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The real estate market soared over the past few years, with buyers outbidding each other amidst a low-interest borrowing market and housing shortages. It did not matter much whether a property was completely renovated, partially renovated, or in original condition. If buyers wanted a house in a specific area, they were, in many cases, willing to pay whatever it took to successfully buy the property while interest rates were low. This was not unique to Hamilton County, but rather a common phenomenon throughout Ohio. Record sales were prolific.
The state of Ohio requires auditors to use uniform procedures to revalue parcels on a six-year cycle using the mass appraisal process which is different from a private fee appraisal with an in-depth review of each specific parcel. The state directs and approves our values based on this appraisal process. Since property sales are the best indicator of value, the robust market strongly influenced new values.
The 2023 reappraisal picked up where the previous 2020 Triennial Sales update ended: starting with sales in mid-year 2020 and ending with sales mid-year 2023. The state did not allow a prior Board of Revision decision to carry over into the 2023 reappraisal, and we were required to apply new construction activity to a new value.
Once the state certified the values and set the tax rates, the county treasurer created a tax bill based on new values and voter approved tax levies, along with additional political subdivision add-ons, such as inside millage, which are amounts not eligible for voter approval. The treasurer’s office mails bills and collects the taxes − first half bills were due on Feb. 5.
Although the market flexed into new territory, state law did not. Local county auditors, who, according to state law, were charged with applying the market to new values, were forced to deliver the news to property owners, and local county treasurers were obligated to collect tax amounts many were unprepared to pay.
The Ohio Legislature is the policy making body with the authority to make changes to property taxes. Whether you want to advocate for changes in property value methodology, for a solution to unconstitutional school funding formulas, or for other changes in state law, like expanded access to the homestead exemption, it is the only route for change. Change must come from the state.
County auditors and county treasurers have no choice but to follow state law. The Ohio Revised Code does not allow auditors or treasurers to freeze prior values, to apply a blanket percent change across the county, or to make exceptions or changes to state programs.
Understand your tax bill and your options for payment. The auditor’s website shows you where your tax dollars go. Simply pull up your property and click on the tax distribution link to see both this year’s and last year’s tax distribution. Contact the treasurer’s office to learn more about payment programs for homeowners behind on their taxes, where the bill can be split into equal payments, usually five over the next two and a half years.
If you believe your new value is incorrect, you can file in the Hamilton County Board of Revision until March 31. The state provides for the BOR process as the recourse for homeowners. You must prove it by providing evidence of what you think your value should be. Please go to https://www.hamiltoncountyauditor.org/bor.asp for details.
Jill Schiller is Hamilton County treasurer. Brigid Kelly is Hamilton County auditor.
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