How Cobb Taxes Shape Your Monthly Mortgage Escrow

Ever wonder why your mortgage payment suddenly jumps even when your interest rate stays the same? In East Cobb, your escrow is closely tied to Cobb County property taxes, and small changes can ripple into your monthly bill. If you understand how taxes are calculated and how your servicer estimates escrow, you can plan with confidence. This guide breaks it down in plain English and gives you an easy example to follow. Let’s dive in.

Cobb County property taxes, simplified

Cobb taxes start with your home’s value. In Georgia, residential property is assessed at 40 percent of fair market value, then exemptions reduce that amount to get your taxable value. You can review the state’s calculation rules on the Georgia Department of Revenue site, including clear examples of the 40 percent assessment formula (Georgia DOR assessment rules).

Your assessed value is set each year by the Cobb County Board of Tax Assessors as of January 1. If you have questions about your assessment or appeals, the assessor’s office is your reference point (Cobb Board of Assessors).

Millage rates are adopted each year by the Cobb Board of Commissioners and the Cobb County School District. Your final bill typically includes county, fire, debt service, and school millages, and city taxes if you live inside a city. You can see millage components and updates on the county’s taxation page (Cobb millage overview).

Most of East Cobb sits in unincorporated Cobb County, even if your mailing address says Marietta. If your home is inside a city boundary, a city millage is added to your county and school taxes. If you are unsure, confirm your property’s jurisdiction before estimating taxes (East Cobb overview).

Homestead exemptions reduce your taxable value if the home is your primary residence. Cobb kept its local floating homestead exemption in 2025 by opting out of the new statewide HB 581 exemption, which affects how taxable values are capped for qualified owners. File by April 1 for the exemption to apply that tax year (county opt-out decision and Cobb homestead info and filing).

How escrow changes your monthly payment

Your mortgage servicer collects money each month to pay your property taxes and insurance when they come due. Under federal rules, the servicer provides an initial escrow statement and then completes an annual analysis to estimate the next 12 months of tax and insurance bills. That estimate sets your monthly escrow amount (CFPB Regulation X escrow rules).

Servicers may keep a cushion of up to one sixth of yearly escrow disbursements, which is basically two months of escrow payments. At the annual analysis, a shortage can be spread over at least 12 months or paid in a lump sum, and a surplus of 50 dollars or more must be refunded within 30 days. These adjustments are a common reason monthly payments change.

East Cobb escrow example

Here is a simple, illustrative example. Always plug in your home’s current assessed value, your actual exemption, and the adopted millage for the year from Cobb’s site.

• Example fair market value: 600,000 dollars.
• Georgia assessment rate: 40 percent, so assessed value is 240,000 dollars (assessment formula).
• Example homestead exemption: 2,000 dollars. Your local exemption may differ under Cobb’s floating exemption. Verify your amount.
• Example total millage: 33.65 mills, or 0.03365. Use the adopted components for your tax year (millage components).

Step by step:

1. Assessed value: 600,000 × 40 percent = 240,000 dollars.
2. Taxable value: 240,000 − 2,000 = 238,000 dollars.
3. Annual property tax: 238,000 × 0.03365 ≈ 8,008.70 dollars.
4. Monthly escrow for taxes: 8,008.70 ÷ 12 ≈ 667.39 dollars.
5. Add insurance: for example, 1,500 dollars per year ÷ 12 = 125.00 dollars per month.
6. Total monthly escrow deposit: about 792.39 dollars.
7. Cushion: up to two months of escrow can be held. With taxes and insurance totaling about 9,508.70 dollars per year, the cushion could be about 1,584.78 dollars if your servicer chooses the maximum.

What to expect: if the county later bills a higher amount than the servicer estimated, your annual escrow analysis can raise next year’s escrow and may also collect a shortage over time.

Timing that matters in Cobb

Cobb typically mails property tax bills in late summer, with payment due in mid October. Recent notices showed an October 15 due date. Servicers use the billed amount when available and schedule payment from your escrow accordingly (Cobb tax bill schedule).

The Tax Commissioner shares tax information with mortgage companies for escrowed loans, but you remain responsible for timely payment. If your servicer does not receive the bill in time, they will estimate and reconcile later at the annual analysis, so keep an eye on statements and notices (escrow and responsibility reminder).

Homestead exemptions must be filed by April 1 to apply to that year’s bill. Missing the deadline can raise your taxable value and your escrow estimate.

What can make your escrow jump

• A higher county assessment on January 1.
• Changes to adopted millage rates by the county or school district.
• Losing or adding a homestead exemption, or changes in how it applies.
• A servicer’s cushion adjustment after the annual analysis.
• Insurance premium changes.
• Moving inside a city boundary that adds city millage.
• Parcel-specific special assessments. Community Improvement Districts mainly target commercial property, but always check your parcel details if you see a new line item (about CIDs).

Pro tips to keep payments predictable

• Confirm if your address is inside a city or unincorporated East Cobb before estimating taxes.
• File or verify your homestead exemption by April 1 and review how Cobb’s floating exemption applies to you.
• Ask your servicer for your latest escrow analysis and whether they hold a two-month cushion.
• Update your insurance declarations page with your servicer to avoid estimate errors.
• Budget for fall disbursements and expect your annual escrow statement soon after.

Work with a local guide

A few clear steps can help you avoid surprises and plan your housing budget with confidence. If you want a second set of eyes on taxes, escrow, and how they impact your buying or selling plans in East Cobb, reach out to Stephanie Turner Lee. You will get local insight and a steady guide from offer to closing.

FAQs

Why did my East Cobb mortgage payment go up this year?

• Escrow can rise when your assessed value increases, millage changes, insurance costs climb, or your servicer adjusts the cushion during the annual analysis required by federal rules (escrow rules).

When are Cobb County property taxes billed and due?

• Bills are typically mailed in late summer and due in mid October, often October 15, which is when servicers plan disbursements from escrow (Cobb billing timeline).

How does the Cobb homestead exemption affect escrow?

• An approved homestead lowers your taxable value, which reduces the escrow needed for taxes. Cobb kept its local floating exemption in 2025 and you must file by April 1 to get it for that tax year (exemption details and how to file).

Does my mortgage company automatically pay my Cobb taxes?

• If you escrow, the Tax Commissioner shares bill information with servicers, but you are still responsible for making sure payment is made on time. Contact your servicer if you spot an issue (tax bill and servicer info).

How do city limits affect East Cobb taxes and escrow?

• Properties inside a city pay that city’s millage on top of county and school millages, which increases your annual tax bill and monthly escrow. Many East Cobb homes are in unincorporated Cobb, so verify your jurisdiction (East Cobb overview).