Upcoming Deadline for Ohio Property Tax Appeals

In Ohio, county auditors are required to reappraise every real estate parcel in their county once every six years. The property values determined through this process, when multiplied by local tax rates, determine the amount property owners must pay in real estate taxes. Both residential and commercial property owners have options to challenge these valuations. If their appeals are successful, they can reduce the property taxes they owe to the county each year.

After a property has been reappraised, its value is typically locked in for the following two years. At the end of a three-year cycle, adjustments to the valuation can be made based on market data without necessitating a physical visit to the property. The updated value then remains in effect (pending any changes in ownership or property features) until the end of the sixth year.

Here’s a list of Ohio counties (and county seats) that will receive new valuations for tax year 2024:

• Belmont (St. Clairsville)
• Brown (Georgetown)
• Crawford (Bucyrus)
• Cuyahoga (Cleveland)
• Erie (Sandusky)
• Fayette (Washington Court House)
• Highland (Hillsboro)
• Huron (Norwalk)
• Jefferson (Steubenville)
• Lake (Painesville)
• Lorain (Elyria)
• Lucas (Toledo)
• Morgan (McConnelsville)
• Muskingum (Zanesville)
• Ottawa (Port Clinton)
• Portage (Ravenna)
• Stark (Canton)
• Warren (Lebanon)
• Williams (Bryan)

Property owners can contact their county auditor to find out their county’s appraisal schedule. If an owner believes that the current valuation does not reflect the fair market value of their property, they can file a “Complaint Against Valuation” with the local county board. Typically, a complaint can only be filed once during each three-year cycle. It’s important to understand that property tax owners pay taxes in arrears, meaning that a complaint filed in the current year contests the valuation from the previous year.

If your client’s property has experienced decreased income due to vacancy or increased expenses, damage, or deconstruction, or if comparable properties have declined in value, it may be worth considering a tax appeal. The deadline to file a complaint with the local office is March 31 of each year.

Don’t miss the opportunity to potentially reduce your client’s tax liability. Contact our Fixed Asset Services team if you have any questions regarding property tax assessments or appeals.