If you’ve recently received your property tax bill and experienced sticker shock, you’re not alone. With property values continuing to rise across Ohio, many homeowners are finding themselves facing significantly higher tax bills. However, there’s good news: you have the right to challenge your property’s assessed value, and potentially reduce your tax burden.
Understanding the Assessment Cycle
In Ohio, county auditors operate on a six-year cycle for property valuations, with updates occurring every three years. For instance, 2025 will see 11 counties undergo complete reappraisals. These assessments form the basis of your property tax calculations, and knowing where you are in this cycle is crucial for timing your appeal. Check your county’s reappraisal schedule on the [Ohio Department of Taxation’s County Auditor Schedule](https://tax.ohio.gov/business/ohio-business-taxes/property-taxes/county-auditor-schedule) page.
The Appeal Window: Time is of the Essence
The most critical detail to remember is the filing deadline: March 31, 2025, for challenging your 2024 tax year assessment. This deadline is strict and missing it means waiting another year to file your appeal. Review the [Ohio Board of Tax Appeals filing requirements](https://bta.ohio.gov/filing-requirements) before starting your appeal. At HV Legal, we recommend starting the process early to ensure all documentation is properly prepared and filed on time.
Building a Strong Case
Successfully challenging your property tax assessment requires compelling evidence. Common grounds for appeal include:
- Recent purchase price lower than the assessed value (in an arms-length transaction)
- Evidence of declining property values in your neighborhood
- Significant property damage or deterioration
- Impact of economic conditions on commercial property values
Our experience at HV Legal shows that documentation is key. Recent appraisals, sales data of comparable properties, and photographs of property conditions can all strengthen your case.
The Board of Revision Process
Your appeal begins with filing a “Complaint Against Valuation” with your county’s Board of Revision (BOR). (https://tax.ohio.gov/static/forms/real_property/dte1.pdf) from the Ohio Department of Taxation website. While the hearing itself typically lasts only 15-30 minutes, proper preparation is essential. The board consists of representatives from the county auditor’s office, treasurer’s office, and county commissioners.
An important consideration: if you’re seeking a reduction greater than $50,000 in market value, be prepared for potential school district involvement. School districts, which receive 65-75% of property tax revenue, may challenge your appeal.
Why Legal Representation Matters
While property owners can file appeals independently, having experienced legal representation often proves valuable, especially when school districts become involved. HV Legal has successfully represented numerous property owners, helping them navigate complex procedures and present compelling evidence.
Recent Legislative Changes Affecting Property Tax Appeals
Recent legislation has introduced important changes to the appeal process. [House Bill 126](https://www.legislature.ohio.gov/legislation/134/hb126) has limited school districts’ ability to initiate property value increases, while Senate Bill 57(https://www.legislature.ohio.gov/legislation/134/sb57) expanded opportunities for commercial tenants to file appeals and addressed COVID-19 impacts on property values.
Looking Ahead: 2025 Considerations
With property values continuing to evolve and new legislation affecting the appeal process, staying informed is crucial. Our experienced attorneys can evaluate your case and guide you through the appeal process.
Want to learn more about property tax appeals? Visit the [Ohio Department of Taxation](https://tax.ohio.gov) or your county auditor’s website for additional resources. Remember, successfully challenging your property tax assessment requires careful preparation, timely filing, and strong evidence. At HV Legal, we’re committed to helping property owners navigate this process effectively and efficiently.
*Note: This blog post is for informational purposes only and does not constitute legal advice. Please consult with a qualified attorney for guidance specific to your situation.*
