The Core Concepts of Cobb County Property Taxes

Understanding your property tax obligations in Cobb County begins with grasping several core concepts that drive the system. This guide explains how property values are assessed, how millage rates influence your bill, the role of exemptions like the homestead exemption, and the appeal process. Familiarizing yourself with these principles can help you better understand your tax bill—and take action if needed.

Core Concepts-1

The Purpose of Property Taxes

Property taxes are the primary revenue source for Cobb County and its municipalities. These taxes fund essential public services, including:

Education: A large share goes to the Cobb County School District.
Public Safety: Police, fire, and emergency medical services.
Infrastructure: Roads, bridges, and community buildings.
Parks and Recreation: Local parks and recreational programs.
Libraries: The Cobb County Public Library System.
Other Government Services: Sanitation, public health, courts, and more.

How Property Taxes Are Calculated

1. Fair Market Value (FMV)

The Cobb County Board of Tax Assessors determines the fair market value of your property as of January 1 of the tax year. Factors include:

Location
Square footage
Lot size
Age and condition
Improvements (renovations, additions)
Sales of comparable properties

2. Assessed Value

Georgia law requires that all property be assessed at 40% of its fair market value.

Formula:

Assessed Value = Fair Market Value × 40%

Example:
If your property has a fair market value of $700,000, your assessed value would be $280,000.

3. Millage Rate

The millage rate is the tax rate applied to your assessed value. One mill equals $1 of tax per $1,000 of assessed value.

Your total millage rate depends on:

Cobb County Government
Cobb County School District
Your city (if applicable, e.g., Marietta, Smyrna)

Millage rates are set annually, typically in July.

4. Exemptions

Exemptions reduce the taxable portion of your assessed value.

Key Exemptions in Cobb County:

Homestead Exemption:
- For owner-occupied primary residences as of January 1.
- Apply by April 1.
- Cobb’s “floating” exemption freezes the taxable value for the county portion of taxes, shielding you from rising property values.
Senior Exemptions (Age 62+):
- May include full or partial exemptions from school taxes.
- Often income-based. Documentation required.
Disability Exemptions:
- For residents with qualifying disabilities. Requires medical or Social Security documentation.
Veterans Exemptions:
- For disabled veterans or surviving spouses. Requires VA documentation.

Cobb County Property Tax Formula

Basic Formula:

Tax Bill = (Assessed Value – Exemptions) × (Millage Rate ÷ 1,000)

Use this formula to estimate your property tax. Keep in mind the millage rate varies by location and taxing authority.

Key Dates for 2025 (Cobb County)

Date	Event
January 1	Property valuation date for tax year
April 1	Deadline to apply for exemptions
Late May–June	Assessment Notices mailed
45 days after notice	Deadline to file an appeal
Mid-August	Property tax bills mailed
October 15	Property tax payment due