What is the Ohio property tax assessment ratio?

Ohio law sets taxable value at 35% of market (true) value statewide, under Ohio Revised Code §5713.03. Your county auditor must use this ratio when calculating your tax bill.

How much is the Ohio Homestead Reduction in 2026?

For tax year 2026, the general Homestead Reduction shields $29,000 of market value for qualifying owners age 65+, totally disabled, or surviving spouses age 59+ with Ohio Adjusted Gross Income under $41,000. The enhanced amount for 100% disabled veterans and surviving spouses of public-safety officers killed in the line of duty is $58,000 with no income limit. File DTE Form 105A with your county auditor.

When is the Ohio Board of Revision deadline?

Ohio's statutory Board of Revision (BOR) complaint deadline is March 31 for the prior tax year, per ORC §5715.19. Complaints are filed using DTE Form 1 with your county auditor at no cost. Late filings are rejected except in very narrow clerical-error circumstances.

How much is the Ohio real property conveyance fee?

Ohio's conveyance fee has two parts: a mandatory $1.00 per $1,000 state fee (ORC §319.54(F)(3)) and a permissive county levy of up to $3.00 per $1,000 (ORC §322.02). Most Ohio counties charge the full $4.00 per $1,000. A separate $0.50 transfer fee applies per parcel. Filed using DTE Form 100 at the auditor's office at closing.

Who qualifies for Ohio's CAUV agricultural tax break?

Ohio's Current Agricultural Use Value (CAUV) program lets actively farmed land be taxed on its agricultural value rather than its market value. Eligibility requires 10+ acres devoted exclusively to commercial agriculture, or smaller parcels with $2,500+ in gross annual income from agriculture. Apply using DTE Form 109 and renew annually with DTE 109A. Removing land from CAUV triggers recoupment of three years of saved taxes under ORC §5713.34.

Montgomery County Auditor Property Search & Tax Records

Montgomery County, Ohio · Parcel, value, tax, deed and GIS help

Find Parcels, Taxes, Values & Maps

Search Montgomery County property records by owner name, street address or parcel ID, then check appraisal details, taxable value, ownership, deed-reference clues, current taxes, prior-year balances and levy distribution.

This guide also separates the Auditor search from the Treasurer tax system, explains the 2026 reappraisal values that affect 2027 bills, and shows what to do when the record is missing, taxes are past due, GIS lines are unclear or a property value appears wrong.

Read the quick answer Search step by step Check tax records

DAYTON PARCEL + TAX INTELLIGENCE RECORD FLOW

OWNER: LAST NAME FIRST

ADDRESS: NO DIRECTION OR SUFFIX

PARCEL: CAPITAL LETTER + DIGITS

FIND

PARCEL IDENTIFIED A01 00107 0001

TAX RECORD YEAR SELECTED Property facts and payment records use separate official systems.

2025 2026

PROPERTY RECORD TAX BALANCE 2026 VALUE GIS + DEED

Use two identifiers before relying on a result. Match the property address and parcel ID—not only a similar owner name. MCRealEstate, the Treasurer tax search, Recorder records and GIS maps can update on different schedules and answer different questions.

Quick answer: which search should you use?

Use MCRealEstate for the owner, parcel, appraisal, assessment, property characteristics, current-tax summary and GIS links. Use the separate Treasurer Real Estate Tax Information System when you need a selected tax year, payment history, amount due or delinquency information.

1 Identify the parcel Search owner, address or parcel number.

2 Copy the parcel ID Montgomery IDs begin with a capital letter.

3 Choose the tax year Use the Treasurer search for year-specific records.

4 Use the correct office Auditor, Treasurer, Recorder, GIS or BOR.

Auditor

937-225-4326

8 a.m.–5 p.m.

Treasurer

937-225-4010

8 a.m.–4 p.m.

County offices

451 W. Third St.
Dayton, OH 45422

Current deadline

Second half due
July 24, 2026

2026 tax-credit update: Montgomery County states that an eligible Inflation Cap Credit was applied automatically to the second-half balance. Property owners do not need to submit a separate application for that credit.

Montgomery County Ohio Auditor property search with owner, address and parcel lookup options — Use the official Montgomery County Auditor property search to find real-estate records by owner name, street address or parcel ID.

Choose the exact property task you need

The sections below are organized around actions rather than a list of county links.

Start in the correct system

Which Montgomery County office handles the task?

Property ownership, value, tax collection, recorded documents and parcel mapping are connected, but no single office controls every part of the record.

Best office or tool for common property questions
What you need	Use this office or tool	What it provides	Important limit
Owner, address, parcel, value or property characteristics	Auditor / MCRealEstate	Ownership display, appraisal, assessment, land, buildings, taxes and GIS links.	The ownership display is not a substitute for the recorded deed.
Tax-year amount, payment history or delinquent balance	Treasurer Tax Information System	Tax-year records, amount due, payment information and downloadable files.	Use one search field at a time for the best result.
Pay tax, change billing address or start a payment plan	Treasurer	Online payment, mail, drop box, prepayment and delinquency assistance.	The Auditor cannot post or reverse a tax payment.
Deed, mortgage, lien, easement or release	Recorder	Recorded documents, indexes, copies, certified copies and fraud alerts.	The search is not a title-insurance commitment.
Parcel map or nearby-property context	Auditor GIS	Interactive parcel mapping and county GIS data.	GIS lines are not a legal survey or title guarantee.
Challenge fair market value	Board of Revision	Statutory value-complaint and remote hearing process.	BOR cannot directly change tax rates or the amount due.
Homestead, owner occupancy, CAUV or damage relief	Auditor	Eligibility information, applications and corrections.	Each program has a separate qualification test.

Best cross-office workflow: Search the parcel once, copy the complete parcel ID, and use that same identifier when checking taxes, contacting GIS, researching deeds, filing a value appeal or registering a rental.

Auditor search workflow

Search Montgomery County property records correctly

MCRealEstate supports address, owner, parcel, advanced and conveyance searches. Start with the least amount of information that can identify the property.

Search by owner

Enter the last name first.
Add the first name or first initial when needed.
Use the surname only when spelling is uncertain.
Try one distinctive word for an LLC, trust or business.
Use an asterisk wildcard for a partial name.

Official format: Smith John

Search by address

Enter the house number when known.
Type only the main street name.
Do not add North, South, East or West initially.
Do not add Street, Avenue, Road or Drive initially.
Use an asterisk wildcard when spelling is uncertain.

Use: 123 Anywhere

Search by parcel ID

Copy the number from a tax bill, deed or prior record.
Include the starting capital letter.
Enter the number without hyphens.
Search part of the number only when necessary.
Confirm the resulting property address.

Example: A01 00107 0001

Official owner-search examples

What different owner entries return
Search entry	Likely result	When it helps
Smith	Owners with the last name Smith.	Best first attempt when only the surname is known.
Smith J	Smith owners with first names beginning with J.	Narrows a large surname result.
Smith John	The specific formatted owner name.	Best when the exact legal name is known.
*Jane	Owners with Jane appearing anywhere in the indexed name.	Helpful when Jane may be a first, middle or business-name term.

Open and verify the matching parcel

Select only one search type Do not enter an owner, address and parcel number simultaneously unless the portal specifically requests it.

Choose the tax year carefully Use “Any” for a broad property search or select a specific year when researching historical values.

Sort a long result list MCRealEstate allows sorting by Parcel ID, Owner or Parcel Location in ascending or descending order.

Match at least two facts Compare parcel ID and address, or address and a building or transfer detail.

Open the parcel record Review ownership, property record, value, tax, sales, sketches and map options.

Save the complete parcel ID Use it for tax payments, deed searches, GIS, Board of Revision and rental registration.

Temporary maintenance message: MCRealEstate was displaying a system-maintenance notice during verification. Do not switch to a paid records website. Retry the official system later, use the Treasurer tax search for tax information, or call the Auditor at 937-225-4326.

After reviewing the exact input rules above, use the relevant official search page.

Open official owner search Open official address search Open MCRealEstate home

Failed-search troubleshooting

No Montgomery County property result found?

Follow this order before assuming the property is outside the county or the record does not exist.

Owner search returned nothing Search the surname alone. Try a prior owner, trust, estate, LLC or business keyword.

Name spelling is uncertain Use the asterisk wildcard or search an initial rather than the complete first name.

Address search failed Remove the direction, suffix, unit number, punctuation and unnecessary abbreviation.

Numbered street may be formatted differently Try “3rd” and “Third,” or another spelled-out variation.

Parcel number failed Check the starting capital letter, remove hyphens and verify every zero and digit.

The property recently sold Search the seller or former owner and then verify the deed in Recorder records.

The parcel was split or combined Use GIS to inspect nearby parcels and call the Auditor for the replacement identifier.

The property may be in another county Confirm the county using the physical location rather than only the ZIP code or mailing city.

Information to prepare before calling

Complete property address

Current and previous owner names

Parcel ID, when available

Approximate purchase date

Deed or tax-bill reference

Nearby intersection

Municipality or township

Screenshot of the failed search

Auditor call script “I am trying to identify the parcel at [property address]. The current or former owner may be [name], and I have [parcel number, deed reference or nearby intersection]. Can you confirm whether the parcel was transferred, split, combined or renumbered?”

Property-record decoder

Understand the property card and tax summary

Do not treat every field as legal proof. Use the property card to identify and research the parcel, then move to the office that controls the final action.

Important Montgomery County record fields
Field	What it means	Practical next action
Parcel ID	The main county identifier for the real-estate parcel.	Copy it for tax, deed, map, appeal and rental questions.
Ownership information	The owner name currently displayed in the Auditor system.	Use the Recorder’s deed when legal ownership proof is required.
Mailing address	The address used for owner or tax correspondence.	Do not confuse it with the physical property location.
Appraised value	The estimated market value of land and improvements.	Check property facts and recent market sales before disputing it.
Taxable value	Generally 35% of the appraised value in Ohio.	Tax rates, reductions and credits are applied to this value.
Land and improvement values	The portions of total value assigned to land and structures.	Check acreage, building area, condition and improvements.
Buyer or most recent sale	A transfer clue connected with the parcel’s recent transaction.	Verify the transaction type and recorded deed before relying on it.
Deed reference	A recording clue that may lead to the ownership document.	Use it in the Recorder’s Records Online Search.
Total currently due	The tax amount currently shown as due in the property system.	Verify payment status and selected year through the Treasurer.
Prior year	Delinquent tax from a prior collection year.	Resolve before purchase, refinance or deed transfer.
Levy Distribution	How the parcel’s tax dollars are allocated among taxing authorities.	Use it to understand school, library, park and local-government shares.

Check physical property facts before questioning value

Living area and building footprint

Year built and effective age

Condition and construction grade

Basement and finished area

Garage, porch and outbuildings

Land area and property use

Recent addition or demolition

Storm, fire or structural damage

Buyer warning: Check current and prior-year balances before closing. Property taxes attach to the parcel, and unresolved delinquency can create a serious problem for the buyer.

After opening the parcel, use the Treasurer’s bill guide to understand appraised value, taxable value, Homestead, CAUV, TIF value, special assessments and tax-rate fields.

Read the official tax-bill guide Open Auditor real-estate services

2026 full reappraisal

Review the new tentative 2026 property value

Do not confuse the tentative value with the current 2026 bill. Montgomery County states that 2026 reappraisal values will be used for taxing purposes beginning with property-tax bills received in 2027.

Taxes currently collected in 2026

The current collection concerns the prior tax year and the bill presently issued by the Treasurer.

New 2026 tentative value

The full-reappraisal value will first be used for tax bills property owners receive in 2027.

What the 2026 reappraisal reviews

More than 250,000 real-estate parcels are being individually reviewed.
Values are adjusted using individual property characteristics and recent property sales.
The county began collecting updated property photos and data before the valuation year.
People and identifying information such as license plates are blurred before public images are released.
A comprehensive reappraisal is different from the neighborhood-based 2023 triennial update.

Check a tentative value in this order

Open the correct parcel Confirm the complete parcel ID and property address.

Review the physical record Check square footage, year, condition, construction, land area and improvements.

Review recent sales Compare similar properties in the same neighborhood or market area.

Prepare supporting evidence Useful items may include a recent sale contract, appraisal, photographs, repair estimates and comparable sales.

Schedule an informal review Use the county scheduling page or call the Property Owner Hotline.

Use BOR later when necessary An informal review and a formal Board of Revision complaint are separate processes.

Property Owner Hotline

937-224-8927

Spanish assistance

937-496-3260

Auditor office

937-225-4326
8 a.m.–5 p.m.

Informal-review script “I am reviewing the tentative 2026 value for parcel [parcel ID]. I believe the property record or market value may be incorrect because [square footage, condition, damage, sale or comparable evidence]. What should I submit before the review?”

After checking the parcel facts and collecting evidence, use the official reappraisal and informal-review pages.

Open 2026 reappraisal information Schedule an informal review

Separate Treasurer lookup

Search Montgomery County tax records by year

Use the Treasurer system when the question is about a selected tax year, payment, amount due, delinquency or tax history rather than the physical property record.

Use the Treasurer search in seven steps

Select the tax year Choose the year you need before entering the property information.

Complete only one search method Use parcel, owner or address—not all three—for the first attempt.

Use the complete parcel ID when available Montgomery County parcel numbers begin with a capital letter.

Format an owner as Last Name First Name Example: Smith John.

Remove address direction and suffix Enter the street number and main street word only.

Wait for results below the search form The official system says processing may take several seconds.

Select the Parcel ID Click the parcel number in the result list to open the detailed tax record.

Treasurer search-field examples
Search type	Official example	Common mistake
Parcel ID	A01 00107 0001	Omitting the capital letter or using a different parcel format.
Owner name	Smith John	Entering FirstName LastName.
Property address	123 Anywhere	Adding North, South, Street, Avenue or Road.
Tax year	Select from the year menu.	Reading an older tax year as the current amount due.

Download shortcut: The Treasurer system also publishes weekly, monthly and yearly sales files, tax rolls, delinquent files, district listings, CAMA characteristics, available refunds and neighborhood-code data.

After reviewing the field rules above, open the official tax-record search.

Open official tax-record search Search payments by calendar year

Current 2026 tax help

Pay taxes or resolve a past-due balance

First-half due date February 13, 2026

Past deadline.

Second-half due date July 24, 2026

Extended current deadline.

Eligible state credit Applied automatically

No separate Inflation Cap Credit application.

Past-due risk Penalty, lien or foreclosure

Contact the Treasurer before the debt escalates.

Payment options and current fees

Montgomery County property-tax payment methods
Method	Current official detail	Practical warning
Online e-check	$0.50 per transaction through Point and Pay.	Verify routing and account numbers before submitting.
Online credit card	2.3% of the total payment.	Review the fee before paying a large tax balance.
Online debit card	$2.95 per transaction.	Confirm the final transaction total.
Automated phone	Call 833-819-5111.	Transaction-method fees still apply; save confirmation.
Live phone assistance	Call 877-495-2729; Point and Pay lists a $5 assistance charge.	The Treasurer does not receive the processor fee.
In person	451 W. Third St.; Monday–Friday, 8 a.m.–4 p.m.	The office does not validate parking.
Mail	Make payment to John McManus, Treasurer and include the bill coupon.	Do not mail cash; use a USPS postmark rather than a private meter date.
Drop box	West side of the County Administration Building on Vista View Drive.	Do not place cash in an unattended box.

Micro steps for online payment

Confirm the parcel and tax year Match the property address, parcel ID and current amount due.

Check mortgage escrow Contact the lender before making a possible duplicate payment.

Open the Treasurer payment page Use the official Point and Pay route linked by Montgomery County.

Choose the lowest suitable fee Compare the $0.50 e-check fee with debit- and credit-card charges.

Verify the parcel again Do not authorize payment when the owner or address does not match.

Save proof Keep the confirmation number, date, amount, parcel ID and payment method.

Recheck posting Confirm the balance when a deadline, sale or refinance is approaching.

Monthly prepayment program

Taxes must be current before enrollment.
Enrollment must normally occur at least 60 days before a half-year due date.
The property cannot be on another past-due plan or have a delinquent status such as foreclosure or bankruptcy.
Monthly bank drafts continue until the taxpayer requests cancellation.
Prepayment is not a replacement for a lender’s mortgage escrow agreement.

Past-due payment plan

Basic down payment

The Treasurer generally requires 20% of the total amount due, including delinquency and full-year current taxes.

Protection while current

Additional penalties and interest are frozen while the taxpayer follows a good-standing payment contract.

Missing-payment risk: A missed monthly payment can void the agreement, restore frozen penalty and interest, and remove protection from a tax lien or foreclosure.

Treasurer call script “I am calling about parcel [parcel ID] at [property address]. I need to confirm the July 24 balance, whether the Inflation Cap Credit was applied, whether a lender payment has posted, and whether prepayment or a delinquent plan is available.”

Open official payment options Verify the current due date Review delinquency plans

Map research, not a survey

Use Montgomery County GIS parcel maps

GIS is useful for locating parcels, checking nearby properties and understanding road or neighborhood context. It is not legal proof of an exact boundary.

Map-search workflow

Identify the parcel in MCRealEstate Copy the complete parcel ID and physical address.

Open the official GIS page Follow the Interactive GIS Map link provided by the Auditor.

Search the parcel or address Use the exact parcel ID when an address has multiple formats.

Zoom to parcel level Countywide views may not display every line, label or layer.

Compare nearby properties and roads Use surrounding parcels to confirm that the map location is correct.

Move to legal records when necessary Use deeds, plats and a licensed surveyor for exact boundary work.

Boundary warning: The county does not guarantee that GIS information is free from error or inaccuracy. Do not place a fence, driveway, building, utility or easement using an online parcel line alone.

GIS phone

937-225-4596

GIS location

451 W. Third St.
3rd Floor
Dayton, OH 45422

Other map resources

Archived map books, deed books, plat books, abstract books and GIS downloads.

After identifying the correct parcel and understanding the map limitations, open the official GIS page.

Open official GIS information

Recorder document workflow

Find deeds, mortgages, liens and easements

Use the Recorder when you need the recorded instrument. The Auditor property card can provide useful ownership and deed-reference clues, but it does not replace the document.

Search recorded documents step by step

Collect property clues Save the owner, former owner, parcel ID, sale date and deed-reference information.

Open Records Online Search Use the Recorder system rather than a general property-search site.

Search name variations Try current and former surnames, both spouses, trust names, LLC names and initials.

Narrow by document type Select deed, mortgage, assignment, release, lien, easement or another relevant record.

Add a date range Use the approximate purchase, refinance, release or filing date.

Compare recording details Match names, instrument number, recording date, legal description and parcel clues.

Request a copy when needed Ask whether the receiving agency requires an ordinary or certified copy.

Current Recorder fees

Common Montgomery County Recorder charges
Service	Published fee	Practical note
Basic recording	$39 for the first two pages; $8 for each additional page.	Applies to common deeds, mortgages and similar recorded documents.
Mortgage release or assignment notation	$4 marginal-notation fee.	Added to applicable release and assignment documents.
Photocopy	$2 per page.	Confirm whether the image is already available online.
Certified copy	$2 per page plus $1 certification.	Ask the recipient whether certification is required.
Plat	$0.10 per square inch; $40 minimum.	Use recorded plats for subdivision and legal-description research.

Free fraud alert: The Recorder’s Fraud Alert Notification system can send mail, email or text notice when a document is recorded concerning a registered property.

Title-search limitation: A public document search does not confirm marketable title, resolve every lien or replace title insurance and legal review.

Recorder main line

937-225-4275

Copy Center

937-225-6494

Office hours

8 a.m.–5 p.m.
Recording ends at 4 p.m.

Open Recorder services Open Records Online Search Register for fraud alerts

Deed transfer and recording

Prepare a deed transfer without avoidable delays

The Auditor performs a deed transfer for each Montgomery County parcel before the ownership record is updated. The Recorder then records the accepted document.

Conveyance fee

$3 per $1,000 of actual sale price.

Parcel transfer fee

$0.50 for each parcel transferred.

Document-preparation checklist

Exact recording fee

Required first-page top margin

Original notarized signatures

Grantor marital status

Applicable spouse dower release

Complete legal description

Document-preparation statement

Self-addressed stamped envelope

DTE 100 or DTE 100EX

Homestead or CAUV conveyance form when applicable

eRecording limitation: The Recorder accepts non-transfer documents electronically. Deeds and documents requiring a No Transfer stamp must still pass through the Auditor’s Deed Transfer Department before recording.

Search a conveyance form

Montgomery County’s Conveyance Form Search supports a year and conveyance number, parcel ID or property address. Parcel IDs begin with a capital letter, and address searches should omit street directions and suffixes.

Deed-transfer call script “I am preparing a transfer involving parcel [parcel ID]. The transaction includes [sale, exemption, Homestead, CAUV, trust, split or multiple parcels]. Can you confirm the required forms, conveyance fees and office order?”

Review deed-transfer requirements Search conveyance forms Call deed transfer: 937-225-4373

Board of Revision

Challenge an incorrect property value

The Board of Revision decides fair market value. It cannot directly reduce a tax rate, remove a levy or change a Treasurer payment balance without a value change.

Good reasons to review a value

Open-market sale indicating a different value

Recent professional appraisal

Deferred maintenance

Structural damage

Incorrect square footage

Wrong condition or property characteristics

Relevant nearby comparable sales

Demolition or major improvement error

Arguments that do not prove market value

“My neighbor’s county value is lower” Compare actual recent sales, not only another official valuation.

“My tax bill is too high” Explain why the fair market value is wrong rather than only objecting to the tax amount.

“Nearby properties are poorly maintained” Connect the condition issue to valid market evidence for the subject property.

“I want the tax rate changed” BOR has authority over value, not the adopted tax rates.

File a complaint step by step

Confirm the parcel and filing year Review the property record and identify the exact value being challenged.

State the requested fair market value Do not enter only the desired tax savings.

Prepare evidence Include a sale, appraisal, photographs, repair estimates and comparable-market information.

Complete the current complaint form Follow all signature, representation and attachment instructions.

File January 1 through March 31 Keep a complete copy and proof that the county received it.

Prepare for a remote hearing Montgomery County hearings take place by Zoom video conference or telephone.

Outcome warning: The Board may increase, decrease or retain the value. Present all relevant evidence during the local proceeding.

BOR phone

937-496-6856

BOR location

451 W. Third St.
3rd Floor
Dayton, OH 45422

Filing period

January 1 through March 31.

Open Board of Revision guidance Read appeal evidence FAQs

Credits, exemptions and farmland

Check property-tax reductions and relief programs

Common Montgomery County tax-reduction programs
Program	Main purpose	Key qualification clue	Important action
Owner Occupancy Credit	Up to a 2.5% reduction on qualified levies and taxes for a primary residence.	Own and occupy the home as the principal residence on January 1.	Check status in the property record and file a correction application when needed.
Homestead Exemption	Tax relief for qualifying seniors, disabled homeowners and certain surviving spouses.	Primary residence, age or disability status and applicable income rules.	File on or before December 31 with required documentation.
CAUV	Values qualifying commercial farmland using soil-based agricultural values.	Ten or more agricultural acres, or smaller acreage meeting the $2,500 income route.	File a new application and annual renewal.
Damaged Property	Potential taxable-value reduction after structural damage or destruction.	Damage severity and date affect the available reduction.	File by December 31 of the year the damage occurred.
Tax Exemption	Possible exemption for qualifying charitable or governmental use.	Ownership, leasing and public-purpose use requirements apply.	Use the applicable exemption process; special assessments may remain.

Owner Occupancy Credit

The owner and spouse may receive the credit on only one home. When a recently purchased primary residence does not show the credit, check the property record and submit the owner-occupancy application.

Homestead Exemption

The applicant must own and occupy the home as the primary residence.
Senior applicants generally qualify by reaching age 65 during the application year.
Permanently and totally disabled homeowners require supporting evidence.
Disabled veterans and certain surviving spouses use separate application paths.
Applications and required documents must be filed by December 31.

Homestead Hotline

937-225-4341

Spanish assistance

937-496-3260

Mailing destination

Homestead Department
451 W. Third St.
Dayton, OH 45422

CAUV agricultural valuation

Ten-acre route

Farmland of ten or more acres may qualify when devoted exclusively to agricultural use.

Smaller-tract route

Land under ten acres may qualify when average annual gross farm income for the prior three years is at least $2,500.

CAUV limit: The program values qualifying farmland by soil type. It does not reduce the value of buildings or the minimum one-acre homesite beneath the buildings.

CAUV phone

937-496-3281

New application

Use the current initial CAUV form.

Existing enrollment

File the required annual renewal.

Damaged or destroyed property

A structurally damaged property may receive a temporary taxable-value reduction proportional to the severity of the damage. Preserve photographs, insurance documents, repair estimates and the date of loss.

Open current real-estate forms Review Homestead eligibility Review CAUV requirements Review damaged-property relief

Residential landlord requirement

Register a Montgomery County rental property

Ohio requires owners of qualifying residential rental property to register the property with the County Auditor.

Find the parcel ID in MCRealEstate

Provide the full individual or entity owner name

Name a corporate officer when applicable

Designate a contact agent for a business entity

Use an Ohio agent for an out-of-state owner

Update information within 60 days of a change

Keep a copy of the submitted registration

Penalty warning: Failure to provide or update required rental information can be a minor misdemeanor and may result in a penalty of up to $150 against the property.

Rental help

937-225-4314

Not included

Hotels and college dormitories are not covered by this rental-registration rule.

Update period

Report changes within 60 days.

Open rental-registration guidance

Phone, address and office routing

Montgomery County property contacts

Contact the office that can complete the task
Office	Use it for	Phone	Hours or location
Auditor	Property records, value, assessment, Homestead, owner occupancy, CAUV and deed transfer.	937-225-4326	451 W. Third St.; Monday–Friday, 8 a.m.–5 p.m.
Treasurer	Tax records, payment, billing address, prepayment, delinquency and tax liens.	937-225-4010	451 W. Third St.; Monday–Friday, 8 a.m.–4 p.m.
Recorder	Deeds, mortgages, liens, easements, copies, recording and FAN alerts.	937-225-4275	5th Floor; office 8 a.m.–5 p.m.; recording ends 4 p.m.
GIS	Interactive parcel maps, mapping data and GIS interpretation questions.	937-225-4596	451 W. Third St., 3rd Floor.
Board of Revision	Formal complaints about fair market value.	937-496-6856	3rd Floor; Monday–Friday, 8 a.m.–5 p.m.

What to include in a call or email

Complete parcel ID

Physical property address

Owner name

Relevant tax year

Deed or instrument reference

Form or program name

Short problem description

Photos, appraisal or other evidence

One useful office script “I am contacting you about parcel [parcel ID] at [property address]. I need help with [value, tax record, payment, ownership, deed, GIS, exemption or transfer]. The public system currently shows [brief fact]. Which office, form or official tool should I use next?”

Nearby county property guides

Check a neighboring county when the boundary is unclear

A Dayton-area mailing address or ZIP code does not always prove that Montgomery County maintains the parcel.

Miami County

Useful for properties north of Montgomery County near Vandalia, Tipp City or the county boundary.

Open Miami County property-search guide

Clark County

Useful for parcels east of Montgomery County toward Springfield and nearby townships.

Open Clark County property-search guide

Warren County

Useful for property south of Montgomery County near the Miamisburg, Franklin or Springboro area.

Open Warren County property-search guide

Record limitations

What online property and tax records cannot prove

Online systems are useful for

Identifying the parcel
Reviewing appraisal and assessment data
Checking tax records and payment information
Finding deed references and nearby parcels
Preparing a question for the correct office

Get additional verification for

Legal ownership or marketable title
Exact property boundaries
Unreleased liens or easements
Zoning, permits and building approval
Purchase, lending or legal decisions

Responsible-use warning: Do not publish accusations, contact an employer, send money or make a legal conclusion from a same-name property result. Verify the parcel and use public records lawfully.

Ten practical answers

Montgomery County property and tax FAQs

What is the official Montgomery County Auditor property search?

MCRealEstate.org is the Montgomery County Auditor-connected property-search system. It provides read-only access to property ownership, appraisal, assessment, tax-record and GIS information.

How do I search Montgomery County property by owner name?

Enter the name in LastName FirstName order. Start with the surname only, add the first name or initial when needed, and use an asterisk as a wildcard when part of the name is uncertain.

How do I search a Montgomery County property by address?

Enter the street number when known and type only the main street name. Do not initially enter a directional letter or street suffix such as Street, Avenue, Road or Drive.

What format does a Montgomery County parcel number use?

Montgomery County parcel numbers begin with a capital letter. An official example is A01 00107 0001. Enter the number without hyphens and verify the property address before using the result.

When are Montgomery County second-half property taxes due in 2026?

The second-half 2025 real-estate tax payment deadline was extended to July 24, 2026. Eligible Inflation Cap Credits were applied automatically, so no separate application is required for that credit.

Will the Montgomery County 2026 tentative value appear on the current tax bill?

No. The 2026 full reappraisal values will be used for taxing purposes beginning with property-tax bills received in 2027. The current 2026 collection concerns the prior tax year.

Are Montgomery County GIS parcel lines legally exact?

No. The county states that GIS information may contain errors or inaccuracies and should not be interpreted as a legal boundary guarantee. Use recorded documents and a licensed surveyor when an exact boundary matters.

Where can I find a Montgomery County deed, mortgage or lien?

Use the Montgomery County Recorder Records Online Search for recorded deeds, mortgages, liens, easements and releases. Use the Auditor property card first to collect the owner, parcel and deed-reference clues.

How do I appeal a Montgomery County property value?

File a Board of Revision complaint during the January 1 through March 31 filing period. The Board may change property value but cannot directly change tax rates or the amount of tax due.

What are the Montgomery County Auditor phone number and office address?

The Montgomery County Auditor phone number is 937-225-4326. The office is at 451 West Third Street, Dayton, Ohio 45422 and is open Monday through Friday from 8 a.m. to 5 p.m.

Details checked July 20, 2026: Property-search syntax, the maintenance status, parcel-number format, tax-record workflow, July 24 deadline, Inflation Cap Credit notice, payment fees, 2026 reappraisal information, GIS warning, Recorder fees, deed-transfer charges, BOR rules, Homestead, owner occupancy, CAUV, damaged-property relief and rental registration were reviewed using official Montgomery County sources.

Khushboo Bobade

Khushboo Bobade is the editor and digital publisher of CountyAuditors.org. She oversees the research and editorial process for the website, ensuring that information about county auditor offices, property records, and government resources is accurate, verified, and easy for visitors to understand.

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.

County tier

Your effective rate (%)

Market (appraised) value ($)

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.

Exemption type

Home market value ($)

County effective rate (%)

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.

Current annual property tax ($)

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.

Sale / consideration price ($)

County fee rate

Number of parcels

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).

Market value of farmland ($)

CAUV value (from auditor) ($)

County effective rate (%)

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.

Convert from

Value

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.

Parcel / APN / PIN

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.

Taxable value (from tax bill) ($)

Likely market value ($)

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.

Current annual tax ($)

Likely value reduction

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.

Filing deadline (default March 31)

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.