Cobb County mailed its 2026 values on about June 5, 2026, and that window's closed now. But the 2027 notices should arrive around early June 2027, and how homes are selling today is probably the best preview you'll get. We compared 15,121 sales from 2025 and 2026 with the values homes carry now, and here's what stood out: 39 percent of the homes that sold in 2026 went for less than the county says they're worth.
So the typical Cobb home that sold in 2026 went for 2.7 percent above its 2026 value, and for 2025 sales it was 1.5 percent above. Honestly, that means the county's values sit pretty close to the market overall, and most homeowners probably don't have a lot to argue about.
But close overall still leaves a lot of homes on the wrong side. When 39 in every 100 homes sell for less than their value, the county's number is likely too high on quite a few of them, and that's where an appeal can really work.
And that's what our free check's for. It looks up your home in Cobb County's own records, finds genuinely similar homes nearby that sold recently, and tells you straight whether you'd have a case. Most people who use it get told not to bother, and we'd rather you heard that before you spent an afternoon on it.
Check my Cobb County home, free
Now here's how sales compare with the 2026 values in each town. It varies a fair bit, from roughly 34 percent of homes selling below their value in Marietta to 50 percent in Austell. But even in Marietta that's about one home in three, so the homes that come out too high are probably in every town.
| Town | Sales | Typical sale vs. 2026 value | Sold below 2026 value |
|---|---|---|---|
| Unincorporated Cobb | 9,346 | +2.4% | 35% |
| Smyrna | 1,389 | +1.2% | 42% |
| Mableton | 1,257 | 0% | 49% |
| Marietta | 1,221 | +2.2% | 34% |
| Kennesaw | 852 | +0.9% | 42% |
| Acworth | 518 | +0.4% | 44% |
| Powder Springs | 401 | +0.6% | 47% |
| Austell | 137 | 0% | 50% |
Basically, every spring Cobb County mails an Annual Notice of Assessment, and in 2026 it went out on about June 5, 2026. You've got 45 days from the date that's printed on it, not from the day it shows up, and filing's free. So the 2027 window should open around early June 2027, and your notice will say the exact last day.
Then you'll file on Georgia's form PT-311A, or a letter that says the same things. It asks you to pick how the appeal's heard, and you can't switch later, so read all the choices before you tick one. Now the question the board's really asking is what your home was worth on January 1 of that year. So the evidence that counts is sales of genuinely similar homes close to that date, and what homes sell for a year later doesn't help much.
A win here's frozen for three years. Under O.C.G.A. 48-5-299(c), a value that's set by an appeal can't be raised for the two years after the one you won, so one win pretty much pays three times. If you settle with the assessors, you'll want it in writing and signed, or the freeze probably won't count. There's more in our guide to the three year freeze.
Well, Georgia taxes 40 percent of your home's value, then applies your area's rate. In unincorporated Cobb the 2026 rate's 30.13 mills, so a $25,000 cut in value saves about $301 a year, and with the freeze that's roughly $903 over three years. It isn't huge, but it's real money. Cities add their own rates, and our free check uses the one for your district.
Also, make sure you've got the homestead exemption on the home you live in. It's what qualifies you for Georgia's new cap on homestead increases starting in 2027, and Cobb's got its own exemptions for older owners too. You'll apply with the Cobb County assessors, and the state deadline's April 1. Honestly, if you're missing it, fixing that's quite possibly worth more to you than an appeal would be.
Just so you know, the sales comparison's our own, read from Cobb County's public records on 2026-10-07. We took every 2025 and 2026 sale for $50,000 or more that Cobb County's assessors mark as a qualified sale, for homes built before 2025, and compared each price with the home's 2026 fair market value in the county's own records. Sales the county marks with other codes, like family transfers and foreclosures, aren't counted, because they don't really tell you what a home's worth. We only show a town that's got at least 100 sales. The town is the city that taxes the home, so Unincorporated Cobb covers everything outside a city, including much of east Cobb.
And the 2026 mailing date comes from local news coverage of the mailing. The 45 day window and form PT-311A are set by Georgia law, so they're the same in every county, and the three year freeze is O.C.G.A. 48-5-299(c). The tax rate's from the Cobb County Tax Commissioner's published 2026 rates.
If you spot an error, please write to hello@propertytaxbuddy.com and we'll correct it and say what changed.