Montgomery County Tax Assessment Search & Records

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Montgomery County, Ohio · Assessment · 2026 Reappraisal · Tax Records

Find the Assessment, Read the Tax Record, Know the Next Move

Search Montgomery County property assessments by street address, owner name or parcel ID, then use the record to understand appraised value, 35% assessed value, tax district, land and building characteristics, sales, payments and deed-reference clues.

August 2026 is unusually important because the county’s full reappraisal is active now. Tentative 2026 values are available, informal reviews are being held through the end of August, and those new values are scheduled to affect property-tax bills paid in 2027—not the tax bills paid during calendar year 2026.

Get the quick answer Search an assessment Check 2026 value review
Current August 2026 action: if you disagree with the tentative 2026 value, Montgomery County says informal reviews are available from mid-July through the end of August by Zoom or telephone. Call the Property Owner Hotline at 937-224-8927 or use the official informal-review page. Do not wait for a 2026 tax bill—the tentative reappraisal values are scheduled to affect bills paid in 2027.

Quick answer: start with MCRealEstate

Use the official MCRealEstate system for assessment and parcel records. Choose Address, Owner, Parcel or Advanced Search, use the least complicated input that identifies the property, open the correct parcel and verify the physical address before relying on values or tax information.

1 Find the parcel Address, owner or 12-digit parcel ID.
2 Verify two facts Match parcel ID plus physical address.
3 Read the values Separate appraised value from 35% assessed value.
4 Route the task Auditor, Treasurer, Recorder, GIS or BOR.

Montgomery County assessment facts

Official search MCRealEstate.org
Portal software iasWorld Public Access
Auditor Karl Keith
Auditor phone 937-225-4326
Taxable assessment Generally 35% of appraised value
2026 project Full county reappraisal
Value hotline 937-224-8927
Treasurer 937-225-4010
2026 tax dates Feb. 13 and July 24 have passed
Main offices 451 W. Third St., Dayton
If MCRealEstate displays a maintenance notice: do not interpret that as “property not found.” The site periodically displays maintenance messaging. Retry later, use the Treasurer tax-record search for a year-specific tax account, or call the Auditor when you need the current assessment immediately.
Open MCRealEstate Check 2026 reappraisal

Choose the exact property task

Do not use the same system for every assessment, payment, deed or appeal question.

Current August 2026 priority

Your 2026 tentative value is actionable right now

Montgomery County is conducting its required full property reappraisal in 2026. The Auditor says values are being adjusted using individual property characteristics and recent valid sales. Tentative-value notices were mailed in July and informal review meetings are being held during July and August.

July 2026 Tentative values

Notices mailed to property owners.

July–August 2026 Informal review

Current opportunity to discuss the tentative value.

December 2026 Final value step

Final values scheduled for submission to the Ohio Department of Taxation.

Beginning 2027 Values take effect

The new values are scheduled to affect property-tax bills paid in 2027.

January–March 2027 Formal appeal

Board of Revision filing opportunity for final values.

Important 2026 bills unchanged

The tentative 2026 reappraisal values do not affect taxes paid in calendar year 2026.

What to do if the tentative value looks wrong

Open the property record Verify lot size, building size, grade, condition, style and other factual characteristics first.
Compare the new tentative value Do not compare only with last year’s bill; compare the property characteristics and recent market evidence.
Collect evidence before scheduling Strong evidence can include an open-market sale from the last three years, a recent appraisal, comparable sales, photos or repair estimates showing condition issues.
Schedule the informal review The county offers Zoom or telephone reviews through the end of August.
Explain the value issue precisely State the record error or market evidence rather than saying only “my taxes are too high.”
Save what you submitted Keep screenshots, sales evidence, photos, appraisal documents and appointment confirmation.
Recent open-market sale A sale of the subject property during the last three years can be strong evidence when it reflects an arm’s-length market transaction.
Recent appraisal The Auditor lists an appraisal from the last three years as useful review evidence.
Comparable sales Use genuinely similar properties, not simply nearby houses with different size, style or condition.
Condition photographs Dated images can help document deferred maintenance, structural problems or other characteristics not obvious in database fields.
Repair estimates Estimates can help explain the financial significance of documented condition issues.
Record corrections Verify square footage, building count, style, condition, land area and other property-description facts.
A 19% value increase does not automatically mean a 19% tax increase. Montgomery County explicitly warns that property value and tax changes do not generally move one-for-one. Tax rates, voted levies, reduction factors and how your property’s value changed relative to other properties in the same taxing community all affect the eventual bill.
Informal-review script “I am reviewing parcel [parcel ID] at [address]. The tentative 2026 value is [amount]. I believe the value should be reconsidered because [record error / recent sale / appraisal / comparable sales / documented condition]. Which evidence would you like me to provide for the informal review?”
Schedule an informal review Call value hotline: 937-224-8927 See reappraisal timeline
Assessment math

Appraised value and assessed value are not the same number

Ohio’s 35% relationship

Montgomery County’s Treasurer explains that Ohio real property taxes are levied against assessed—or taxable—value equal to 35% of the appraised value.

If the appraised value were $250,000, the 35% assessed value would be $87,500 before tax rates, reduction factors, credits and special assessments are applied.

APPRAISED Market value × 35% Assessed value MILL RATE Tax district ADJUSTMENTS Credits + factors TAX BILL Treasurer account
Appraised value The county’s market value for property-tax purposes, including land and improvements.
Assessed / taxable value Generally 35% of appraised value for Ohio real property.
Mill One mill equals $1 of tax per $1,000 of assessed value before applicable reductions and adjustments.
Simple base formula: Fair Market Value × 35% = Assessed Value. Then (Assessed Value × applicable mill rate) ÷ 1,000 produces a base-tax calculation before reduction factors, credits, special assessments and other account adjustments.
Do not multiply the new 2026 tentative value by the old effective tax rate and assume that is your exact 2027 bill. The county says tax rates are adjusted and final tax impact is not known simply from the percentage change in value.
Assessment record decoder

Know what each value and tax field is actually telling you

Montgomery County property and tax-record fields
Field
What it means
What to check
Best office for a problem
Parcel ID
Primary identifier used across the county’s property systems.
Match it to the physical property before paying or filing.
Auditor
Owner
Current ownership display in the Auditor record.
Recent transfers may require Recorder verification.
Auditor / Recorder
Appraised value
Market value assigned for tax purposes.
Land, improvements, characteristics, recent sales and 2026 tentative value.
Auditor
Assessed value
Generally 35% of appraised value.
Do not confuse it with the tax amount due.
Auditor
Tax district
Combination of taxing jurisdictions and levies applying to the parcel.
Use the same district when interpreting rates or comparing bills.
Auditor
Gross tax rate
Total voted and unvoted millage before applicable reduction effects.
Do not treat gross millage as the only number controlling the bill.
Auditor
Effective tax rate
Rate after applicable reduction-factor effects.
Different property classes and districts can differ.
Auditor
Homestead
Reduction for qualifying owner-occupants who meet program rules.
Current eligibility, income rule and application status.
Auditor Homestead
CAUV
Agricultural-use valuation for qualifying farmland.
Qualifying acres, farm income, annual renewal and homesite/building exclusion.
Auditor CAUV
Special assessment
A separate charge that may appear on the tax account.
Identify the assessment source before assuming it is ordinary millage.
Treasurer / responsible agency
Payment history
Tax-payment and posting history for the parcel.
Use the Treasurer for the live payment status.
Treasurer
Deed reference
Recording clue tied to a transfer or ownership document.
Open the Recorder RISS system for the recorded instrument.
Recorder

What to save from the record

Parcel ID
Physical property address
Current owner display
Tax district
Current appraised value
Current assessed value
2026 tentative value
Land and building characteristics
Recent sale date and price
Deed or recording reference
Current tax balance
Any credit, CAUV or Homestead status
2026 tax deadlines

Both current 2026 real-estate tax installments are now past due dates

First half February 13, 2026

The Treasurer’s current FAQ lists this as the first-half due date.

Second half July 24, 2026

The Treasurer’s live FAQ currently lists this as the second-half due date.

Action now Check live balance

Do not rely on an old bill amount after the deadline.

Official-source conflict worth knowing: Montgomery County’s live Treasurer FAQ now lists July 24, 2026 for the second-half collection, while an older 2026 collection-timeline PDF still shows July 17, 2026. Because the live FAQ is the fresher county guidance and both dates have already passed, use the live Treasurer account for the current amount, posting status and any penalty or interest rather than relying on the older PDF date.
Why the bill says an earlier tax year: Montgomery County explains that real-estate property taxes are billed one full year in arrears. The real-estate taxes paid during calendar year 2026 are for the prior tax year. Manufactured-home property taxes are handled on an actual-calendar-year basis.

If your 2026 tax payment is unresolved

Open the Treasurer Real Estate Tax Search Select the tax year first.
Use only one search field The Treasurer specifically recommends completing only one field for best results.
Open the Parcel ID result Search results appear below the form; click the parcel identifier to enter the detailed tax record.
Verify payment history Check whether a mortgage servicer, prior online payment or mailed payment has already posted.
Use the live balance After a deadline, do not send an amount copied from an older bill without verifying the current account.
Ask about a payment plan if delinquent Montgomery County offers delinquency payment contracts for eligible taxpayers.
Treasurer call script “I am calling about parcel [parcel ID] at [address]. I need the current balance after the 2026 due dates. Can you confirm what has posted, what is currently due, whether any penalty or interest is included, and whether a payment plan or other account action is available?”
Open Treasurer tax search Call Treasurer: 937-225-4010
Tax payment and account help

Search the tax account before choosing a payment method

Search by parcel

Use a Montgomery County parcel ID such as A01 00107 0001.

All parcel numbers begin with a capital letter.

Search by owner

Use Last Name First Name format.

Example: Smith John.

Search by address

Enter street number plus street name.

Do not enter street direction or suffix.

Current electronic-payment fees

$0.50 E-check per transaction
2.3% Credit-card fee based on total payment
$2.95 Debit-card transaction fee
$0 County share of processing fees—the Treasurer says it does not receive them
60 days Minimum lead time published for prepayment-plan applications
Credit card
2.3%
Debit card
$2.95
E-check
$0.50

Payment choices

Montgomery County Treasurer payment routes
Method
How it works
Important detail
Online
Point and Pay processor.
Verify parcel and balance before submitting.
In person
Treasurer office, Monday–Friday, 8 a.m.–4 p.m.
Cash, personal check, cashier’s check, money order and cards are listed; card fees apply.
Mail
Send payment to John McManus, Treasurer, 451 W Third Street, Dayton, OH 45422.
Do not mail cash; include the payment coupon.
Drop box
West side of the County Administration Building on Vista View Drive.
Designed for convenient vehicle access.
Automated phone
Point and Pay at 833-819-5111.
The Treasurer does not accept card information directly over the office phone.
Monthly prepayment
Available to qualifying taxpayers whose current taxes are paid.
Application must be submitted at least 60 days before the tax due date.
Delinquency plan
Monthly contract for eligible past-due accounts.
Call 937-225-4010, option 2; missed plan payments can void the agreement.
Foreclosure risk: the Treasurer states that property more than one year past due and not on a payment plan can be subject to foreclosure and a tax lien. If you are already delinquent, use the current tax account and contact the delinquency department rather than waiting for another bill.
Review official payment options Delinquency help: 937-225-4010
Office routing

Assessment, payment, deeds and appeals belong to different offices

A
AUDITOR Assessment
Values
Homestead
CAUV
$
TREASURER Balance
Payment
Delinquency
Prepay
D
RECORDER Deed
Mortgage
Lien
Document
M
GIS Parcel map
Tax map
Spatial context
Layers
B
BOR Formal value
Complaint
Evidence
Hearing
Which office controls the answer?
Your question
Use
Phone
Important limit
What is my property assessment?
Auditor / MCRealEstate
937-225-4326
Assessment is not the live amount you owe.
I disagree with the tentative 2026 value.
2026 Informal Review
937-224-8927
This is an informal reappraisal review, not the 2027 formal BOR filing.
How much tax is due today?
Treasurer
937-225-4010
Use the live tax account after a deadline.
Who legally acquired the property?
Recorder / RISS
937-225-4275
Auditor ownership display is not a title opinion.
Where is the parcel located?
Auditor GIS
937-225-4596
Online GIS lines are not a professional boundary survey.
How do I formally challenge final value?
Board of Revision
937-496-6856
BOR changes value, not tax rates or the amount directly.
Do I qualify for Homestead?
Auditor Homestead Department
937-225-4341
Age/disability, residence and current income rules apply.
Does farmland qualify for CAUV?
Auditor CAUV
937-496-3281
Buildings and the minimum one-acre homesite are not reduced by CAUV.
Best workflow: find the property in MCRealEstate, copy the parcel ID and use that same identifier when you contact the Treasurer, Recorder, GIS, informal-review staff or Board of Revision.
GIS and mapping

Use the parcel map for context—not as a survey

Find the tract Use the parcel map to see the property relative to roads, neighboring parcels and nearby features.
Check surrounding sales Map context can help identify nearby properties to investigate as potential comparables.
Verify before legal use The Auditor expressly warns that GIS data can contain errors or be misinterpreted.
Boundary warning: do not locate a fence, building, driveway, utility, encroachment or legal boundary from an online GIS line alone. Use the recorded deed, plats and a professional boundary survey when exact ground location matters.
GIS office

451 W Third Street, 3rd Floor

Dayton, OH 45422

937-225-4596

Best question to ask

“I have parcel ID [number]. Which online map or layer should I use to understand [parcel context / tax map / nearby parcels], and what should I verify outside GIS before relying on it?”

Open official GIS page
Deeds and recorded documents

Use RISS when the assessment record becomes a title-document question

The Auditor record can give you an ownership or deed-reference clue, but the Montgomery County Recorder maintains the recorded documents involving land ownership and encumbrances. Use the Recorder’s Information Search System (RISS) for deed, mortgage, lien, release, easement and other recorded-document research.

Copy the owner and parcel clues Keep the current owner name, prior owner, sale date and any deed-reference information from the assessment record.
Open RISS Accept the Recorder’s legal disclaimer before searching.
Enable pop-ups RISS specifically says pop-ups must be enabled for riss.mcrecorder.org and onbase.mcohio.org.
Search the owner names Use current and prior grantor/grantee names when tracing a transfer.
Open the actual document Do not use the Auditor ownership line as a substitute for the recorded deed.
Use professional title research when necessary A public document lookup is useful research but is not a title examination or legal opinion.
Free deed-fraud alert: the Recorder offers a Fraud Alert Notification (FAN) service. Enrolled owners can receive mail, email or text notifications when a document is recorded under their registered information. A notification does not automatically mean fraud; use the instrument number to inspect the record.
Recorder

Lori Kennedy

937-225-4275

Office

451 W Third St., 5th Floor

Dayton, OH 45422

Timing

Office: Monday–Friday, 8 a.m.–5 p.m.

Document recording ends at 4 p.m.

Recorder fees useful for document research

$39 First two pages for basic recording
$8 Each additional page
$4 Marginal notation for specified mortgage documents
$2 Certified-copy charge per page
+$1 Certification fee for certified copies
Open Recorder RISS Check Recorder fees
Formal value appeal

The formal Board of Revision portal is closed now—but reopens January 1, 2027

Do not confuse today’s informal review with a Board of Revision complaint. The current online BOR complaint form is closed for the year and states it will reopen January 1, 2027. Montgomery County publishes a January 1–March 31 filing period.
CHECK VALUE Find factual issue BUILD EVIDENCE Sale · appraisal · comps FILE COMPLAINT Jan. 1–Mar. 31 BOR HEARING Value decision

Evidence that addresses value

Recent sale An arm’s-length sale of the subject property can be persuasive when it relates to the relevant valuation period.
Independent appraisal A credible recent appraisal can support a requested market value.
Comparable sales Similar property sales should be adjusted for meaningful differences rather than selected only by proximity.
Physical condition Photos, repair estimates and documentation can help show condition not reflected in the county record.
Incorrect characteristics Measurement, building-count, grade, condition or land-data errors can directly affect valuation analysis.
Requested value Be ready to state what value you believe is correct and why the evidence supports it.
BOR scope: Montgomery County expressly says the Board of Revision can change property value. It cannot change the tax rate or simply reduce the tax amount because a bill feels high.
BOR preparation script “I am preparing a complaint for parcel [parcel ID]. The county value is [amount], and I believe fair market value should be [amount] because [specific evidence]. Can you confirm the filing form, evidence-submission process and current hearing instructions?”
Open Board of Revision Check complaint portal status BOR: 937-496-6856
Tax reductions

Check credits and valuation programs before assuming the record is complete

Montgomery County property-tax reduction programs
Program
What it can do
Key requirement
Action
Homestead Exemption
Reduces a portion of property taxes for qualifying owner-occupants.
Age, disability or qualifying surviving-spouse category plus residence/income rules where applicable.
Apply through Auditor; general deadline shown as Dec. 31.
Owner Occupancy Credit
2.5% reduction credit on qualifying levies/property taxes for a primary residence.
Qualifying owner-occupied primary residence.
Review Auditor tax-reduction instructions.
CAUV
Values qualifying commercial farmland using agricultural-use methodology.
10-acre route or qualifying income route for smaller tracts.
Initial application / annual renewal through Auditor.
Damaged Property
Possible taxable-value reduction proportional to qualifying structural damage.
Documented damage and applicable filing requirements.
Preserve photos, estimates, insurance records and loss date.

Homestead: current eligibility details

Age / disability

Applicants may qualify by turning 65 by December 31 of the application year or by meeting permanent-and-total-disability requirements.

Primary residence

The applicant must own and occupy the home as the primary residence under the program’s January 1 rule.

Current income figure

For current applications the official page lists 2025 Ohio MAGI of no more than $41,000, subject to applicable exceptions.

Homestead application deadline: the Auditor’s current Homestead page prominently instructs qualifying homeowners to apply by December 31. Hotline: 937-225-4341.

CAUV qualification fork

10 acres or more

Qualifying farmland of at least ten acres devoted to commercial agricultural use may use the acreage qualification route.

OR
Less than 10 acres

Smaller tracts may qualify when average yearly gross farm income for the previous three years is at least $2,500 under the applicable rules.

$25 initial fee The current DTE 109 instructions published by Montgomery County list a $25 filing fee for the initial CAUV application.
Annual renewal Existing CAUV owners must file the renewal application each year to continue the valuation.
Before first Monday in March Current CAUV forms use this annual filing deadline.
Three-year recoupment Loss of qualification or withdrawal can trigger a penalty equal to prior tax savings over three years.
CAUV does not reduce everything on the farm parcel. Montgomery County explains that the program values qualifying farmland by soil type; buildings and the minimum one-acre homesite beneath the buildings are not reduced through CAUV.
Check Homestead View tax-reduction programs Open CAUV application
Failed-search recovery

Why a Montgomery County property or assessment may not appear

Full address returns nothing Remove street direction and suffix. Search house number plus the main street name.
Street spelling is different Try 3rd versus Third, punctuation-free spellings or an * wildcard.
Owner name fails Search LastName FirstName, then surname only, business word, trust, estate or prior owner.
Parcel number fails Keep the opening capital letter, remove hyphens and verify the ID from a bill or deed.
Recent sale not reflected Check Recorder RISS to determine whether the deed was recorded and whether systems are updating on different schedules.
New split or combination Search the former or parent parcel and contact the Auditor for the current parcel configuration.
New construction Search the land parcel first when the street address or completed building record is not yet easy to locate.
Portal says maintenance Retry later or use the separate Treasurer search for tax-account information rather than treating maintenance as a missing parcel.
Rental property Search the parcel owner/entity name and remember that Ohio requires residential rental registration with the Auditor.
Wrong county Verify the county when a mailing city, ZIP code, road or school district crosses jurisdictional expectations.
Auditor search-help script “I am trying to locate parcel information for [address]. The current or former owner may be [name], and I have [old parcel ID / deed / tax bill]. Can you confirm whether the parcel was recently transferred, split, combined, renumbered or added under a different address format?”
Rental-property record

Rental registration is tied to the parcel record too

Ohio requires residential rental-property owners to register qualifying rental properties with the Montgomery County Auditor. The county directs owners to obtain the parcel ID from the real-estate property record and keep rental registration information current.

Who registers Individual owners, sole proprietors, partnerships, corporations, trusts and other qualifying residential rental owners must provide the required ownership/contact information.
Business / out-of-state owner Corporations and other business entities must designate a contact agent, and an out-of-state owner must designate an in-state contact agent under the county’s instructions.
Changes The county says registration information must be updated within 60 days of a change.
Do not ignore registration. Montgomery County states that failure to provide required rental-registration information in a timely manner is a minor misdemeanor and may result in a penalty of up to $150 against the property.
Review rental registration Rental help: 937-225-4314
Office contacts

Bring the parcel ID and contact the office that controls the next step

Montgomery County property-record contacts
Office
Best for
Phone
Location / hours
Auditor
Property search, assessments, appraised value, tax calculation, Homestead, CAUV and other reductions.
937-225-4326
451 W Third St., Dayton
Mon–Fri, 8 a.m.–5 p.m.
2026 Value Hotline
Tentative reappraisal value and informal-review scheduling.
937-224-8927
Informal review by Zoom or telephone.
Treasurer
Live tax balance, payments, posting, mailing address, prepayment and delinquency.
937-225-4010
451 W Third St., Dayton
Mon–Fri, 8 a.m.–4 p.m.
Recorder
Deeds, mortgages, liens, easements, copies and recorded-document research.
937-225-4275
451 W Third St., 5th Floor
Office 8–5; recording ends 4 p.m.
GIS
Auditor parcel map, spatial context and tax-mapping questions.
937-225-4596
451 W Third St., 3rd Floor
Board of Revision
Formal fair-market-value complaints.
937-496-6856
451 W Third St., 3rd Floor
Mon–Fri, 8 a.m.–5 p.m.
Homestead
Senior, disability and qualifying surviving-spouse reduction questions.
937-225-4341
Montgomery County Auditor
CAUV
Agricultural-use eligibility, initial filing and renewal.
937-496-3281
Montgomery County Auditor

Prepare these details before calling

Complete parcel ID
Physical property address
Owner name
Assessment or tax year
2026 tentative value if relevant
Tax balance or payment date
Deed or instrument clue
Specific record error or question
Photos, appraisal or sales evidence
Form/program name if applicable
Universal property script “I am calling about parcel [parcel ID] at [address]. My question concerns [2026 assessment / tax payment / deed / GIS / Homestead / CAUV / formal appeal]. The county system currently shows [brief fact]. Which official tool, form or department should I use next?”
Internal property guides

Use a related guide only when it solves the next search problem

Montgomery County parcel-search guide

Use the deeper property-search guide when your primary task is owner, parcel, deed-reference or GIS lookup rather than assessment interpretation.

Montgomery County Auditor Property Search
Greene County boundary check

Useful for properties east of Montgomery County where a mailing city or Dayton-area location creates county confusion.

Greene County Ohio Auditor Property Search
Clark County boundary check

Useful for properties toward the northeastern Montgomery County boundary when the parcel cannot be located locally.

Clark County Auditor Property Search
Record limits

Know when an online tax assessment is enough—and when it is not

Online records are useful for
  • Finding a parcel ID
  • Reviewing owner display
  • Checking appraised and assessed values
  • Reviewing land and building characteristics
  • Checking sales and tax information
  • Locating GIS maps
  • Preparing a value-review question
Use stronger verification for
  • Legal title and lien priority
  • Exact surveyed boundaries
  • Easements and encroachments
  • Zoning or building approval
  • Formal appraisal conclusions
  • Purchase, lending or litigation decisions
  • Current payoff after tax delinquency
Responsible-use warning: do not identify, accuse or contact someone from a similar owner name alone. Match the parcel ID and physical property, and use Recorder records or professional title research where legal ownership matters.
10 high-intent answers

Montgomery County tax assessment FAQs

Where do I search Montgomery County Ohio tax assessments?

Use MCRealEstate.org, the Montgomery County Auditor-connected property-record system powered by iasWorld Public Access. It supports Address, Owner, Parcel and Advanced searches and provides read-only assessment and tax-record information.

How should I enter an address in the Montgomery County property search?

Enter the house number when known and the main street name. The official Address Search says not to add the street direction or suffix. If the search fails, try a partial street name or the * wildcard.

How do I search Montgomery County property by owner name?

Use LastName FirstName format. Start with the surname alone when needed, then add a first name or initial. For trusts, estates or businesses, try the distinctive part of the recorded ownership name.

How do I search using a Montgomery County parcel ID?

Use the Parcel Search and enter all or part of the parcel number without hyphens. Montgomery County parcel numbers begin with a capital letter; the county’s example is A01 00107 0001. After opening the result, verify the physical property address.

What does 35% assessed value mean in Montgomery County?

Ohio real property is generally assessed for taxation at 35% of its appraised market value. For example, a $250,000 appraised value corresponds to $87,500 of assessed value before tax rates, reduction factors, credits and special assessments are applied.

When will Montgomery County’s 2026 reappraisal affect my taxes?

The county says the new values take effect at the beginning of 2027 and affect property-tax bills paid in 2027. The tentative 2026 reappraisal values do not change the property taxes paid during calendar year 2026.

What can I do right now if I disagree with my tentative 2026 value?

Montgomery County is holding informal review meetings from mid-July through the end of August 2026 by Zoom or telephone. Prepare evidence such as a recent open-market sale, recent appraisal, comparable sales, condition photos or repair estimates and call 937-224-8927 or use the official informal-review page.

When were Montgomery County property taxes due in 2026?

The Treasurer’s current live FAQ lists February 13, 2026 for the first half and July 24, 2026 for the second half. An older county timeline PDF still shows July 17 for the second half, so use the live Treasurer account for current balance and account status. Both dates have passed.

Where do I check my current Montgomery County property-tax balance?

Use the Montgomery County Treasurer Real Estate Tax Information System. Select a tax year and complete only one search field for best results: parcel ID, owner name or property address. When the result appears, click the Parcel ID to view the detailed account.

How do I formally appeal a Montgomery County property value?

Use the Montgomery County Board of Revision. The filing period is January 1 through March 31, and the online complaint portal states it will reopen January 1, 2027. The BOR can change property value but cannot change tax rates or simply reduce a tax bill.

Information reviewed August 20, 2026: MCRealEstate search behavior and iasWorld platform, 2026 tentative-value and informal-review guidance, reappraisal timeline, Ohio’s 35% assessed-value relationship, Treasurer tax search, current live 2026 due dates, older due-date PDF conflict, payment fees, delinquency guidance, Auditor/Treasurer/Recorder/GIS/BOR contacts, Recorder RISS requirements, Homestead rules, CAUV forms and relevant internal CountyAuditors.org guides were checked against current official or live source material.
Independent Guide — Legal and Accuracy Disclaimer: CountyAuditors.org is an independent informational directory. It is not the Montgomery County Auditor, Montgomery County Treasurer, Montgomery County Recorder, Montgomery County Board of Revision, Montgomery County GIS Department or any other government office. This guide does not determine property value, tax liability, title, boundaries, exemption eligibility or appeal rights. Verify live balances, current deadlines, official values, filing requirements, legal descriptions and recorded documents directly with the responsible public office before making financial, legal, tax, construction, purchase or filing decisions.
Ohio Auditor Tools · Tax Year 2026

10 Ohio Property Tax Calculators & Auditor Tools

Built specifically for Ohio's 35% assessment ratio, current DTE forms, and 2026 Homestead, Owner-Occupancy, CAUV, Conveyance Fee, and Board of Revision rules. Every number reflects verified Ohio Department of Taxation amounts.

Homestead: $29,000 Enhanced Vet: $58,000 OAGI limit: $41,000 Assessment: 35% of market BOR filing: Free · DTE 1

Annual Tax Bill Estimator

OHIO

Applies Ohio's 35% assessment ratio plus your county's effective millage tier — the actual math your auditor uses.

Pick a county tier and enter your market value.

Homestead Reduction Calculator

DTE 105A

2026 Ohio Homestead: $29,000 general or $58,000 enhanced (100% disabled vet, KIA spouse). OAGI under $41,000 required for non-veteran applicants.

Pick your situation and enter your home value.

Owner-Occupancy & Non-Business Credits

DTE 105C

Every Ohio owner-occupied home qualifies for the 2.5% Owner-Occupancy Credit plus the automatic 10% Non-Business Credit. Most owners don't realize these stack.

Enter your annual tax to see both credit amounts.

Conveyance Fee Calculator

ORC 322

When you sell or transfer Ohio property, the auditor collects $1 state + up to $3 county per $1,000, plus $0.50 per parcel. Counties choose their rate.

Enter sale price and pick your county rate.

CAUV Agricultural Savings

DTE 109

Ohio's Current Agricultural Use Value cuts taxable value dramatically for farmland (10+ acres, or smaller with $2,500+ annual gross income).

Enter both market and CAUV values to see savings.

Mill Rate Converter

Ohio tax rates appear three ways on auditor sites: mills, percent, or dollars per $1,000. Convert between them instantly.

Enter a rate to see all three forms.

Parcel Number Cleaner

Ohio's 88 counties each format parcels differently — Franklin uses 010-123456-00, Cuyahoga uses 001-23-456, Hamilton uses 100-0001-0001-00. Auto-detects.

Paste any Ohio county parcel to format it.

35% Ratio Sanity Check

Ohio law sets taxable value at 35% of market value. If yours is significantly higher, you're a strong BOR appeal candidate.

Enter both values to compare against Ohio's 35% target.

BOR Appeal Savings

DTE 1

A successful Board of Revision complaint typically cuts your value 10–20%. Filing is free and stays in effect until the next reappraisal.

Enter your tax bill and reduction estimate.

BOR Deadline Countdown

MAR 31

Ohio's statutory Board of Revision filing deadline is March 31 for the prior tax year. Miss it and you wait until next year — no extensions.

Set your deadline to start the countdown.

Verify with the official Ohio source

These calculators use the verified 2026 Ohio Department of Taxation amounts and statutory rules. For your exact bill, exemption status, and county-specific deadlines, always confirm with your county auditor and the Ohio Revised Code:

Ohio Dept. of Taxation — Real Property DTE Forms (105A, 105C, 1, 109) ORC 5715 — Board of Revision ORC 5713 — Taxable Real Property ORC 322.02 — Conveyance Fee ORC 319.54(F)(3) — State Fee ORC 5713.30 — CAUV tax.ohio.gov — Main Portal

Estimates use Ohio's 35% statutory assessment ratio and effective tax rate tiers averaged across major Ohio counties. Your actual bill depends on local school levies, voted millage, inside vs. outside millage splits, House Bill 920 reduction factors (HB 920), and special assessments. The 2026 Homestead general amount ($29,000) and enhanced amount ($58,000) reflect HB 187 inflation indexing — your county auditor's office may show slightly different transitional figures. Nothing here is legal or tax advice. CountyAuditors.org is an independent informational directory, not affiliated with any county government.

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