If you've filed a property tax appeal in Cobb County, Georgia, it's important to know what happens next. This guide outlines the typical steps and timelines involved in the appeal process.
Online Filing: If you submitted your appeal online through the Cobb County Assessor's website, you should receive an immediate email confirmation.
Mail-in Filing: If you mailed your appeal, the Cobb County Board of Tax Assessors will send you a written acknowledgment. This may take a few weeks.cobbassessor.org
A staff appraiser from the BOA will review your appeal, including any supporting documents you've provided. They may also conduct their own analysis of your property and comparable sales.
Timeline: This review can take several weeks to a few months, depending on the number of appeals being processed.
After reviewing your appeal, the BOA will take one of the following actions:
Issue a "30-Day Letter": Indicates a revised opinion of your property's value. You have 30 days to accept or reject this new value.
Issue a "No Change Letter": Indicates that the original valuation stands. Your appeal will then proceed to the next level, based on the option you selected during your initial filing.
Depending on your initial selection, your appeal may proceed to one of the following:
Managed by the Cobb County Clerk of Superior Court.
You'll receive a notice of the hearing date, time, and location (typically 3-4 weeks in advance).
At the hearing, you or your representative can present your case, and a county appraiser will present theirs.
The BOE will make an independent decision on your property's value.
You'll receive a written decision within 10 days of the hearing, typically by certified mail.
You and the BOA must agree on a neutral, certified appraiser.
You're typically responsible for the cost of your own appraisal.
The arbitrator reviews the evidence and issues a non-binding decision.
Either party can still appeal to Superior Court afterward.
Available for non-homestead real property with a fair market value exceeding a specific threshold (e.g., $500,000).
A certified appraiser acts as the hearing officer and makes a decision.
The Hearing Officer's decision can also be appealed to Superior Court.
If you disagree with the decision of the BOE, the Arbitrator (in a non-binding case), or the Hearing Officer, you have 30 days from the date of their decision to file an appeal with the Superior Court of Cobb County.
Timeline: The Superior Court process can be lengthy and may require legal representation.
🔗 Cobb County Board of Equalization
🔗 Cobb County Tax Commissioner – Property FAQs
🔗 Georgia Department of Revenue – Property Tax Appeals