The 2026 Cobb County Property Tax Guide: What New Marietta Homeowners Need to Know

By Campbell Haigh, AI Certified Agent™ & NW Metro Atlanta Specialist

Congratulations on your new home in Marietta! You have made it through the offer, the inspection, and the closing table. Now comes the part nobody warned you about: property taxes.

If you are like most new homeowners, you probably have a rough idea that property taxes exist. But the specifics? The deadlines? The exemptions that could save you hundreds of dollars? That is where things get fuzzy.

Do not worry. This guide breaks down everything you need to know about Cobb County property taxes in 2026. We will keep it simple, practical, and focused on what actually matters for your wallet.

How Property Taxes Are Calculated in Cobb County

Let us start with the basics. Your property tax bill is not some random number pulled from thin air. It follows a specific formula:

Assessed Value × Millage Rate = Your Property Tax

Here is how each piece works:

Assessed Value: In Georgia, your home is assessed at 40% of its fair market value. So if your Marietta home is worth $400,000, your assessed value would be $160,000.

Millage Rate: One mill equals $1 in taxes for every $1,000 of assessed value. Think of it as the "tax rate" portion of the equation.

Using our example above, if your assessed value is $160,000 and your total millage rate is around 30 mills, you would owe approximately $4,800 annually in property taxes.

The Cobb County Tax Assessor determines your home's fair market value each year. If you think they got it wrong, you have the right to appeal. But that is a topic for another day.

2026 Millage Rates: Where Does Your Money Go?

Your property tax bill is not just one big payment to one place. It is split among several funds. Here is the breakdown for 2026:

The county general fund millage rate has remained unchanged since 2018. However, the school board held its rate at 18.7 mills for fiscal year 2026. Under Georgia law, this technically counts as a tax increase because rising property values generate more revenue even when the rate stays flat.

With a median home value of $346,000 in Cobb County, homeowners typically pay around $2,382 annually in property taxes. Your actual bill depends on your property's value and the exemptions you qualify for.

The Homestead Exemption: Your New Best Friend

Here is the most important thing you will read in this entire post: Apply for your Homestead Exemption.

Seriously. This is free money you are leaving on the table if you skip it.

The Homestead Exemption reduces the taxable value of your primary residence. It is available to Georgia homeowners who live in the home they own. And in Cobb County, we have a special perk called the Floating Homestead Exemption.

This floating exemption protects you from paying more in general fund taxes when property values rise. As home values in Marietta continue to climb, this protection becomes more valuable every year.

How to Apply

1. Visit the Cobb County Tax Commissioner's website

2. Complete the application before April 1, 2026 for this year's taxes

3. Provide proof of residency (driver's license, voter registration, etc.)

4. Wait for confirmation

You only need to apply once. After that, it automatically renews each year as long as you still live in the home.

Other Exemptions to Consider

Depending on your situation, you might qualify for additional relief:

• Senior Citizen Exemption (age 62+)

• Veteran Exemption

• Disability Exemption

• Surviving Spouse Exemption

Contact the Cobb County Tax Assessor's office directly to check your eligibility. Every exemption you qualify for stacks up to real savings.

City vs. County Taxes: What Marietta Residents Need to Know

Here is where it gets a little tricky for Marietta homeowners specifically.

Living in the City of Marietta means you pay both county and city property taxes. Residents outside city limits only pay county taxes. This is one of those details that surprises many new homeowners when their first full tax bill arrives.

The city tax fund supports Marietta-specific services, such as local police, parks, and city infrastructure. The county taxes cover broader services, including the school system, fire services, and county government operations.

When budgeting for your new home, make sure you account for both. Your mortgage lender's estimate might not always capture the full picture, especially if your escrow calculations were based on the previous owner's exemption status.

If you are still in the home search process, ask your agent about the specific tax situation for any property you are considering. Location matters more than you might think.

Why This Matters for Your 2026 Budget

Property taxes are not optional. Miss them, and you could face penalties, interest, or even a tax lien on your home.

Here is how to build them into your monthly budget:

If you have an escrow account: Your lender collects property taxes as part of your monthly mortgage payment. They hold the funds and pay the county on your behalf. Easy.

If you pay directly: Cobb County sends tax bills in the fall, with payment typically due by December 1st. You can pay in full or set up a payment plan.

Use our mortgage calculator to get a realistic picture of your total monthly housing costs, including estimated taxes and insurance.

The Cobb County School District approved an $1.8 billion budget for fiscal year 2026, while Cobb County government operates on a $1.35 billion budget. These funds support the schools, emergency services, and infrastructure that make our community a great place to live.

Working with an AI Certified Agent™

Navigating property taxes, exemptions, and local regulations can feel overwhelming. That is exactly why working with a knowledgeable local agent makes such a difference.

At Team Haigh Realty, we use our AI Listing Advantage and AI Certified Agent™ training to give you accurate, up-to-date information about homeownership costs in Cobb County. We do not just help you buy or sell a home. We help you understand the full financial picture.

Our marketing strategy at teamhaighai.com combines cutting-edge technology with local expertise. Whether you need a home value estimate or want to explore selling options, we are here to help you make informed decisions.

Final Thoughts

Property taxes do not have to be scary or confusing. Once you understand how they work, you can plan for them and even reduce them with the right exemptions.

The key takeaways for new Marietta homeowners in 2026:

1. Your assessed value is 40% of your home's fair market value

2. Apply for the Homestead Exemption before April 1st

3. Budget for both city and county taxes if you live within Marietta city limits

4. Check if you qualify for additional exemptions based on age, veteran status, or disability

If you have questions about property taxes or any other aspect of homeownership in Cobb County, reach out to Team Haigh. We live and work in this community, and we love helping our neighbors navigate the real estate journey.

FAQ: 2026 Cobb County Property Taxes

Q: When is the deadline to apply for the Homestead Exemption in Cobb County?
A: You must apply by April 1, 2026 to receive the exemption on your 2026 tax bill. Applications submitted after this date will apply to the following year.

Q: How much are property taxes in Cobb County for 2026?
A: The average Cobb County homeowner pays around $2,382 annually, based on a median home value of $346,000. Your actual amount depends on your specific assessed value and any exemptions you qualify for.

Q: Do Marietta residents pay more property taxes than other Cobb County residents?
A: Marietta residents pay both city and county property taxes, while those outside city limits only pay county taxes. This means Marietta homeowners typically have a higher total tax bill.

Q: What is the Floating Homestead Exemption?
A: This special Cobb County exemption protects homeowners from paying more in general fund taxes when property values increase. It essentially "freezes" part of your tax base.

Q: Can I appeal my property tax assessment?
A: Yes. If you believe your home's assessed value is incorrect, you can file an appeal with the Cobb County Board of Tax Assessors. Deadlines and procedures are available on the county website.