Cobb County property tax appeal 2027: deadline, forms and how to file
To appeal a Cobb County assessment, file with the Cobb County Board of Tax Assessors online at assessor.cobbcounty.gov, by mail or in person; in Georgia the deadline is 45 days after the assessment notice is mailed. Confirm the exact date on your notice or with the assessor; we add each county's 2027 date here when it is published.
Cobb's Board of Tax Assessors lists June 5, 2026 as the mail date for 2026 commercial, residential and personal property assessment notices.
Data as of 20 Oct 2026 · Cobb County Board of Tax Assessors (first review), then the Cobb County Board of Equalization (hearing)Check your own assessment
Free. We compare the value on your notice with recent sales of similar homes nearby and tell you whether an appeal is worth filing. Have your assessment notice and tax bill handy.
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How to file in Cobb County
- Step 1
File the appeal
Online at assessor.cobbcounty.gov with the account number on your notice, or by mailing Form PT-311A. State the grounds the county recognises.
- Step 2 · before the hearing
Prepare and submit your evidence
The Board of Tax Assessors must prove its value by a preponderance of the evidence, and a board may lower but not raise a real-property value on appeal. Ask the assessors for the records and comparable properties they used; they must provide them within ten business days at no more than 25 cents a page (O.C.G.A. §48-5-306(d)). Either side may demand the other’s witnesses and documents 10 days before the hearing. A certified appraisal dated within nine months of January 1, recent comparable sales and photos of condition issues are the strongest evidence.
- Step 3
Meet, then hear
An assessors’ review with Cobb County Board of Tax Assessors comes first; if you decline the offer, the Cobb County Board of Equalization hears the case. Most reductions happen at the first step.
Before you file: how to read your notice · evidence that works · informal vs formal hearing · when not to appeal
Forms
| Form | Number | Use | Format |
|---|---|---|---|
| Appeal of Assessment Form | PT-311A | The statewide appeal form. Choose a route (Board of Equalization, hearing officer or arbitration) and state your opinion of value. A signed letter giving the property location and the ID number on your notice also counts as an appeal. | |
| Cobb County Appeal Form (2026) | — | Standard paper appeal form to mail (postmarked by the last day of the appeal period) or hand deliver; a letter with the property address, Parcel ID number, appeal route choice and contact details is also accepted. |
Appeal levels
| Level | Who hears it | Deadline | Cost |
|---|---|---|---|
| Assessors’ review | Cobb County Board of Tax Assessors | 45 days from the notice date | Free |
| Board of Equalization | Cobb County Board of Equalization (three citizens) | Elected in the same filing; the hearing is held 20–30 days after you are notified of it | Free |
| Hearing officer or arbitration (alternatives) | State-certified appraiser hearing officer, or non-binding arbitration | Elected in the same filing | Arbitration: you pay for a certified appraisal and, if the county’s value is closer, the arbitrator |
| Superior court | Cobb County Superior Court | 30 days after the decision; file the notice with the Board of Tax Assessors | $25 filing fee |
What evidence the board accepts
The Board of Tax Assessors must prove its value by a preponderance of the evidence, and a board may lower but not raise a real-property value on appeal. Ask the assessors for the records and comparable properties they used; they must provide them within ten business days at no more than 25 cents a page (O.C.G.A. §48-5-306(d)). Either side may demand the other’s witnesses and documents 10 days before the hearing. A certified appraisal dated within nine months of January 1, recent comparable sales and photos of condition issues are the strongest evidence.
Cobb County questions
When is the Cobb County appeal deadline for 2027?
45 days from the date printed on your 2027 annual assessment notice. Cobb County sets its own mailing date, so there is no single county-wide deadline until notices go out; state law requires notices by July 1.
How do I appeal my assessment in Cobb County?
File online at assessor.cobbcounty.gov, or send Form PT-311A (or a signed letter) to the Cobb County Board of Tax Assessors, P.O. Box 649, Marietta, GA 30061-0649 (physical office: 736 Whitlock Ave NW, Suite 200, Marietta, GA 30064). Choose a route and state your opinion of value.
Which appeal route should I choose?
Most homeowners choose the Board of Equalization: it is free and hears value, uniformity and exemption issues. A hearing officer is only for non-homestead property worth over $500,000. Arbitration requires a certified appraisal you pay for.
What do I pay while the appeal is open?
If bills go out before the appeal ends, you are billed on the lesser of last year’s value or 85% of this year’s (O.C.G.A. §48-5-311(e)(6)). The difference is refunded or billed with interest once the appeal is decided.
How do I contact the Cobb County Board of Tax Assessors?
Mail: Cobb County Board of Tax Assessors, P.O. Box 649, Marietta, GA 30061-0649 (physical office: 736 Whitlock Ave NW, Suite 200, Marietta, GA 30064). Phone: 770-528-3100. Hours and walk-in details: assessor.cobbcounty.gov.
Does a successful appeal carry over?
Generally yes. A value lowered or kept through an appeal usually cannot be raised for the next two years, unless you skip the hearing without written evidence, appeal again, or make substantial improvements (O.C.G.A. §48-5-299(c)).
Check whether yours is over-assessed
Nearby counties
Fulton County · Paulding County · Douglas County · Cherokee County · DeKalb County · Bartow County · Clayton County
- Georgia DOR County Property Tax Facts: Cobb County (official directory of county tax offices)
- Cobb Board of Tax Assessors: Appeals
- Cobb Board of Tax Assessors: Contact Us
- Cobb Board of Tax Assessors: home (2026 digest news)
- Cobb Tax Commissioner
- Georgia DOR — Filing a Property Tax Appeal
- Georgia DOR — Property Taxpayer’s Bill of Rights
- Georgia DOR — Appeals Procedures manual (O.C.G.A. §48-5-306, §48-5-311, Rule 560-11-12)
- Georgia DOR — PT-311A Appeal of Assessment Form
- U.S. Census Bureau, county population estimates (2024) and county gazetteer (2024).