The Cobb County tax assessor appeal deadline for commercial properties is coming up very soon. The 2013 deadline for commercial property is June 3. You still have approximately one week to appeal these commercial values. After the June 3 deadline there is no option for for a property tax appeal in 2013. The law is very clear in this respect. The appeal period is 45 days from the notice date, no if's and's or but's.
If you want to ensure that your Cobb County property tax is as low as possible be proactive and get your property tax appeal filed. Although the commercial real estate market has recovered since the Great Recession the amount of recovery depends on the property type and the market area. Not all of Cobb County has experienced appreciation that some of the news would have you believe. Some of the commercial property types that are still suffering are limited service hotels, restaurants, and golf courses.
I was at the Cobb County tax assessor's office last week and the commercial appraiser I spoke to said that they had fewer appeals this year than last year at this time. Many property owners wait until the last minutes to file their appeals, but the appraiser thought that they would have a lot fewer appeals this year than last. The sooner you get your property tax appeal filed the sooner you will get your Board of Equalization hearing. In Cobb County it doesn't matter what you provide the tax assessors when you file your appeal, all of the commercial property appeals are immediately certified to the Cobb County Board of Equalization.
You may have an opportunity to talk to the Cobb County commercial appraiser prior to your hearing and work out a value. Don't rely on the County appraiser to contact you. Call the Cobb County tax assessor office and find out which commercial appraiser will be handling your appeal. Arrange to meet with them prior to the hearing and try to work out a value. The Cobb County Board of Equalization would rather have the taxpayer and the tax assessor's office walk into the hearing with an agreed-upon a value rather than them having to make the decision.
If you can't come to a mutually agreeable value with the commercial appraiser, then there will be no choice but to argue your case before the Board of Equalization. The Cobb County Board of Equalization is composed of three County taxpayers that have been instructed on the property tax law in Georgia and the basics of real estate appraisal. If you are well prepared, you may get a reduction from the board.
The Cobb County tax assessor sent out residential assessment notices on May 17. The deadline to appeal residential values in Cobb County is July 1. I find that it is much easier to work with the commercial appraisers as they have fewer sales, and commercial properties are more variable in style, age, size, etc. The residential appraisers have a lot more sales data to work with, houses are more homogenous, and they tend to be more sure of their value and less willing to move on those values.
Do your homework using sales from 2012 and analysis of comparable assessments. Having an assessment that is equitable or "uniform" is a valid argument in Georgia. Bring five copies of everything you intend to present to the hearing. For further information on the property tax appeal process and information on assistance, please contact Fair Assessment, LLC.
