Key Evidence to Gather for Your Cobb County Property Tax Appeal

If you've received a higher-than-expected property tax assessment in Cobb County, Georgia, and believe it doesn’t reflect your home’s true market value, you have the right to appeal. A successful appeal depends heavily on presenting credible and well-documented evidence that supports your claim.

This guide outlines the key types of evidence you should gather to strengthen your Cobb County property tax appeal.

1. Comparable Sales Data (Comps)

Purpose: To show that your home’s fair market value is lower than the assessed value.

What to Look For:

• Location: Properties in the same neighborhood or subdivision within Cobb County.

• Sale Dates: Homes that sold within the 6–12 months prior to January 1st of the tax year being appealed.

• Similarity in Key Features:

  • Square footage (above and below grade)

  • Year built and architectural style

  • Bedrooms, bathrooms, basement finish, garage, pool, etc.

  • Overall condition at time of sale

Reliable Sources:

• Cobb County Assessor’s Website: View sales data and parcel details.

• Local Real Estate Sites: Zillow, Redfin, Realtor.com (filter for Cobb County only).

• Local Real Estate Agents: Agents with MLS access can help pull the most relevant comps.

How to Present:

Create a spreadsheet or comparison chart showing your property side-by-side with 3–5 comparable homes. Include:

• Sale price

• Sale date

• Address

• Key features

• Notes or value adjustments for differences (e.g., smaller lot, no basement)

2. Documentation of Property Condition (as of January 1st)

Purpose: To show that the condition of your home reduces its market value.

What to Include:

• Photos/Videos: Clear, dated media of any issues such as:

  • Roof damage, old HVAC, foundation cracks

  • Peeling paint, mold, or broken windows

  • Worn-out kitchens/bathrooms

• Repair Estimates: Get written quotes from licensed Cobb County contractors.

• Home Inspection Reports: Especially if done recently and highlight major issues.

3. Evidence of Errors in the County's Records

Purpose: To correct factual mistakes in the Tax Assessor’s data.

Examples of Correctable Errors:

• Square footage (use a survey or appraisal to prove it)

• Number of bedrooms or bathrooms

• Missing or incorrect features (e.g., finished basement that doesn’t exist)

Check your property record at Cobb County Assessor’s Website to confirm accuracy.

4. Independent Appraisal (Highly Persuasive Evidence)

Purpose: To establish your property’s Fair Market Value (FMV) as of January 1st of the tax year.

Hire a state-certified appraiser with Cobb County experience. Make sure the appraisal:

• Is dated and signed

• Clearly states the value as of January 1st

• Includes supporting comps and photos

This is one of the strongest forms of evidence you can submit.

5. Economic Obsolescence (If Applicable)

Purpose: To show that external factors reduce your home’s value.

Examples:

• Nearby industrial development causing noise or traffic

• Environmental hazards (e.g., flooding, contamination)

• Nearby commercial decline

• Zoning changes that negatively impact residential value

You’ll need documentation, news articles, or expert statements to support this claim.

6. Lack of Uniformity in Assessments

Purpose: To argue that your home is assessed higher than similar homes in your immediate area.

This is harder to prove but can be effective with the right data.

How to Proceed:

• Pull property records of neighboring homes from cobbassessor.org.

• Compare assessed values of homes with similar characteristics (size, age, features).

• Create a chart or table showing inconsistencies in assessments.

Be prepared to explain how these homes are substantially similar and why their lower assessments make your own valuation unfair.

Key Tips for Organizing Your Evidence

• Use Digital Files: Scan or photograph all documents clearly. PDF format is ideal for uploading during the online appeal process.

• Be Organized: Label all files (e.g., "Comp1-123MainSt.pdf", "RepairEstimate-Roof.pdf").

• Keep It Local: Every piece of evidence—comps, contractor bids, appraisals—should relate to Cobb County, Georgia, specifically.

Final Thoughts

The Cobb County property tax appeal process is time-sensitive and evidence-driven. To give yourself the best chance of success:

• Focus on January 1st fair market value and local comparables.

• Keep all evidence well-organized and clearly labeled.

• Be respectful and professional in all interactions with the Board of Tax Assessors.

📚 Resources for Cobb County Property Tax Appeals