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Montgomery County Reappraisal
Frequently Asked Questions
As County Auditor, I wear a number of different hats and carry many titles. The title that probably affects most people is the role of chief assessor. As chief assessor, I am responsible for determining the fair market value of every parcel of property in the county for taxing purposes. Once every six years, state law requires that all properties be reappraised. The last countywide reappraisal was completed in 2002. I am required to complete another reappraisal in 2008. Let's take a look at that process and what you can expect.
Why does property have to be assessed?
Ohio law mandates a visual appraisal of each parcel of property once every six years to ensure fair and equitable values. The current reappraisal complies with the requirements of ORC 5713.01. The appraised valuation of a property is used for taxing purposes. Our property tax system is the basis for sharing the costs of government services such as public schools, police and fire protection, lighting, water and sewage. Other services funded by property taxes include human services, libraries, senior and elderly services, street improvements, roads and bridges, Sinclair Community College and the Career Technology Center. The amount of tax responsibility for each property is in proportion to that property's value.
What is a reappraisal project?
Reappraisal is a systematic review of all real estate within Montgomery County for the purpose of setting fair market values as of a specific point in time. During a reappraisal, every neighborhood is reviewed and adjustments are made to county records to be sure that all property is assessed at a fair and equitable market value. To determine the value of a property, current property data will be verified, sales throughout the county will be researched, properties of similar types will be compared, current construction costs will be examined and rental income will be researched.
What is a data collection project?
In the first phase of a reappraisal project, data collectors verify and update the real estate files by making an onsite visit to your property. This explains why you may see a data collector walking in your neighborhood. At a later phase, professional appraisers analyze the data collected and establish the estimated fair market value using all the information gathered.
Why do they take pictures of properties?
Image collection is part of the data collection effort for the state-mandated reappraisal. Up-to-date pictures of structures help the appraiser determine fair and equitable property values and help verify that information on the property record is correct. Image collection is scheduled for late fall and winter when leaves are down from trees. This allows for the clearest image of the structure.
Who is conducting the reappraisal project?
Montgomery County hired Dayton-based Tyler/CLT to assist in conducting the reappraisal project. Tyler/CLT is a highly respected, reliable company conducting mass appraisals since 1938 and with expertise in large county projects. Tyler/CLT's trained professionals can be identified by id badges which must be visible and by cars marked with the county logo. All vehicles have been safety inspected and are registered with your local police department.
How can I review my property information?
Click on the Property Records tab above to search for your property. If there is a discrepancy in your property information, or if you have questions, call the Reappraisal Project Office at 937-278-3800.
How can my assessment change when I haven't done anything to my property?
General economic conditions such as interest rates, inflation rates, supply and demand, and changes in tax laws, will influence the value of real estate. As property values change in the market place, those changes must be reflected on the final values.
What will happen to my assessment if I improve my property?
Generally speaking, improvements that increase the market value of a property will increase the assessed value. The following are typical items that will increase the assessed value of your property:
- Room additions
- New decks
- New outbuildings, such as garages
- Primarily improvements requiring a building permit
Why did I receive a letter with the value of my home in 2005?
In addition to a reappraisal every six years, Ohio law also mandates a triennial update based on sales of real estate that have taken place in Montgomery County. The triennial update is done without an on-site visit to the property. Letters were mailed to property owners in 2005 notifying them of the value update for 2005 through 2008.
How will I know if my assessment is correct?
You should first try to decide for yourself what your property is worth. Look at area sales in your neighborhood and compare assessments of similar homes in your neighborhood. Our website at www.mcrealestate.org is an excellent source of information.
What should I do if I don't agree with the final assessment of my property?
Ohio law offers property owners the opportunity to appeal their property valuations. Appeal forms may be found on our website, www.mcrealestate.org under the "form" tab or you may call us at 937-496-6856. The Board of Revision, a quasi-judicial body with a representative from the County Commissioners, the Treasurer and the Auditor will review all complaints filed.
When will I know what my new assessment is?
Assessment notices will be mailed in early fall 2008. Taxes based on the new assessment will not be due until 2009.
Who do I contact for additional information?
For additional information, contact the Montgomery County Auditor's Office online at www.mcrealestate.org or call us at 937-225-4326.
Common Terms
Fair Market Value - Fair market value is defined as the most probable price a willing buyer would pay and a willing seller would accept for a piece of property in an open market , not affected by undue circumstances, such as foreclosure, sheriff sale or HUD sale.
Assessed Value - Assessed value is the figure used to calculate the real estate tax bill. Assessed value is a percentage of the fair market value. In Ohio, assessed value equals 35% of the fair market value. For example, a home valued at $100,000 would be assessed at $35,000.
Millage - Literally, a mill means one thousandth. For tax purposes: each mill generates $1 of taxes for every $1,000 of assessed value.
2 1/2% Reduction - The 2 1/2% reduction is available to all owner-occupied residential properties in Ohio. Rental properties are not eligible for the reduction.
Homestead Program - The Homestead Program is designed to provide tax credit relief to citizens who are at least 65 years of age or permanently and totally disabled. An applicant must own and reside in the home for which they are applying. Land contracts, life estates and trusts meet the criteria for home ownership. Disabled applicants must include a Certificate of Disability signed by a doctor or state or federal agency. Applications are available online at www.mcrealestate.org.
CAUV - CAUV or Current Agricultural Use Value is an application program providing property tax reductions on farmlands of ten acres or more devoted exclusively to agricultural use or for timberlands. The program is available for tracts of land that are less than ten acres, if the average yearly gross farm income for the past three years is at least $2,500 from agricultural products. Under the CAUV program, farmland is valued based on soil types rather than the "best and highest use".
Special Assessments - Special charges may be imposed on a property by various taxing authorities for services such as street lighting, curb and sidewalk improvements, waste collection and preservation of the aquifer, dams and waterways.
APC - Annual property charge for county waste transfer stations.
MCD/APS - Miami Conservancy District Aquifer Preservation Subdivision for aquifer preservation.
MCD/DSIF - Miami Conservancy District Dam Safety Initiative Fund for maintenance and upkeep of area dams and waterways.
MONTGOMERY COUNTY REAPPRAISAL SCHEDULE
CONTRACT AWARD
Appraisal contract awarded after Request for Proposal process
June 2006
RESIDENTIAL DATA COLLECTION PROJECT
On-site visit to every residential property in the county to verify information
September 2006 through July 2007
COMMERCIAL/INDUSTRIAL DATA COLLECTION
December 2006 through May 2007
IMAGE COLLECTION PROJECT
Photos of all properties in the county
December 2006 through May 2007
VALUE ANALYSIS
October 2007 through February 2008
INFORMAL NOTICE TO PROPERTY OWNERS
July 2008
INFORMAL REVIEWS
August 2008
FORMAL NOTIFICATION OF VALUE/PROJECT COMPLETION
Fall 2008
FORMAL BOR REVIEWS
Formal complaints against valuations may be filed
January 2009 through March 31, 2009
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