Since early 2024, property owners across Ohio have been burdened by property tax bills significantly higher than the ones they became accustomed to paying prior to 2024. This is because, for tax year 2023, most county auditors (including Hamilton, Clermont and Butler) performed comprehensive re-appraisals and revaluations of all properties. Due to several factors, including Greater Cincinnati’s real estate market, property values have skyrocketed. So, too, have property tax bills, which are based upon each property’s taxable value. What many property owners don’t know is that by submitting an appeal to their county’s Board of Revision, they can seek a reduction in their property’s value, which will lead to lower property tax bills.

The deadline to file property valuation complaints for any given tax year is March 31 of the following calendar year (i.e., for tax year 2025, the filing deadline will be March 31, 2026). The Board of Revision will review the complaint and conduct a hearing, usually between May and September, where the complainant must prove that their property was overvalued. While not as formal as court proceedings, the hearings do involve a recorded presentation of evidence and testimony before a three-member panel. A representative from the auditor’s office will attend the hearing to defend their valuation. The property owner’s appraiser is also expected to appear and defend their findings. In some cases, an attorney representing the school district in which the property is located will attend the hearing and oppose the value reduction.

Generally, to demonstrate to the Board of Revision that a property is overvalued, the property owner needs to present the following: (1) evidence of comparable properties that have recently sold at lower prices than what the auditor quoted for their own property or (2) an appraisal prepared by a licensed professional appraiser showing the owner’s property value is lower than the current auditor’s value. Appraisers usually rely on one of two approaches to determine a property’s value: (1) the sales comparison approach and (2) the income approach. Under the sales comparison approach, the appraiser identifies recently sold properties that are similar in location, size, age, and type. The appraiser then uses those sale prices to estimate the subject property’s value. Under the income approach, which is only applicable to commercial properties, the appraiser estimates the property’s value based on the income it produces. Professional appraisals are almost always the best source of evidence for the hearing, especially when the Board is familiar with the appraiser and deferential to the appraiser’s credibility.

If the Board of Revision reduces a property’s value, the new value will generally apply through the end of the current three-year period, which is the midpoint of the six-year valuation period. By seeking a single value reduction, property owners can potentially save money on their taxes for several years. County auditors perform a revaluation at the midpoint of each six-year appraisal period. The difference between the two is that midpoint revaluations don’t include a physical inspection of the property and only consider general market conditions. If property owners are dissatisfied with the Board’s decision, they can appeal to the Ohio Board of Tax Appeals or to the court of common pleas within 30 days after receiving the Board’s decision.

Jeffrey A. Levine is a Partner at Strauss Troy and a member of its litigation and corporate practice groups. Levine has a niche practice and extensive experience representing clients before Ohio county boards of revision and the Ohio Board of Tax Appeals for real estate tax valuation issues.