Cobb County GA Property Tax Appeals

Includes Acworth, Austell, Kennesaw, Marietta, Powder Springs, and Smyrna

⭐️ The 2024 residential Property Tax Appeal deadline for Cobb County was June 17, 2024 ⭐️

⭐️ The 2024 commercial Property Tax Appeal deadline for Cobb County was June 3, 2024 ⭐️

Now accepting clients with 2024 Board of Equalization (BOE) hearings scheduled.

Take Control of Your Property Taxes

Property tax assessments continue to increase throughout Georgia. In Cobb County, you have the right to appeal your property taxes. Hallock Law LLC is a modern law firm using a data-driven approach to help homeowners and businesses appeal their property taxes. We are hyper-niche, property tax appeals remain our only practice area. Our goal is to reduce your property tax assessment, secure a three-year value freeze, and significantly lower your property tax bill. We handle the entire process for you, including attorney representation at the Board of Equalization hearing. 

We argue for fair property tax assessments that are free of errors. Let us help you take control of your property taxes.

Property Tax Appeal Services & Pricing

Property Tax Appeal Representation

Let us handle the entire process for you - from filing the property tax appeal to negotiating with the Cobb County tax assessor and appearing at the Board of Equalization (BOE) hearing or with a Hearing Officer.

• Residential properties

  • Home value <$500k = $295

  • Home value $500k - $750k = $395

  • Home value $750k - $1.0M = $495

  • Home value $1.0M+ from $595

• Commercial properties

  • $395 plus 25% of your first year property tax savings

  • We’ve successfully represented: hotels / motels, apartment buildings, warehouses, restaurants / bars, office buildings, shopping centers, gas stations / convenience stores, car dealerships, funeral homes, child care centers, car washes, gyms and more

Free Property Tax Appeal Consultation (15 mins)

Not sure if you should appeal your property taxes? Already appealed but got a “no change” letter from the county? Schedule a 15-minute free consultation. We’ll evaluate your case and recommend your best course-of-action.

Free Property Tax Appeal Letter Template

Download our free property tax appeal letter template that you can use to successfully submit your appeal.

Free Property Tax Appeal Comps Worksheet

Download our free property tax appeal comps worksheet that you can use during your Board of Equalization (BOE) hearing.

Was your appeal denied with a “no change” letter from the County Tax Assessor? Have a Board of Equalization (BOE) hearing coming up? We can pick up your case even after you file a property tax appeal.

In addition to lowering your current property tax assessment and securing a three-year value freeze, did you know that taxpayers can also be eligible for a property tax refund for up to three-years due to prior over-assessments? Let an attorney at Hallock Law LLC handle your property tax appeal to give you the best chance of success.

Ready to move forward? Send us a short message or get on our calendar by scheduling a free consultation today. You can also call us at 404-939-1370. We’re happy to help.

Reviews

⭐️ Most Five-Star Reviews of any Property Tax Attorney in Georgia ⭐️

Six Grounds for Property Tax Appeals in Cobb County GA

1. Value - You disagree with the fair market value of the property asserted by the tax assessor on the Notice of Assessment – most common

2. Uniformity - Your property is being assessed in a non-uniform way with regards to other properties

3. Taxability - Tax assessor is taxing the property that you believe is not taxable (e.g. church)

4. Denial of Exemption - Tax assessor denied your application for an exemption (e.g. homestead) that you believe you are qualified to receive. Missing the filing deadline is not valid grounds

5. Breach of Covenant - You disagree with the tax assessor’s assertion that you breached your tax covenant (e.g. conservation use value assessment or CUVA)

6. Denial of Covenant - Tax assessor denied your application for a tax covenant (e.g. conservation use value assessment or CUVA) that you believe you are qualified to receive

Note, the increase amount of the assessment or the total amount of taxes due are not valid grounds for an appeal. For big increases, we need to determine if the increase is due to prior year under-assessment or current year over-assessment. Generally, only the latter will result in a successful appeal. Schedule a consultation to learn more.

Property Tax Appeal Stats | Details

We analyzed 748,421 Georgia Property Tax Appeals from 2015 – 2020, see our data-driven approach here. Prefer visuals? Check out our heat maps and scatter plots.

• Georgia (2020)

  • There were 122,174 property tax appeals filed, this represents 2.7% of parcels and 9.9% of total parcel value (average value = $805,800). This is an 8.3% increase from the prior year.

  • More than one-third (43.5%) of appeals are settled or withdrawn before the hearing, many of these do not receive a three-year freeze

  • The Board of Equalization handles almost all appeals (94.4%) that make it to the hearing stage

  • Many homeowners (17.0%) lose their appeal and don’t get a three-year freeze because they fail to show up to the Board of Equalization hearing, although we believe this figure is 25-30% accounting for withdrawn appeals

• Cobb County GA

  • 2020 property tax appeals filed: 7,999, +38% from prior year

  • 2019 property tax appeals filed: 5,790

  • 2018 property tax appeals filed: 5,090

  • 2017 property tax appeals filed: 7,005

  • 2016 property tax appeals filed: 7,071

  • 2015 property tax appeals filed: 5,358

Source: Georgia Department of Revenue

Cobb County Tax Assessor | Website | Property Search

The tax assessor is who you appeal your property taxes with. Duties include:

• Determines fair market value for each property

• Sends annual property tax “Notice of Assessment” (this is not a tax bill)

You have 45 days from the mailing of this notice to appeal your property tax assessment.

Cobb County Tax Commissioner | Website

The tax commissioner acts primarily as the tax collector for the county. Duties include:

• Sends annual property tax bills

• Collects property tax payments

• Receive and process homestead and other property tax exemptions

• Prepares annual tax digests

When you appeal your property taxes, you are not appealing with the tax commissioner. Note, your property tax bill is still due while your appeal is pending.

Georgia Department of Revenue | Website

The Georgia Department of Revenue website has some good info on property taxes.

• Cobb County property tax facts, including county-specific info on local tax officials and homestead exemptions

• Homestead exemptions, in general

  • The deadline for homestead exemptions is April 1

  • Property must be owned and occupied by the applicant on January 1

  • Can only have one homestead property

  • Can apply for homestead exemption any time during the year

  • Homestead exemption is automatically renewed each year (must still own and occupy the property)

• Property tax appeals, in general

  • Property taxpayer’s Bill of Rights

  • Property tax appeal statistics

• Property tax forms, including Georgia’s Appeal of Assessment form PT-311A

• Property tax valuation

• Property tax millage rates

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Contact Us

Call us at 404-939-1370. Prefer not to talk on the phone? We get it. Send us a short message using the form below and we can review your case, email an agreement for you to e-sign, and start to file your appeal for you.

Missed the deadline to appeal? Let us know below and we can reach out to you next year with a reminder. Please note, we do not handle property tax liens or IRS controversies.