Cobb County Explained: How property taxes work in Cobb County

This is an entry in a series called Cobb County Explained. To learn more about this series, visit this link to the series introduction.

“In this world nothing can be said to be certain, except death and taxes,” Benjamin Franklin reportedly wrote in a letter to Jean-Baptiste Leroy on November 13, 1789.

Taxes in Cobb County are certain because in order to have a functioning society in a county of over 760,00 residents, resources have to be collected. Roads have to be built and repaired, police and fire services have to be provided, clean drinking water has to be available, and in a less urgent but still important to quality of life way, parks, trails and recreation centers have to be developed and maintained.

Property taxes are one of the main ways local services are funded in Cobb County. They affect homeowners, renters (indirectly), and businesses, and help pay for schools, public safety and infrastructure. They are not the only way revenue is raised (Special Option Sales Tax, or SPLOST, federal and state grants, fees and licenses and utility franchise fees are some of the other means of revenue). But they are the most predictable and stable.

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What is property tax?

Property tax is a yearly tax on real estate — including homes, land and commercial buildings — based on the property’s assessed value.

In Georgia, property is taxed at 40% of its fair market value, known as the “assessed value.” Local governments then apply a tax rate, called a millage rate, to calculate the bill.

One mill equals $1 of tax for every $1,000 of assessed value.

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How it works in Cobb County

In Cobb County, your property tax bill is based on three main pieces:

1. Property value (set by the county)
The Cobb County Tax Assessor determines your home’s fair market value each year using sales data and market trends. That value is multiplied by 40% to get the assessed value.

2. Millage rates (set by local governments)
Several entities set tax rates, including:

• Cobb County government
• Cobb County School District
• Your city (if you live in one of Cobb’s seven incorporated cities)

Each group adopts its own millage rate periodically.

3. Exemptions (if you qualify)
Common exemptions (follow this link for a list of Cobb’s exemptions) can reduce your taxable value, including:

• Homestead exemption (for primary residences)
• Senior exemptions
• Disabled veteran exemptions

These lower the amount of your home subject to tax.

How the bill is calculated:
Assessed value × total millage rate = property tax owed

For example, a $400,000 home:

• Assessed value = $160,000 (40%)
• If total millage = 30 mills → $4,800 annual tax

Billing and payment

• Tax bills are typically issued in late summer
• Payments are due in the fall (usually October–November)
• The Cobb County Tax Commissioner collects payments

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Why it matters to residents

Property taxes fund many everyday services, including:

• Public schools (the largest share)
• Police, fire and emergency services
• Roads, parks and libraries

For homeowners, property taxes are a major ongoing cost. For renters, they’re often built into rent.

Changes in home values or millage rates can raise or lower your tax bill year to year.

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What to know now

• If your home value increases, your tax bill may go up — even if the tax rate stays the same.
• You can appeal your assessment if you think it’s too high.
• Applying for a homestead exemption is one of the easiest ways to lower your bill if you qualify.
• Public hearings are required before millage rate increases, giving residents a chance to weigh in.