Confused by your Marietta property tax bill or trying to estimate what you will owe after closing? You are not alone. Property taxes touch your budget, your timeline, and even your long-term plans for your home.
This guide breaks down how Marietta and Cobb County taxes are calculated, which exemptions you can claim, when and how to pay, and what to do if you need to appeal. You will also find direct links to official resources so you can confirm details for your specific property. Let’s dive in.
How Marietta property taxes work
If you own a home in Marietta, your total property tax typically includes more than one line item. You may see charges from Cobb County, the City of Marietta if you live inside city limits, the Cobb County School District, and sometimes special districts. Each authority sets its own millage rate, and your total bill is the sum of all applicable parts. For city-related items, start with the City of Marietta official site.
At the core of your bill is your assessed value. The Cobb County Board of Assessors estimates your home’s fair market value and then applies Georgia’s assessment rules to determine an assessed value for tax purposes. You can verify how your property is valued and view your assessment notice through the Cobb County Board of Assessors. For statewide definitions and rules, the Georgia Department of Revenue publishes property tax guidance.
The basic formula looks like this:
- Taxable value equals your assessed value minus any exemptions you qualify for.
- Your tax equals the taxable value multiplied by the total millage rate, divided by 1,000.
Because millage rates are set each year by each taxing authority, your bill can change even if your assessed value stays the same. Always confirm the current year’s rates on official county and city pages.
Assessed value and your notice
Each year, the assessor issues an assessment notice that lists your property’s value, exemptions applied, and the window to appeal if you disagree with the valuation. This notice is your starting point for confirming accuracy and planning your budget. Review it right away and save it with your records. You can find assessor contacts and guidance on the Cobb County Board of Assessors site.
Millage rates and your bill
A mill is one dollar of tax for every 1,000 dollars of assessed value. Your total millage rate is the sum of all rates from the county, city if applicable, schools, and any special districts. Since each authority sets rates annually, check current rates before you estimate your tax.
What to check on your bill
When your tax bill arrives, confirm:
- The market or assessed value shown on the bill or notice
- Any exemptions you believe you qualified for
- The breakdown of millage rates by taxing authority
- The total tax due and the listed due date
If anything looks off, contact the appropriate office quickly. The Cobb County Tax Commissioner posts current billing and payment details.
Homestead exemptions and tax relief
Homestead exemptions reduce the taxable value of your primary residence and can lower your bill. Georgia offers a basic homestead exemption, and Cobb County and the City of Marietta may offer additional local exemptions. There are also programs for seniors, people with disabilities, and qualifying veterans. Program names, amounts, and eligibility can change, so always verify details before you apply.
Key points to remember:
- Exemptions apply to an owner-occupied primary residence.
- You must apply with the county, and transfers of ownership can affect eligibility.
- Deadlines matter. File on time to receive benefits for the current tax year.
To explore options, view available exemptions and application steps on the Cobb County Board of Assessors site. For statewide rules and definitions, see the Georgia Department of Revenue’s property tax and homestead exemption pages. City-specific information and contacts are available through the City of Marietta.
How to apply
You will typically submit an application to the county with proof that the property is your primary residence. Be ready to provide:
- Government-issued ID and voter registration with the property address
- Your recorded deed or ownership documents
- Social Security numbers for applicants, if a program requires them
- Proof of age or disability status for specialized programs
Check the assessor’s instructions for the current process, forms, and deadlines on the Cobb County Board of Assessors site.
Billing, due dates, penalties, and payments
Cobb County issues tax bills annually, and due dates can vary by year. Late payments typically incur penalties and interest, which are set and published by the county. The most accurate and current information is always the source you should trust.
The Cobb County Tax Commissioner provides:
- The current year’s billing and due dates
- Penalty and interest schedules
- Online payment options and in-person locations
- Searchable records to view your bill and payment history
Common ways to pay include online portals, in-person payments, and mail. Many homeowners also pay through escrow if they have a mortgage. Your monthly mortgage payment may include estimated taxes to avoid a large lump sum later.
Appeals and reviews: what to do if value seems high
If your assessed value feels too high, you have options, but the timeline is strict. Start by reviewing your assessment notice. You can contact the assessor for an informal review to discuss the valuation and share supporting evidence. If you still disagree, you can file a formal appeal. Cobb County explains steps and deadlines on the Board of Assessors site. State-level rules and definitions are available from the Georgia Department of Revenue.
Helpful evidence can include:
- Comparable sales of similar nearby homes
- Photos documenting condition or needed repairs
- Appraisals or measurements that differ from county records
- Notes showing incorrect property characteristics
If your appeal is not resolved at the county level, additional appeal paths may be available under Georgia law. Always follow the directions and deadlines on your notice.
Buyers and sellers: plan for closing
Property taxes affect your closing statement and your first year of ownership. If you are buying, verify the most recent assessment and last year’s tax bill before you finalize your budget. Use the county’s online systems to confirm values, exemptions, and any outstanding balances through the Cobb County Tax Commissioner and the Cobb County Board of Assessors.
Sellers should confirm there are no outstanding tax liens and understand which exemptions are currently applied to the property. Buyers should know that homestead exemptions usually do not transfer automatically. You must apply after you take title if the home will be your primary residence.
At closing, taxes are typically prorated between buyer and seller based on the closing date and local practices. If you will escrow taxes with your lender, ask how the monthly amount will be calculated and when the lender will pay the bill.
Quick homeowner checklist
Use this list to stay on top of key steps in Marietta and Cobb County:
- Look up your parcel to confirm assessed value, exemptions, and tax history on the Cobb County Board of Assessors and the Cobb County Tax Commissioner.
- Review current millage rates and any city or special district items on official county and City of Marietta pages.
- If this is your primary residence, confirm homestead exemption eligibility and apply promptly through the Cobb County Board of Assessors.
- Keep your annual assessment notice and tax bill together, and note any appeal or payment deadlines.
- For a pending sale or purchase, request tax prorations in your contract and ask the closing attorney or title company to confirm payoff of any tax liens.
Local guidance that fits your plan
Property taxes are manageable when you have a clear plan and the right links at your fingertips. If you would like help estimating your total carrying costs in Marietta, planning timelines, or coordinating exemptions after a move, connect with a local advisor who knows the process. Schedule a Free Consultation with Kelli Amacher for calm, concierge guidance as you buy or sell in North Atlanta and Marietta.
FAQs
How is my Marietta home’s assessed value determined and when do I get a notice?
- The Cobb County Board of Assessors estimates fair market value and issues an annual assessment notice that lists your value and appeal deadline; verify details on the assessor’s site.
What is a millage rate and how does it affect my bill?
- A mill is 1 dollar of tax per 1,000 dollars of assessed value, and your total bill equals your taxable value multiplied by the combined millage rate for all applicable jurisdictions.
Which homestead exemptions are available in Cobb County and the City of Marietta?
- Georgia offers a basic homestead exemption, and local programs may add more; review current options and eligibility with the Cobb County Board of Assessors and the City of Marietta.
How do I apply for a homestead exemption in Cobb County and what is the deadline?
- Apply through the Cobb County Board of Assessors with proof of primary residence; current forms and filing deadlines are posted on the assessor’s site.
What are my options if I think my assessed value is too high in Marietta?
- Start with an informal review with the assessor, then file a formal appeal by the stated deadline; see steps and requirements on the assessor’s site and the Georgia Department of Revenue.
When are Cobb County property taxes due, and what happens if I pay late?
- Due dates appear on your bill and on the Cobb County Tax Commissioner site; late payments typically incur penalties and interest as posted by the county.
How are property taxes handled at closing for Marietta homes?
- Taxes are usually prorated between buyer and seller based on the closing date, and buyers with mortgages often escrow taxes with their lender; confirm specifics with your closing attorney and lender.
Where can I find my parcel’s tax history and current balance online in Cobb County?
- Search values and exemptions through the Cobb County Board of Assessors and view bills and payment history on the Cobb County Tax Commissioner.
