or features. You can also request the county's valuation data, which they must provide within 10 business days. For high-value properties, consider getting an independent appraisal to support your case.

Can I still pay my property taxes while my appeal is pending in Cobb County?

Yes, you must pay at least the appeal amount shown on your tax bill by the October 15 due date to avoid a 5% penalty. When your property is under appeal, you'll receive a temporary tax bill with approximately 15% built-in discount. You cannot defer payment during the appeal process. If your appeal is successful and you've overpaid, the county will issue a refund or credit. Many property owners choose to pay the full amount to avoid monthly interest charges while awaiting their appeal decision.

What are my options if I disagree with the Board of Equalization decision?

If you're not satisfied with the BOE decision, you can appeal to Cobb County Superior Court as outlined in O.C.G.A. 48-5-311(g). This requires filing within the statutory timeframe and may involve legal representation. For residential properties, you initially choose between the Board of Equalization (free), arbitration (requires hiring a certified appraiser), or for non-homestead properties over $500,000, a hearing officer. Each route has different procedures and costs, with the BOE being the most common choice for residential appeals.

For state-wide appeal information including Georgia's assessment ratio and deadlines, see our Georgia Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Georgia Counties

Chatham County (Savannah)Cherokee County (Canton)Clayton County (Jonesboro)DeKalb County (Decatur)Forsyth County (Cumming)Fulton County (Atlanta)

← All Georgia property tax appeal info

Sources: https://assessor.cobbcounty.gov/appeals/ | https://www.cobbtax.gov/property/property_faqs.php | https://dor.georgia.gov/county-property-tax-facts-cobb | https://www.ownwell.com/trends/georgia/cobb-county

Last verified: 2026-02-15