You just got that assessment in the mail. It’s a white slip of paper that usually ruins your Tuesday. You see a number that seems way higher than what you paid for your house five years ago, and your first instinct is to panic. Relax. Everyone in Marietta, Smyrna, and Kennesaw is feeling the exact same thing right now. Dealing with property taxes Cobb County style isn't actually about the big number on the front of the bill; it's about the math happening behind the scenes that most people never bother to check.
Tax bills are basically just a giant math equation. The county takes your fair market value, multiplies it by 40%, and then hits it with a millage rate. Sounds simple? It isn't. Because in Cobb, we have these weird little quirks—like the Floating Homestead Exemption—that can actually save you a fortune if you know how to trigger them.
Most people just pay the bill. Don’t be most people.
Why Your Assessment is Probably Weird
The Cobb County Board of Tax Assessors has a hard job. They have to value over 260,000 parcels of land every year. They aren't walking through your front door to see your new kitchen or the leak in your basement. They use mass appraisal. They look at what your neighbor’s house sold for, crunch some data, and spit out a number.
Sometimes that number is wrong. Actually, it’s wrong more often than you’d think.
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If your house is sitting next to a brand-new subdivision where homes are selling for $800,000, the county might think your 1980s ranch is worth $750,000 just by association. That’s where the trouble starts. You’re being taxed on "paper wealth" that you can't actually spend unless you sell the house.
The 40% Rule
In Georgia, you aren't taxed on 100% of your home's value. You’re taxed on 40%. This is the "assessed value." If the county says your home is worth $500,000, your assessed value is $200,000.
But wait. There's more.
Before they apply the tax rate (the millage rate), they subtract exemptions. This is where Cobb County actually becomes one of the best places to live in the metro Atlanta area. Our exemptions are legendary. If you live in your home as a primary residence, you’re leaving money on the table if you haven’t filed for your homestead exemption.
The Magic of the Cobb County Floating Homestead Exemption
This is the big one. This is the reason your neighbor who has lived in their house for thirty years pays $800 in taxes while you’re paying $4,000.
Basically, Cobb has a specialized "floating" exemption for the county government and fire portions of your tax bill. When you file for a basic homestead exemption, the county locks in your assessment value for those specific tax categories. If property values in your neighborhood skyrocket by 20% next year, your "taxable" value for the county portion stays capped at the level it was when you applied.
It’s like a freeze.
You still pay the school tax on the new value (unless you're over 62, but we'll get to that), but the county government portion stays stable. If you haven't filed this yet, do it. Seriously. You have until April 1st. If you miss that deadline, you're stuck paying the higher rate for another full year. No exceptions. No "I forgot." The Tax Commissioner’s office, currently led by Carla Jackson, is pretty strict about that date.
The School Tax: The Elephant in the Room
If you look at your tax bill, you’ll notice that the biggest chunk of money isn't going to the police or the parks. It’s going to the Cobb County School District.
Education is expensive.
Most people pay a millage rate around 18.90 for schools. However, Cobb County has a massive perk for seniors. If you are 62 or older, you can apply for an exemption that effectively wipes out the school tax portion of your bill.
Think about that.
Your tax bill could literally drop by 60% or 70% overnight once you hit that age bracket. There are some income requirements for certain types of senior exemptions, but the standard "Age 62 School Tax Exemption" is a game changer for retirees on a fixed income. It’s one of the primary reasons people stay in Cobb County instead of moving to Florida.
How to Fight Back: The Appeal Process
You have 45 days.
From the moment that assessment notice hits your mailbox, the clock is ticking. You have 45 days to file an appeal. If you think the county overvalued your home, don't just grumble about it at the grocery store. File the paperwork.
You don't need a lawyer. You can do it yourself online through the Cobb County Board of Tax Assessors website.
When you appeal, you’re basically saying, "Hey, you think my house is worth $600k, but here are three houses on my street that are exactly like mine and sold for $550k."
Evidence is Everything
Don't just say "taxes are too high." That's not a valid reason for an appeal. The Board doesn't care if you think the government spends too much money. They only care about "Fair Market Value" and "Uniformity."
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- Fair Market Value: Could you actually sell your house for what they say it's worth?
- Uniformity: Is your house valued significantly higher than identical houses in your neighborhood?
Go to Zillow. Go to Redfin. Look at the "sold" prices—not the "listing" prices. Listing prices are fantasies; sold prices are facts. Print those out. Take photos of the giant crack in your driveway or the roof that needs replacing. These are "deferred maintenance" items that lower your home's value. The county doesn't know about them until you tell them.
What Happens at the Hearing?
Most appeals are settled before they ever reach a board. An appraiser will likely call you or email you. They’ll look at your evidence. If you’re reasonable, they’ll often meet you in the middle.
If you can't agree, you go before the Board of Equalization. It’s a three-person panel of citizens. It’s informal. You present your case, the county presents theirs, and the board decides right then and there. It’s surprisingly democratic.
The "Hidden" Taxes: Cities and Fees
If you live in the city limits of Marietta, Smyrna, Acworth, Kennesaw, Powder Springs, or Austell, you’re going to see an extra line on your bill.
City taxes.
Each city has its own millage rate. For instance, the City of Marietta has its own school system and its own tax structure. You might get two separate tax bills, or they might be combined, depending on where you live.
And don't forget the fees. Streetlight fees, solid waste fees, and stormwater fees often get tacked onto the property tax bill because it’s the easiest way for the government to collect them. These aren't based on your home's value; they're flat rates. Even if you win an appeal and lower your home's value, those fees stay the same.
Real Talk: Is Cobb Still "Low Tax"?
Honestly, it depends on who you ask.
Compared to Fulton County or DeKalb County? Yes, Cobb is a bargain. Our millage rates are generally lower, and our homestead exemptions are more aggressive. But if you’ve lived here since 1995, your taxes probably feel astronomical.
The reality is that property values in North Cobb and the East Cobb suburbs have exploded. When the Braves moved to Truist Park, values in Smyrna and the Cumberland area went vertical. When people started fleeing downtown Atlanta for more space, West Cobb became a hotspot.
Higher values mean higher taxes, even if the "rate" stays the same.
Common Mistakes People Make
- Forgetting to Refile: You only have to file for a homestead exemption once, but if you change the deed—like putting your house in a trust or adding a spouse—you might need to refile. People lose their exemptions all the time because of paperwork glitches.
- Missing the Deadline: April 1st. Put it in your calendar. Set an alarm.
- Ignoring the Assessment: You get the notice in the spring, but you don't pay the bill until the fall. By the time the bill arrives, it’s too late to appeal the value. You have to act when the notice arrives, not when the bill is due.
- Assuming the Mortgage Company Handled It: Your bank pays your taxes through escrow, but they don't file your exemptions for you. That's on you.
Actionable Steps for Cobb Homeowners
If you want to keep your property taxes as low as humanly possible, follow this checklist. Don't wait until next year.
- Check your current status: Go to the Cobb County Tax Commissioner’s website and search for your property. Look at the "Exemptions" section. If it doesn't say "Homestead," you are overpaying.
- Gather your docs: If you need to file, you’ll need your Georgia driver’s license with the correct address and your vehicle registration. They want to see that you actually live there.
- Audit your neighbors: Use the public tax records to see what similar houses are valued at. If you’re the highest on the block, prepare for an appeal.
- Watch the mailbox in May/June: That's when the Annual Assessment Notices usually go out. Do not throw it away. Read it immediately.
- Apply for the Senior Exemption early: If you’re turning 62 this year, apply immediately. You don't have to wait until your birthday if you’ll be 62 by January 1st of the tax year.
Property taxes are a headache, but in Cobb County, the system actually has a few built-in escape hatches. You just have to be proactive enough to use them. Whether it's locking in your value with a floating exemption or challenging a bloated assessment, you have more power than the tax man wants you to think.
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Take a look at your last bill tonight. See where the money is going. If the "Fair Market Value" looks like a number from a dream world, get your evidence ready. You've got a 45-day window to change your financial future, and it starts the moment that envelope hits your floor.