If you’re a property owner in Cobb County, Georgia, and believe your annual property tax assessment is too high, you have just 45 days from the date your assessment notice is mailed to file a formal appeal. This short, strictly enforced window is your one chance each year to challenge the county’s valuation of your property—and potentially reduce your tax bill.
📬 The Trigger: Your Annual Assessment Notice
Each spring—typically in late April or early May—the Cobb County Board of Tax Assessors mails out the Annual Notice of Assessment. This document includes:
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The county’s determination of your Fair Market Value (FMV) as of January 1 of the current tax year.
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Any applicable homestead exemptions.
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The estimated tax amount (based on prior-year millage rates).
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The deadline to appeal—exactly 45 days from the notice date.
⚠️ Important: This is not your tax bill—it’s a notice of value, and it's your only opportunity to appeal that value for the current tax year.
⏰ Why the 45-Day Deadline Matters
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It’s mandated by Georgia law: Under Georgia statute (O.C.G.A. § 48-5-311), the 45-day window is strictly enforced. If your appeal is late—even by one day—you forfeit the right to dispute the current year’s assessment.
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It’s your only annual opportunity: Miss the window, and your property value stands for the year, even if it's significantly inflated.
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It’s the first step in a longer appeal process: A timely appeal allows you to later pursue additional resolution through:
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The Board of Equalization (BOE)
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Arbitration
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A Hearing Officer (for certain high-value residential and commercial properties)
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Superior Court, if needed
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🧾 What to Do During the 45-Day Countdown
1. Review Your Notice Carefully
Double-check:
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Your property’s square footage
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Bedroom/bathroom counts
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Lot size, year built, condition
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Applied exemptions (e.g., homestead, senior, or disability)
2. Compare With Market Data
Use recent sales of comparable properties in your neighborhood. You can research using:
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Cobb County Assessor’s public search portal
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Online real estate websites (Zillow, Redfin, Realtor.com)
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A local real estate agent’s comparative market analysis (CMA)
3. Gather Evidence
If you believe your assessment is too high, collect:
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Photos of your home’s condition
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Repair estimates or inspection reports
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Comparable sales data
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Independent appraisal (optional but powerful)
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Evidence of any property misclassification or exemption error
4. Choose Your Appeal Method
You don’t need to choose a final resolution method at this stage. Your initial appeal is simply to contest the value. The county will later inform you of your options if your case proceeds.
📨 How to File Your Appeal in Cobb County
You can submit your appeal through any of the following:
✅ Online (Recommended)
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Visit: https://www.cobbassessor.org
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Use the online appeal portal during the appeal window
✉️ By Mail
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Download and print the appeal form or write a letter
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Include your parcel ID, contact info, and reasons for appeal
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Must be postmarked by the 45th day
🏢 In Person (Check current availability)
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Visit the Cobb County Assessor’s Office
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Call ahead to confirm hours and requirements
❗ If You Miss the Deadline
After the deadline passes:
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You cannot appeal the value until the next year
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You may still correct clerical errors (e.g., wrong square footage)
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You may still file for missed homestead exemptions if eligible
🗓️ Final Tip: Mark the Date
As soon as you receive your notice, highlight the 45-day deadline and start your research immediately. Don’t wait until the last week to gather documents or submit your appeal.
📚 Resources
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🗂️ Cobb County Board of Tax Assessors (Appeal Info, Records Search)
https://www.cobbassessor.org -
💵 Cobb County Tax Commissioner (Billing & Payment)
https://www.cobbtax.org -
⚖️ Georgia Department of Revenue – Property Tax Guide
https://dor.georgia.gov/property-tax -
📖 Georgia Property Taxpayer’s Bill of Rights (PDF)
https://dor.georgia.gov/property-taxpayers-bill-rights
