We don’t know. There are several pieces that make up your final taxes. Your value is one piece of that puzzle but there are others. If any new money levies have passed earlier this year or if any of the new money levies that are scheduled to be on the ballot in November are passed, your taxes will be impacted. Additionally as values go up, tax rates on many old levies go down. This varies from taxing district to taxing district. In most districts you will see your taxes go up by about ½ of what your value went up. If you had a 10% increase in value, expect a 5% increase in taxes. This is only an estimate. The final tax rates will not be available until early January when the State certifies them to us.
Click Here to see the levies that may increase your taxes.

That is true. This is a three year process. The increase in value is based on all changes in the market over that three year period of time. The question that you have to ask yourself is: If I were to sell my property today, would I get the Auditor’s appraised amount for it (or more)? If your answer is “yes”, your taxes are what your taxes are.

If your answer is “no” then you may choose to file a Board of Revision formal complaint against the value.

The Auditor has no control over taxes – only the voters do. The Auditor has authority over property values. Property values do impact taxes, but it is important that we only discuss values, because that is the only thing that we can review.

There are programs that exist, through the State, that allow for lower taxes for certain individuals.

1. Owner Occupied tax credit. If you own and live in your current home for a majority of the year you are entitled to a property tax credit of roughly 2 ½%. This credit is shown on the website and on your tax bill. Most people are already receiving this credit, but if you check the website and it has an “N” next to owner occupied on your property, please complete this form and send it to 406 Justice Dr., Lebanon, OH 45036.
   1. It is very important that you not complete this form if you are receiving this credit on another property. There are significant consequences from other States (especially Florida) when you are claiming to be a resident of both.

This will vary from property to property. There is no silver bullet, but the following is the best information to provide. If there is a pending or recent sale, the sales contract is the best evidence. Absent a sale, a listing agreement may help show value. If you have received an appraisal it is beneficial, we would not encourage getting an appraisal at this stage for these purposes on residential properties, as the cost often outweighs the benefit. On larger properties, especially commercial, an appraisal may be beneficial. I & E reports from the last three years if applicable. Rent Rolls if applicable.

We attempt to appraise 100,000 parcels, every three years. State law, and the amount of hours in a day, require that we use “Mass Appraisal.” Mass appraisal requires us to make assumptions based on what we know and can see from the outside of a property and the information property owners provide to us. We don’t know if one homeowner has come in and put in hardwood floors, granite countertops and stainless steel appliances while their neighbor has not done any of those improvements. We have to assume that all similar homes are maintained in a similar manner – unless or until they sell at which time we get information that shows a difference. You may, if you wish, file a BOR complaint to raise another person's property value. No one does, but it is a right you have.

It is NOT a strong argument to come to the Auditor or Board of Revision and say – my value should be lowered because these neighboring properties have lower values and they are the same or nicer than mine. That argument is not supported under Ohio law.

Land values on developed property are relatively unimportant. They are a part of standard appraisal practices to arrive at a total value. The real concern is the total value. If you feel that your total value is correct, but that the ratio between land and building is not accurate you can contact us, but know that if it is changed it will have no impact on your total value or taxes.

These values are reflecting the Auditor’s opinion of value on January 1, 2018.

This will be reflected on your next tax bill, in January of 2019. Taxes are paid a year in arrears in Ohio so you are paying 2018 taxes, based on your new 2018 value in 2019.

CAUV is handled in a completely different manner than property values. CAUV values are set by the state of Ohio based on a complex formula. For more information on CAUV, please contact the CAUV Deputy adawson@wcauditor.org.