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.
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:
The county’s determination of your Fair Market Value (FMV) as of January 1 of the current tax year.
Any applicable homestead exemptions.
The estimated tax amount (based on prior-year millage rates).
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.
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.
It’s your only annual opportunity: Miss the window, and your property value stands for the year, even if it's significantly inflated.
It’s the first step in a longer appeal process: A timely appeal allows you to later pursue additional resolution through:
The Board of Equalization (BOE)
Arbitration
A Hearing Officer (for certain high-value residential and commercial properties)
Superior Court, if needed
Double-check:
Your property’s square footage
Bedroom/bathroom counts
Lot size, year built, condition
Applied exemptions (e.g., homestead, senior, or disability)
Use recent sales of comparable properties in your neighborhood. You can research using:
Cobb County Assessor’s public search portal
Online real estate websites (Zillow, Redfin, Realtor.com)
A local real estate agent’s comparative market analysis (CMA)
If you believe your assessment is too high, collect:
Photos of your home’s condition
Repair estimates or inspection reports
Comparable sales data
Independent appraisal (optional but powerful)
Evidence of any property misclassification or exemption error
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.
You can submit your appeal through any of the following:
Visit: https://www.cobbassessor.org
Use the online appeal portal during the appeal window
Download and print the appeal form or write a letter
Include your parcel ID, contact info, and reasons for appeal
Must be postmarked by the 45th day
Visit the Cobb County Assessor’s Office
Call ahead to confirm hours and requirements
After the deadline passes:
You cannot appeal the value until the next year
You may still correct clerical errors (e.g., wrong square footage)
You may still file for missed homestead exemptions if eligible
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.
🗂️ 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