Frequently Asked Questions
Click the + for answers to the most common questions that we get.
The 2023 property reappraisal is a process required by Ohio state law through which a County Auditor updates the value of all properties in their county in an effort to accurately reflect property valuations since the last statutory update period. This valuation process includes individual exterior review of every property in addition to sales and general market conditions and is designed to ensure updated, fair, and equitable values. By reviewing individual property characteristics and basing values on appropriate sales that have occurred for similar properties in the same neighborhood, the Auditor can ensure property valuations reflect the current market and help ensure that similar properties are valued in a similar manner.
The state of Ohio Department of Taxation office establishes the final valuations and rates for all residential and commercial properties throughout Franklin County.
Ohio law requires the county Auditor to update all property values countywide every three years to reflect recent changes in the marketplace. This process is designed to equalize property valuations, ensuring they are up to date and related to the current market. While property value changes as a result of the reappraisal may result in changes to a property owner’s real estate taxes, it is neither the goal, nor the duty, of the Franklin County Auditor to raise or lower taxes via a reappraisal. The only goal of the Franklin County Auditor is to conduct the most fair and accurate assessment of property possible.
The state of Ohio Department of Taxation office establishes the final valuations and rates for all residential and commercial properties throughout Franklin County.
The 2023 Property Reappraisal is not intended to increase or decrease taxes, but to keep property values up to date with Franklin County’s real estate market. While a change in value may impact your tax bill, that is not the goal. The only goal of the Franklin County Auditor’s office is to complete the most accurate assessment of property possible.
As a result of a reappraisal, tax rates are adjusted to collect the same amount of revenue as was collected the year before on all voted millage. Additional revenue may only be raised with the approval of the voters. The only part of the tax rate which is allowed to rise or fall directly with value is referred to as inside millage and amounts to no more than 10 mills.
- Millage is equal to one dollar for each $1,000 of taxable valuation. In Ohio, property taxes are assessed on 35% of the appraised market value. The value on which taxes are assessed is known as the “taxable” or “assessed value”. For example, one mill levied on a home with a taxable value of $35,000 ($100,000 appraised market value) would generate $35.00 in revenue.
Generally, you can apply these quick rules:
| If this... | Then this... |
|---|---|
| Your value change is the same as the average in your taxing district | Small change in taxes |
| Your value increases at the same rate as the average in your taxing district | Small change in taxes |
| Your value change decreases more than the average in your taxing district | Decrease in taxes |
| Your value decreases, but the average in your taxing district increases | Decrease in taxes |
| Your value decreases, but less than the average decline in your taxing district | Small increase in taxes |
| Your value increases more than other average increases in your taxing district | Increase in taxes |
Ohio provides a homestead exemption to qualifying senior and disabled persons which takes the form of a credit on property tax bills. This allows qualifying homeowners to exempt $25,000 of the market value of their homes from all local property taxes. To learn more about the homestead exemption please visit our website or call (614)525-3240.
Additionally, there are several other programs offered by the Franklin County Auditor and Franklin County Treasurer which are designed to assist property owners with taxes. Please see the links below for additional information:
A reappraisal involves a visual exterior inspection of property via street level and aerial photography, as well as in-person exterior inspections when needed. This includes assessing the condition of the property relative to other properties in the neighborhood and gathering data regarding changes (new construction, remodeling, etc.) that may have occurred since the last reappraisal. The information is then put into a computer model which determines the value for the property based on the property characteristics that were entered. The result of this computer-generated value is then measured against actual sales of properties similar to yours that occurred in the market.
A recent sale or recent sales of properties similar to yours are one of the most significant characteristics of real estate which drives its market value. Even if a home has not been on the market for many years – or has never been on the market – its new value will reflect recent sale prices of similar homes in its neighborhood. Additionally, location is an important measure used by appraisers in determining market values. Property is worth what someone will pay for it and market conditions may be different in each neighborhood. Finally, physical characteristics such as age and condition of the home and other attributes; square feet of living area; size of lot; finish in basements; number, type, size, and condition of outbuildings; number of baths; quality of workmanship and construction; style of home (one-story, two-story, bi-level, split-level); and recent substantial improvements will affect market value.
An improvement is a building or other structure which is attached to your land. Improvements also include such things as sidewalks, sewers, streetlights, driveways, curbs, and gutters. An improvement can also include items that require a permit, like a new furnace, a new air conditioning unit, or a new garage. Current improvements on the land may also be improved themselves via replacement, addition, or renovation.
There is a direct correlation between your property value and recent sales of similar properties in your neighborhood. Essentially, recent sales provide an indicator of what the current fair market has determined the value of properties similar to yours should be. Ohio law considers a recent arms-length transaction as the single best indicator of value. The Franklin County Auditor does not “chase” individual sales, but rather values properties based on the overall market for the neighborhood. For example, if three identical properties sold for $90,000, $100,000, and $110,000, we would arrive at a value of $100,000 for each property. Equal properties have an equal value regardless of the sales price.
The 2023 Property Reappraisal will result an updated valuation of your property. In July 2023 you will receive notification of the Auditor’s office tentative value for your property.
Once you receive this notification of the new tentative value of your property in the mail, or by visiting our Know Your Home Value page, you have two choices:
- If you feel the value is appropriate and that the tentative value is accurate, there is nothing you need to do. This value will become your final determination property value used to calculate your next tax bill in December 2023.
- If you do not agree with the valuation and feel that your tentative value is not accurate, you may participate in a property value review with one of our office’s appraisers to educate our office about what you feel your property value should be.
A 2023 Tentative Value Property Review is an opportunity to answer questions about the new tentative property values you received in July 2023. Throughout September 2023, property owners may prepare and present documentation regarding specific issues with the 2023 tentative values. Members of the Franklin County Auditor’s office appraisal team will take notes of property owners’ concerns and issues regarding their property value.
Please note that a final value determination will not be made at the end of the Property Value Review session, but supporting documentation provided at the session will subsequently be reviewed once again on an individual basis in the weeks following the meeting to determine if a change of the tentative value is warranted.
If you disagree with your tentative property valuation, property owners may visit the online scheduling portal (available July 2023) on the Franklin County Auditor’s “Know Your Home Value” website to reserve a 20-minute virtual or in-person meeting to speak with a member of the appraisal division. Confirmation of the appointment will be sent a variety of ways, including via email and text. Prior to the scheduled appointment, property owners are encouraged to collect any and all documentation supporting their case for a different property valuation, including evidence of recent appraisals, and value data for similar properties in their neighborhood.
During the session, an Auditor’s office appraisal division member will listen to property owners’ opinions about why their valuations should be different from the original tentative value, receive any supporting documentation, and decide about any potential value changes in the days following the review session. Final value decisions will be sent to property owners in December 2023.
During November 2023, the Franklin County Auditor’s office engages in end-of-year processes in which all values are finalized and forwarded to the Ohio Department of Taxation for approval. After the Board of Elections certifies November election results, Auditor’s office staff compiles all applicable rates and forwards them to the state as well. The tax commissioner then uses the value and rate information to calculate the effective tax rates which will be used to calculate December tax bills, which will be effective for 2024.
Once the values are approved by the state, any property owner who went through the 2023 Tentative Value Property Review process will be notified of the Auditor’s office final determination. The Auditor’s office anticipates a mailing date of December 2023 for the final value letters to those who participated in a 2023 Tentative Value Property Review after approval from the state. Final property values will appear on the Franklin County Auditor’s office website once approved by the state.
All property owners are entitled to challenge their assessed values by filing a complaint with the Franklin County Board of Revision (BOR). The BOR hears formal complaints about property values and is comprised of the County Auditor, Treasurer, and President of the Board of County Commissioners or their representative. After a property owner has filed a complaint and appears before the BOR, the BOR will review the complaint and determine if a change is warranted.
As part of the BOR complaint process, the property owner may request a mediation in an attempt to resolve the dispute before a formal BOR hearing is scheduled. Complaint forms will be available starting November 2023 in the Franklin County Auditor’s office or online. All complaint forms are due to the Franklin County Auditor’s office no later than March 31, 2024.
For more information on the BOR process, the rules for filing, and answers to other FAQs, please visit our BOR page.
Under Ohio law, the vast majority of money paid for real estate taxes goes to fund local schools, local city and township governments, and other taxing agencies.
Any Franklin County property owner can always find a specific breakdown of exactly what their property taxes fund by viewing their property on the property search page available at www.franklincountyauditor.com.