Buying or already own a home in Cobb County and wondering how to lower your property tax bill? You are not alone. Filing a homestead exemption is one of the most effective ways to reduce what you pay each year, but the rules and timing can feel confusing. In this guide, you will learn what the exemption is, who qualifies, how to apply, and what to watch for so you do not miss out on savings. Let’s dive in.
Homestead exemption basics in Georgia
A homestead exemption reduces the taxable value of your primary residence. It is not a tax credit. Instead, the exemption lowers the assessed value used to calculate your property taxes, which can reduce your bill.
Exemptions are authorized by Georgia law and administered locally. Counties, school districts, and some cities can each set their own exemption types and amounts. That means your savings depend on local rules in Cobb County and in any city or school district that taxes your property.
Eligibility for a specific tax year usually depends on two things: you own and occupy the home as your primary residence by a set cutoff date, and you file an application by the county’s deadline. Across Georgia, many counties use a January 1 occupancy cutoff and an April 1 filing deadline. Always confirm the exact dates used in Cobb County.
Who qualifies in Cobb County
While details are set locally, most Georgia homestead exemptions follow a few core rules:
- The home must be your primary residence. You live there as your principal dwelling.
- You must own the property. If your home is in a trust or certain entities, you may need documents that show beneficial ownership and primary residency.
- Your eligibility is tied to a specific residency date for the tax year, commonly January 1. Confirm the date used in Cobb County.
- Having a mortgage or lien does not affect eligibility. What matters is ownership and occupancy.
- You can claim the exemption on only one property, your primary residence.
Once approved, a basic homestead exemption often continues automatically as long as you still own and occupy the home. Some targeted exemptions, such as certain senior or disability programs, may require additional verification. Check Cobb County’s policy before filing.
Types of exemptions to ask about
Cobb County may offer several exemptions. Names, amounts, and rules vary by county and by local taxing authorities. Ask the Cobb County Board of Assessors about the options below and any income limits that may apply.
- Basic or general homestead exemption. Reduces the assessed value for your owner-occupied primary residence.
- Age-based senior exemptions. Often for homeowners who meet an age threshold. Some programs may reduce or freeze portions of school taxes. Eligibility details and amounts vary.
- Disability exemptions. For homeowners who are permanently and totally disabled. These may require proof such as a Social Security award letter or physician certification.
- Disabled veteran exemptions. For veterans with service-connected disability ratings. Some jurisdictions provide large reductions, including for 100 percent permanently and totally disabled veterans.
- Other targeted exemptions. Examples include surviving spouse exemptions, blind person exemptions, or programs specific to certain municipalities or school districts within Cobb County.
How the exemption affects your tax bill
Your homestead exemption reduces the value used to calculate taxes. Local taxing authorities apply their millage rates to the lower value, so you should see savings on your bill. The total reduction depends on three things:
- The dollar amount or percentage of the exemption.
- The combined millage rates from the county, school district, municipality, and other taxing authorities.
- Whether the exemption applies to all authorities or only some of them.
Here is a simple way to think about it. If your home’s assessed value is lowered by the exemption amount, your taxes are calculated on that lower value. That typically reduces your bill in proportion to the millage rates that apply.
How to apply in Cobb County
The Cobb County Board of Assessors handles homestead exemption applications and property records. The Tax Commissioner issues the tax bills and applies approved exemptions. Follow the steps below and verify the exact forms, dates, and submission methods with Cobb County.
Step 1: Confirm eligibility
- You own and occupy the home as your primary residence.
- You meet any special criteria for senior, disability, or veteran programs if you plan to apply for them.
- You satisfy the county’s residency cutoff date for the tax year, commonly January 1 in Georgia.
Step 2: Gather required documents
Counties often request the following. Confirm the current list with Cobb County before filing.
- Georgia driver’s license or state ID showing the property address.
- Proof of ownership, such as a recorded deed.
- Voter registration card, vehicle registration, or similar documents if the county needs additional proof of primary residency.
- Social Security number or a portion of it if requested on the county’s form.
- For targeted exemptions, bring supporting documents, such as a physician certification or a Social Security award letter for disability, or VA documentation for veteran exemptions.
Step 3: Submit your application
Many Georgia counties accept applications in person, by mail, and sometimes online. Ask the Cobb County Board of Assessors which methods are available, which form to use, and whether you can upload documents.
- Filing deadline. Many Georgia counties use an April 1 deadline, but you should confirm the deadline set by Cobb County.
- Ownership and occupancy date. Eligibility is often determined as of January 1 for that tax year. Verify the specific date for Cobb County.
- Keep proof of submission, such as a stamped receipt or mail tracking.
Step 4: After you file
The Board of Assessors reviews your application and issues a written approval or denial. Approved exemptions are applied to your assessed value for the tax year. The Tax Commissioner then reflects the exemption on your property tax bill based on the local billing cycle.
Step 5: Keep it current
- Basic exemptions typically renew automatically as long as nothing changes with ownership or occupancy.
- If you sell, transfer ownership, move, or change how you use the property, contact the Board of Assessors. Exemptions usually do not transfer to new owners.
- Watch for your annual notice of assessment and review the exemption status. If anything looks off, contact the county right away.
Timing tips for buyers and sellers
Planning matters. If you are buying late in the year, confirm the residency cutoff date used for the upcoming tax year and plan your move-in accordingly. If you move out midyear, your eligibility for the next tax year can change because many counties base it on your status as of the eligibility date.
If you are selling, remember that the homestead exemption is tied to you as the owner-occupant. It usually will not carry over to the buyer. New owners normally must apply for their own exemption after closing if they plan to live in the home as their primary residence.
Common pitfalls to avoid
- Missing the filing deadline. Put the date on your calendar and file early.
- Address mismatches. Update your Georgia driver’s license and voter or vehicle registration to the property address before you apply.
- Assuming it transfers. When ownership changes, exemptions typically end. New owners must apply.
- Overlooking local differences. Some exemptions apply only to certain taxing authorities. Know which parts of your bill the exemption affects.
- Waiting for tax season. You do not need to wait for a bill to start. Apply as soon as you meet the local rules.
Simple homeowner checklist
- Verify you own and occupy the home as your primary residence by the county’s cutoff date.
- Gather your Georgia ID, deed, and any proof of residency the county requests.
- Confirm the correct Cobb County form and how to file.
- Submit your application by the county’s deadline and keep your receipt.
- Review your assessment notice and tax bill to confirm the exemption appears.
- If denied, contact the Board of Assessors to learn why and what to fix. Ask about appeal procedures if needed.
How this fits your real estate plan
If you are buying, the homestead exemption can improve your annual cost of ownership once you qualify and file. If you are selling, knowing how your exemption ends helps you set clear expectations with buyers and avoid surprises at closing. Understanding the timing can also help you schedule your move so you do not miss the next filing window.
As local advisors, we help clients think through these details alongside pricing, staging, and timing. When you are ready to make a move in Cobb County, we will help you plan the steps so your home life and your tax calendar stay in sync.
Get local guidance
Have questions about your specific situation, documents, or timeline? Reach out for a quick conversation. Our team is here to help you navigate the process as part of a smart plan for buying or selling. When you are ready to discuss your next move or get a pricing read on your home, connect with The Kinnebrew Group.
FAQs
What is a homestead exemption in Cobb County?
- It is a reduction in the assessed value of your primary residence for property tax purposes, which can lower your tax bill under local millage rates.
When is the deadline to file in Cobb County?
- Many Georgia counties use an April 1 filing deadline, but you should confirm the exact deadline and residency cutoff date with Cobb County before you apply.
Do I have to reapply every year for the basic exemption?
- Basic exemptions in many Georgia counties continue automatically while you own and occupy the home, but verify Cobb County’s policy and any recertification rules.
What documents do I need to apply?
- Expect to provide a Georgia ID with the property address, proof of ownership such as a deed, and proof of primary residency. Targeted exemptions may require additional documents.
Does a mortgage affect my eligibility?
- No. Having a mortgage does not disqualify you as long as you own and occupy the home as your primary residence and meet local rules.
If I buy a home midyear, can I get the exemption right away?
- Eligibility usually depends on your ownership and occupancy as of a set date, commonly January 1. If you moved in after that, your exemption may begin the following tax year.
Are homestead exemptions retroactive for prior years?
- Counties differ, and many do not apply exemptions retroactively. Ask Cobb County whether late filings affect only future bills or if any refunds are available.
