Property Tax Appeal Blog

Your Step-by-Step Guide to Filing a Property Tax Appeal in Cobb County

Written by Daniel Jones | Mar 24, 2025 8:45:00 PM

Feeling like your Cobb County property tax assessment doesn’t accurately reflect your property’s value? You’re not alone—and you have the right to appeal. This comprehensive, step-by-step guide will walk you through the appeal process, from understanding your assessment notice to preparing for a hearing with the Board of Equalization.

Step 1: Receive and Carefully Review Your Annual Assessment Notice

  • This notice typically arrives in late April or early May.

  • Review all sections, especially:

    • Property information

    • Fair Market Value (FMV)

    • Assessed Value

    • Exemptions

    • Appeal deadline (45 days from the Date of Notice)

Step 2: Conduct Thorough Research

Compare with Comparable Sales (Comps)

  • Visit the Cobb County Assessor’s website to find recent sales (within 6–12 months of January 1, 2025) of similar properties in your neighborhood.

  • Look for matches in:

    • Location

    • Square footage

    • Age and condition

    • Features (e.g., garage, basement, pool)

Also check Zillow, Redfin, or Realtor.com with Cobb County filters.

Verify Your Property Details

  • Confirm that the county’s records reflect accurate square footage, number of bedrooms/bathrooms, and features.

  • Flag any errors in the public records that may inflate your valuation.

Assess Property Condition

  • If your home has deferred maintenance, structural issues, or outdated features, document them with photos.

  • Obtain repair estimates from local contractors, if relevant.

Step 3: Determine If You Have Valid Grounds for Appeal

Legitimate reasons for appeal include:

  • FMV is too high compared to recent sales.

  • Factual errors in your property record (square footage, basement, etc.).

  • Property condition isn't reflected in the value.

  • Non-uniform assessment compared to similar properties in your neighborhood.

Step 4: Gather Supporting Documentation

Prepare evidence that supports your appeal, such as:

  • Comparable sales reports (screenshots or printouts)

  • Photos of your property showing flaws

  • Repair estimates

  • Independent appraisal (optional but persuasive—make sure it’s dated close to Jan 1, 2025)

  • Documentation of errors (e.g., surveys, permits)

Step 5: File Your Appeal Within 45 Days of the Notice Date

Online Appeal (Recommended)

  • Go to https://cobbassessor.org/

  • Use the Online Appeal Portal during the 45-day appeal period.

  • Upload all supporting documentation.

Mail-in Appeal

  • Download the Real Property Appeal Form from the Cobb Assessor’s site.

  • Or submit a signed letter including:

    • Property owner name and contact info

    • Parcel Identification Number (PIN)

    • Property address

    • Statement that you are appealing the 2025 value

    • Your estimated FMV

    • Reasons for appeal

    • Attach documentation

Mail to:
Cobb County Board of Tax Assessors
P.O. Box 649
Marietta, GA 30061

Make sure the appeal is postmarked by the U.S. Postal Service by the deadline.

Step 6: Choose Your Appeal Option

When filing, choose one of the following methods:

  • Board of Equalization (BOE): A free hearing before a panel of local property owners.

  • Arbitration: Requires hiring a certified appraiser; quicker but more costly.

  • Hearing Officer: For non-homestead properties valued over $750,000 (typically commercial or investment properties).

Step 7: Await Response from the Tax Assessors’ Office

The Cobb County Board of Tax Assessors will review your submission and notify you of either:

  • A revised value, or

  • A scheduled hearing date before the BOE or other forum you selected.

Step 8: Prepare for Your Hearing (If Applicable)

  • Organize your evidence clearly.

  • Practice your presentation—be concise and factual.

  • Explain why the assessment is incorrect and what a fair value would be based on your data.

Final Tip

Always refer to the Cobb County Assessor’s website for the latest information, official forms, and procedures.

Resources for Cobb County Property Owners
View full post