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Georgia · Metro Atlanta · Southeast · #84 Most Populous County in the US
Cobb County, Georgia
Metro Atlanta's largest northwestern suburb - Marietta, Smyrna, Kennesaw, and the Cumberland corridor. Property tax, courts, public records, probate, and senior services for Cobb County residents.
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Cobb County's assessment ratio means effective tax rates are low — but incorrect appraisals still cost money. Ownwell manages the appeal with no upfront cost.
Office: Cobb County Sheriff’s Office – 185 Roswell Street NE, Marietta, GA 30060 | (770) 499-4600; Sheriff Craig Owens, who in November 2020 made history as the first African American elected sheriff of Cobb County, campaigning on “truth, trust, and transparency”; he also holds the rank of Command Sergeant Major in the Army Reserve, having led a division of 14,000 personnel across 34 states, and has over 30 years of combined military and community service. The office is one of the largest law enforcement agencies in Georgia, with roughly 800 employees serving 780,000 residents across six cities, several universities, national park sites, and a major sports and entertainment sector. Historically, the office traces sheriffs back well over a century; Bill M. Hutson, first elected in 1976, was Cobb’s 41st sheriff and holds the longest service record in county history (seven successful terms through December 2003).
Notes: For an active emergency, call 911. Marietta, Smyrna, Powder Springs, Kennesaw, and Acworth Police Departments coordinate with the Sheriff’s Office through interagency units including the historic Marietta-Cobb-Smyrna Narcotics Squad (est. 1980) and a county-wide DUI Task Force (est. 1982).
Roads & Utilities
ROADS & TRANSPORTATION
Roads: I-75 and I-285 serve Marietta, the county seat, incorporated in 1834 after growing from a cluster of homes along an old Indian trail near Western & Atlantic Railroad construction.
Notes: Milton County, later merged into Fulton County in 1932, was originally created in 1857 from parts of Cobb, Cherokee, and Forsyth Counties.
Business & Permits
BUILDING & PERMITS
Office: Cobb County government offices – Marietta, GA.
Notes: Cobb County holds genuine Civil War significance, home to the historic Kennesaw House (formerly the Fletcher House), the inn where Union spies plotted the 1862 theft of the locomotive “General,” setting off the famous “Great Locomotive Chase.” The county also saw major Civil War battles including Kennesaw Mountain, Kolb Farm, Gilgal Creek, Ruff’s Mill, and Pine Mountain. The Georgia Military Institute, a 110-acre, 18-building campus that opened in Cobb County in 1851, earned a strong educational reputation before its cadets served in the Confederate Army and surrendered at Augusta on May 20, 1865, as among the last organized Confederate soldiers east of the Mississippi.
Veterans Services
VETERANS SERVICES
Office: Cobb County Veterans Services – confirm current contact via cobbcounty.gov.
Libraries
LIBRARIES
Cobb County Public Library System – confirm current addresses/phones via the county library system.
Parks & Recreation
PARKS & RECREATION
Key Assets: Kennesaw Mountain National Battlefield Park, the historic Kennesaw House (site of the Great Locomotive Chase planning), and the county’s numerous historic Civil War battle sites are among Cobb County’s premier heritage attractions.
Notes: Confirm current parks and recreation facilities via cobbcounty.gov.
GIS & Maps
GIS & MAPS
Appraisal/Parcel Search: Cobb County Tax Assessor – confirm current contact via cobbcounty.gov.
Animal Services
ANIMAL SERVICES
Confirm current dedicated shelter contact via cobbcounty.gov; Cobb County Sheriff’s Office for animal control arrangements.
Environmental & Waste
ENVIRONMENTAL / WASTE MANAGEMENT
Office: Cobb County Solid Waste / Planning & Zoning – confirm current contact via cobbcounty.gov.
NOTES: Cobb County is the thirty-third county completed in Georgia’s Round 3 v2 redo, under the A+ sourced standard established for this project. The genuine, historic election of Sheriff Craig Owens as Cobb County’s first African American sheriff, alongside the county’s well-documented Civil War significance including the Great Locomotive Chase, are among the standout local facts covered in this project. All contact information above was sourced via web search as of early August 2026 and should be reconfirmed directly with the relevant office before a visit, deadline-sensitive filing, or emergency-adjacent decision.
About Cobb County
Cobb County is metro Atlanta’s largest northwestern suburb – a 340-square-mile county immediately northwest of Atlanta containing Marietta (the county seat), Smyrna, Kennesaw, Acworth, and Powder Springs, plus the unincorporated Vinings and Cumberland corridor that has emerged as a major business district anchored by Truist Park (home of the Atlanta Braves), The Battery Atlanta mixed-use development, and a dense cluster of corporate campuses along I-75 and I-285. The county is among the fastest-growing large counties in the Southeast over the past decade, driven by Atlanta metro spillover, strong school districts, and more affordable housing than Fulton County closer to the city.
County government is led by a five-member Board of Commissioners including a Chairman, with elected offices for the Tax Commissioner, Sheriff, Solicitor-General, District Attorney, Clerk of Superior Court, and Probate Court Judge. The Board of Tax Assessors – a separately constituted body – handles property assessment, with the Chief Appraiser managing day-to-day operations.
All Services
Browse every category and topic available for this county.
Georgia assesses property at 40% of fair market value. The Cobb County Board of Tax Assessors determines fair market value; the 40% ratio is then applied to produce the assessed value, and millage rates are applied to the assessed value to calculate the tax bill. Assessment notices for residential properties are mailed in May each year.
Appeal process – 45-day window:
Once you receive your Notice of Assessment, you have 45 days from the notice date to file an appeal. The appeal deadline is printed on the notice. File online (electronic filing available at cobbassessor.org), by mail, or in person at the Cobb County Board of Tax Assessors, 736 Whitlock Ave, Suite 200, Marietta, GA 30064 (770-528-3100). Your appeal letter or form must include your property address, Parcel ID, your opinion of fair market value, and your preferred appeal route.
Three appeal routes in Georgia:
1. Board of Equalization (BOE): A three-member citizen panel that hears evidence informally. Most residential appeals go here. No attorney required. Hearings are scheduled after filing.
2. Hearing Officer: Available for non-homestead properties with a fair market value of $500,000 or more. A state-certified hearing officer hears the appeal.
3. Arbitration: A binding alternative where both sides agree on a certified appraiser to set value.
If unsatisfied with the BOE or Hearing Officer decision, appeal to the Superior Court of Cobb County within 30 days.
Critical: the 3-year freeze. In Georgia, if your appeal is successful and your assessment is reduced, the new value is frozen for three years – it cannot increase during that period (absent new construction or other qualifying events). This makes appealing at the right time extremely valuable: one successful appeal locks in savings for multiple tax years. Filing the appeal and then failing to appear at the BOE hearing forfeits the freeze – approximately 17–25% of filers who miss their hearing lose this benefit.
Must pay during appeal: While an appeal is pending, you must pay at least the appeal amount (the lower of the disputed value or your prior year’s tax) by the due date to avoid a 5% penalty. You cannot defer payment entirely.
Georgia has no state estate tax and no state inheritance tax.
Homestead exemption: Apply by April 1 annually for primary residences. The basic homestead exemption in Cobb County reduces the assessed value by $10,000 for county tax purposes. Additional exemptions for seniors 62 or older, disabled veterans, and surviving spouses of veterans provide further reductions – contact the Tax Commissioner’s office at 770-528-8600.
OWNWELL CTA: Cobb County’s 45-day appeal window from the May notice is strict – missing it waives your rights for the year. A successful appeal produces a 3-year freeze. Effective rate ~0.98% – even below the national median. Ownwell manages the appeal and BOE hearing with no upfront cost.
Recommended
Cobb County's 45-day appeal window from the May notice is strict - missing it waives your rights for the year. A successful appeal produces a 3-year freeze. Effective rate ~0.98% - even below the national median. Ownwell manages the appeal and BOE hearing with no upfront cost.
Courts & Legal
Courts & Legal
The Cobb County Superior Court at 70 Haynes Street, Marietta (770-528-1300) handles felony criminal, major civil, family, and equity matters. The Cobb County Probate Court at 32 Waddell Street, Marietta (770-528-1900) handles wills, estates, guardianships, conservatorships, and mental health matters. In Georgia, the Probate Court is a separate, independently elected court – the Probate Court Judge is elected countywide. The Cobb County Clerk of Superior Court at 70 Haynes Street records all land documents – deeds, mortgages, and liens – and maintains court records.
Georgia probate is governed by the Georgia Probate Code (OCGA Title 53). Georgia has no state estate tax and no state inheritance tax – only federal estate tax applies. Georgia recognizes non-intervention wills that allow executors to act without ongoing court supervision, making probate relatively streamlined when the will is properly drafted.
Senior Services: The Cobb Senior Services (770-528-5364) operates senior centers throughout the county, coordinates home-delivered meals, transportation, caregiver support, SHINE Medicare counseling, and Adult Protective Services. The Atlanta Regional Commission Area Agency on Aging serves the broader metro Atlanta region including Cobb County.
Marriage & Vital Records
Marriage licenses, divorce records, and birth & death certificates are handled by the following office(s):
CLERK OF SUPERIOR COURT (Records, Marriage Licenses)
70 Haynes St., Marietta, GA 30090
(770) 528-1300
Genealogy
County-level record sources
Probate Court of Cobb County (probate/estate case files – see Probate section above); holds marriage, death, and probate records from 1865.
Marietta National Cemetery – burial site for 10,172 Union officers and soldiers who died 1861–1865.
Local societies
Cobb County Genealogical Society, Inc., P.O. Box 1413, Marietta, GA 30061-1413.
Probate & Estate
Losing someone and having to deal with courts and paperwork at the same time is hard. This section won’t make that easier, but it should tell you what to expect, what it costs, and where to go – so at least you’re not walking in blind.
Where to go
Probate Court of Cobb County 32 Waddell Street, Marietta, GA 30090 (770) 528-1900 Hours: Monday–Friday, 8:00 a.m.–5:00 p.m.
Chief Judge: Kelli L. Wolk. Cobb County is a major Atlanta metro county, part of the core metropolitan area.
Because Cobb’s population exceeds 96,000, its Probate Court operates under O.C.G.A. Title 15, Chapter 9, Article 6 – meaning it has expanded jurisdiction: the probate judge must be a licensed attorney with Superior Court-level qualifications, the court has concurrent jurisdiction with Superior Court on certain matters, and it can conduct jury trials. This “Article 6” status applies to Georgia’s larger counties – worth knowing if your matter turns out to be contested.
Step 1: figure out which path applies
Georgia is NOT a Uniform Probate Code state and doesn’t use a simple dollar-threshold “small estate affidavit” like many states. Instead it offers several distinct shortcuts, each suited to a different situation:
Banking Affidavit – for intestate estates with less than $15,000 in bank deposits and no other assets requiring administration. No court filing needed at all.
No Administration Necessary (Standard Form 9) – available when all heirs agree on how to divide the property and there are no debts (or all creditors consent). Can transfer real estate without full administration, but requires unanimous heir agreement – any disagreement forces the estate into formal probate.
Year’s Support (Standard Form 10, O.C.G.A. Chapter 53-3) – a distinctively Georgia protection: the surviving spouse and minor children can petition for property sufficient to maintain their standard of living for 12 months from the date of death. This takes priority over virtually all creditor claims and even most specific bequests in the will. Must be filed within 24 months of death. No bond, no inventory filing, no creditor claims period required – the fastest and simplest path when it applies.
Formal Administration – Petition to Probate Will (Common Form or Solemn Form) or Petition for Letters of Administration, when none of the above shortcuts fit.
COMMON FORM VS. SOLEMN FORM (a distinctively Georgia choice)
Common Form: the executor files the will with supporting evidence and the court admits it without notifying all heirs – faster and cheaper, but leaves a 4-year window during which interested parties can challenge the will.
Solemn Form (Standard Form 5): requires notice to all heirs; once granted, it’s final and binding much sooner, closing off future challenges.
If formal administration is needed
File the appropriate petition with the Cobb County Probate Court – Petition to Probate Will (Common or Solemn Form) if there’s a will, or Petition for Letters of Administration if not.
The court issues a citation, published in the county’s legal organ once a week for four weeks (O.C.G.A. § 53-5-2), giving interested parties a chance to object.
After the publication period, attend the hearing for appointment as personal representative.
Once appointed, the court issues Letters Testamentary (with a will) or Letters of Administration (without one).
Send certified copies of the death certificate and Letters to all banks, brokerages, insurers, and retirement custodians; request date-of-death valuations and begin marshaling assets.
Obtain an EIN via IRS Form SS-4 and open an estate checking account.
Prepare an inventory of assets with date-of-death fair market values; the court may require this under O.C.G.A. § 53-7-30.
Pay debts and expenses in Georgia’s priority order (see below), then distribute remaining assets per the will or intestacy law.
What it costs
No Georgia state estate tax or inheritance tax.
Court filing fees typically range $100–$300 depending on the county.
Certified copies of Letters typically cost around $10 each.
Indigent petitioners may file an Affidavit of Indigency to request a fee waiver.
E-filing is available and encouraged statewide through platforms like PeachCourt or Odyssey eFileGA.
DEBT PRIORITY ORDER IF THE ESTATE CAN’T PAY EVERYTHING (O.C.G.A. §§ 53-3-1, 53-7-40)
Year’s Support for surviving spouse and minor children under 18.
Funeral expenses.
Costs of probate administration.
Expenses of the decedent’s last illness.
Taxes.
Probate filings, estate administration, and guardianship matters are handled by the following office(s):
Public Safety & Arrests
Arrest records, inmate search, and law enforcement services are handled by the following office(s):
SHERIFF
185 Roswell St., Marietta, GA 30060
(770) 499-4600
Elections & Voting
Voter registration, polling locations, and elections information are handled by the following office(s):
ELECTIONS / VOTER REGISTRATION
995 Roswell St. NE, Marietta, GA 30060
(770) 528-2581
Health & Human Services
Offices & Contacts
Health services, social services, and assistance programs are handled by the following office(s):
GA Dept of Public Health — Cobb-Douglas
(770) 514-2300
GA DFCS — Cobb
(770) 528-6100
GA Medicaid
(800) 869-1150
Wellstar Health System (HQ in Marietta)
wellstar.org (Cobb Medical Center, Kennestone Hospital — Level II Trauma — major regional system)
Piedmont Marietta
piedmont.org/marietta
Public Health Information
PUBLIC HEALTH
Office: Cobb & Douglas Public Health – confirm current contact via cobbcounty.gov.
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