You just bought a house in Marietta or maybe Smyrna, and the boxes aren't even unpacked yet. Someone mentions "homestead" and you nod like you know what they mean, but honestly, most of us just see it as another chore on a never-ending list.
Don't ignore it.
The Cobb County homestead exemption application is basically the only way to stop the tax office from taking a bigger bite out of your bank account than they legally have to. It's not a suggestion; it’s a massive discount on your property taxes that stays with you as long as you live in that house.
But here’s the kicker: if you miss the window, you’re paying full price. No exceptions. No "I forgot."
The April 1 Deadline is Real (and Ruthless)
In Cobb County, the deadline to file is April 1.
If you miss it by a day? You’re stuck with a higher tax bill for the entire year. The application must be received or USPS postmarked by that date to count for the 2026 tax year. People often think they have until they pay their taxes in October, but that's a recipe for a very expensive mistake.
You only have to apply once. Once it's in the system, it renews automatically every year unless you move or the name on the deed changes.
Who Actually Qualifies?
It sounds simple: you own the house, you live there, you get the break. But the details are where people trip up.
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To qualify for the basic exemption, you must own and occupy the property as your primary residence as of January 1. This means if you closed on your house on January 2, 2026, you actually aren't eligible for the exemption until 2027.
Also, you can't be "double-dipping." If you still have a homestead exemption on a house in Gwinnett or Florida, you have to prove you’ve canceled those before Cobb will give you theirs. They check.
The Residency Checklist
- Your Georgia Driver’s License must have the property address on it.
- Your Vehicle Registration must show that you’ve paid your taxes in Cobb County.
- The names on the application must match the names on the deed exactly.
The Different "Flavors" of Exemptions
Most people just go for the "Basic Homestead," which knocks $10,000 off the assessed value for county and school taxes. But Cobb is actually pretty generous compared to some neighboring counties, especially if you’re older or have a disability.
Cobb County School Tax (Age 62)
This is the big one. If you are 62 or older by January 1, you can be exempt from all school general and school bond taxes. Since school taxes usually make up the largest chunk of your bill, this is a game-changer for retirees.
Disability Exemptions
There is a $22,000 exemption for residents who are permanently disabled. To get this, you’ll need a doctor’s certificate and your net income (including your spouse's) generally can't exceed $12,000 (excluding disability income).
Veterans and Surviving Spouses
100% service-connected disabled veterans or their un-remarried surviving spouses can get a significantly higher exemption. You’ll need a letter from the VA to prove the status, but it essentially wipes out a massive portion of the tax liability.
How to File Without Losing Your Mind
The easiest way to handle the Cobb County homestead exemption application is through the Cobb County Tax Commissioner’s website.
They have an online portal that’s relatively straightforward, though it does go down for maintenance every night between midnight and 5:30 am.
- Gather your ID: Make sure your driver’s license is updated first.
- Find your Parcel ID: You can look this up on the tax assessor's site if you don't have your closing docs handy.
- Upload the Proof: If you’re applying for a senior or disability exemption, have your tax returns or medical forms ready to scan.
If you’re old school, you can still mail it in or show up at one of the government centers in Marietta, Powder Springs, or Austell. Just remember that if you mail it, get a receipt. Mail gets lost; tax bills don't.
The "Floating" Exemption Surprise
Cobb has something called a "Floating Exemption." It’s sort of a "value freeze."
Essentially, it protects you from huge spikes in property taxes when the market goes crazy. While it doesn't freeze the tax rate (the millage), it helps keep the assessed value from skyrocketing alongside your neighbors' house prices.
This is why long-time Cobb residents often pay significantly less than someone who just bought the identical house next door.
Common Mistakes to Avoid
Don't put your business name on the application. If your house is owned by an LLC for "asset protection," you might have just disqualified yourself from the homestead exemption. The property has to be in your personal name (or certain types of trusts).
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Also, don't assume your mortgage company handles this. They pay the bill, but they don't file the paperwork. That is 100% on you.
Next Steps for Homeowners
First, check your current status on the Cobb County Tax Commissioner website to see if an exemption is already active. If you moved in recently or reached age 62 this year, navigate to the Online Homestead Application portal before the April 1 deadline. Ensure your Georgia Driver’s License and vehicle registration are updated to your current address before starting the filing process to avoid an immediate rejection.