Challenging a Sudden Increase in Your Cobb County Property Tax Assessment

A sudden and significant increase in your property tax assessment in Cobb County, Georgia, can be unsettling. Fortunately, Georgia law gives you the right to appeal your property's assessed value if you believe it's incorrect. This guide walks you through the steps to challenge a spike in your assessment, understand why it happened, and gather the evidence needed to present a strong case.

1. Understand Why Your Assessment Increased

If your annual Notice of Current Assessment shows a sharp increase in value, it could be due to one of several factors:

• Countywide or Neighborhood Reassessment: Cobb County periodically reassesses properties to reflect market trends. A large jump may reflect a general update across your area.

• New Improvements: Recent additions, renovations, or significant upgrades to your property can lead to a higher assessed value.

• Correction of Prior Errors: The Assessor’s Office may have updated incorrect data from previous years, such as square footage or property condition.

• Market Shifts: Rapid appreciation in your neighborhood can increase the fair market value of your home.

Carefully review the explanation provided in your Notice of Assessment to understand the reason for the increase.

2. Act Quickly – You Only Have 45 Days to Appeal

Georgia law (O.C.G.A. § 48-5-311) gives you only 45 days from the date on your Notice of Assessment to file an appeal with the Cobb County Board of Tax Assessors. Missing this deadline means you must pay taxes based on the new value for the current year—even if the assessment is incorrect.

3. Gather Strong Supporting Evidence

To succeed in your appeal, you'll need credible, property-specific evidence that demonstrates your assessed value is too high. Focus on these key types of documentation:

• Comparable Sales (“Comps”): Look for recent sales (typically from the previous calendar year) of homes similar to yours in size, age, condition, and location. Use the Cobb Assessor’s website, real estate platforms, or consult with local agents.

• Condition Documentation: If your home has issues that negatively affect its value—such as roof damage, structural problems, or outdated systems—gather dated photos and repair estimates from licensed contractors.

• Correction of Record Errors: If your property record lists incorrect square footage, basement finish, or features, submit proof (such as floor plans or appraisals) showing the correct information.

• Independent Appraisal: A certified appraiser’s report reflecting your home’s value as of January 1st of the tax year can be highly persuasive.

• Lack of Uniformity Evidence: If similar homes nearby are assessed for less, you can use that as evidence of unequal treatment. Pull public records for these properties and compare key details.

4. File Your Appeal with the Cobb County Board of Tax Assessors

There are multiple ways to submit your appeal:

• Online (Recommended): File electronically through the Cobb County Assessor’s website. You can upload your documentation and track your appeal.

• By Mail or In Person: Send a completed appeal form (available on the Assessor’s site) or a signed letter including:

  • Property address and parcel ID

  • Reason for appeal

  • Your opinion of value

  • Any supporting documentation

Mail or Deliver to:

Make sure it is postmarked by the U.S. Postal Service before the 45-day deadline.

5. Choose Your Appeal Review Option

When submitting your appeal, you’ll choose one of three resolution paths:

• Board of Equalization (BOE): A free hearing before a panel of Cobb County residents trained in property tax law.

• Hearing Officer: For non-homestead properties valued at $500,000 or more. Heard by a state-certified real estate appraiser.

• Non-Binding Arbitration: You must pay for an independent appraisal; the county pays for the arbitrator. Often used for commercial or complex cases.

6. What Happens After Filing?

• The Board of Tax Assessors will review your appeal and either adjust your value or issue a decision upholding their assessment.

• If they change the value, you'll receive a “30-Day Letter.” If not, you’ll get a “No Change Letter.”

• If you disagree, your appeal proceeds to your selected review method (BOE, Hearing Officer, or Arbitration).

Key Reminders for Cobb County Homeowners

• Base Your Evidence on January 1st: All property values for tax purposes are based on the market and condition of the property as of January 1st of the tax year.

• Focus on Data and Facts: Avoid emotional arguments; stick to data-driven reasons why the value is too high.

• Stay Professional: Maintain polite, constructive communication with Assessor’s staff and appeal officers.

• Prepare for a Wait: The appeal process can take several months, especially if your case proceeds to a hearing.

By following these steps and using the tools available, you can build a strong appeal and ensure that your property is assessed fairly in Cobb County.

📚 Resources for Cobb County Property Owners

Use these official tools and services to strengthen your case: