Adams County Auditor Property Search: Records, Tax & GIS

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Adams County, Ohio · Parcel search, taxes, GIS, deeds, CAUV and value help

Locate a Parcel and Complete the Property Task

Search Adams County property records by owner name, street address or parcel number, then review the property’s value, land, buildings, transfers, tax district and mapped location.

This guide explains what to enter, how to fix a failed search, what each result means, which office handles the next step, and what to prepare before paying taxes, checking a deed, filing a form or questioning a value.

Get the quick answer Follow search steps Check the August 7 deadline
Verify the parcel before using the information. Match the parcel number and physical location—not only the owner name. Auditor records, Treasurer accounts, GIS maps and recorded deeds serve different purposes and may update at different times.

Quick answer: start with Beacon Advanced Search

Use the official Adams County Beacon search to find the property. Start with one simple owner name, address or parcel number, open the detailed result, verify the location and copy the parcel number before moving to taxes, maps, deeds or forms.

1 Search broadly Use a surname, simple road address or parcel number.
2 Open the full record Do not rely only on the short results list.
3 Verify two facts Match the parcel number and physical location.
4 Use the correct office Auditor, Treasurer, Recorder or Tax Map/GIS.

Adams County property facts

Official search Beacon Advanced Search
Published parcels 21,826 parcels
Auditor David Gifford
Auditor phone 937-544-2364
Auditor fax 937-544-1016
Office 110 W. Main St., Room 104
Hours Weekdays, 8 a.m.–4 p.m.
Tax collection Treasurer: 937-544-2317
Recorded deeds Recorder: 937-544-5051
GIS/Tax Map 937-544-5055

Prepare one clean search value before opening Beacon. If the first search fails, remove information rather than adding more fields.

Open official Beacon search Open Auditor website

Choose the property problem you need to solve

The sections below are organised around real user actions rather than a directory of links.

Avoid the wrong office

Which Adams County office handles your question?

Start with the Auditor to identify the parcel, but move to the office that controls the record or action you need.

Correct office or official tool for each property task
What you need
Use
What it provides
Important limit
Owner, address, parcel or property value
Auditor / Beacon
Parcel report, value, land, buildings, transfers, sales and map access.
The owner line is not a legal title opinion.
Current tax amount or payment
Treasurer
Bill, balance, payment, posting and delinquency help.
The Auditor does not collect the payment.
Deed, mortgage, lien or easement
Recorder / DTS PaxWorld
Recorded document indexes and available document images.
A public index is not a complete title examination.
Parcel map or rural land location
Beacon Map
Visual parcel context, roads, neighbouring parcels and available imagery.
A parcel outline is not a survey.
Legal-description or tax-map help
Tax Map/GIS Office
GIS assistance, mapping data and legal-description context.
Professional survey or legal help may still be required.
Challenge market value
Board of Revision
DTE 1 and DTE 1M valuation-complaint process.
It does not remove tax rates or penalties.
Homestead or owner occupancy
Auditor
Eligibility guidance and DTE application forms.
Ownership alone does not guarantee eligibility.
Agricultural valuation
Auditor CAUV program
Application, annual renewal and recoupment guidance.
Farms are not enrolled automatically.
Efficient workflow: Find the parcel, copy its parcel number, save the detailed record and use that identifier in every later payment, deed, map, form or office question.
Search recovery

No property result found?

Owner search failed Use only the surname, then try a trust, estate, LLC, farm name or former owner.
Full address failed Keep the house number and main road word while removing directions and suffixes.
Rural tract has no clear address Search the owner, parcel number or nearby road and switch to map view.
Property recently sold Search the seller and check Recorder records for the new deed.
New parcel split Search the parent parcel, survey owner or original acreage parcel.
Old parcel number disappeared The property may have been split, combined or renumbered.
Manufactured home is missing Confirm registration with the Auditor and search the land parcel separately.
Mailing city seems wrong Verify the county and mapped location rather than the postal city alone.

Prepare this before calling the Auditor

Complete physical address
Current and former owner names
Old parcel number
Nearby road or intersection
Approximate sale or construction date
Description of the failed search
Useful Auditor call script “I am trying to identify the property at [address or road]. The current or previous owner may be [name], and I have [old parcel number, deed reference or nearby intersection]. Can you confirm whether the parcel was transferred, divided, combined or renumbered?”
Call Auditor: 937-544-2364 Email the Auditor
Parcel-report decoder

Understand the record before using it

Important Adams County property fields explained
Field
What it means
What to do next
Parcel number
The county identifier for the taxable parcel.
Use it for tax, map, deed and form questions.
Owner
The ownership name currently displayed by the Auditor.
Use the recorded deed for legal ownership proof.
Property address
The physical or situs location associated with the parcel.
Compare it with GIS and deed information.
Mailing address
The address used for official correspondence.
Do not confuse it with the physical parcel.
Market value
The Auditor’s estimate of fair market value.
Review facts, condition and relevant sales.
Assessed value
Generally 35% of appraised market value in Ohio.
Apply the parcel’s actual tax district and reductions.
Land value
Value assigned to the land portion.
Check acreage, class, homesite and CAUV status.
Building value
Value assigned to houses and other improvements.
Verify area, age, grade, condition and outbuildings.
Transfer history
Sale or ownership-transfer information associated with the parcel.
Use Recorder records for the actual instrument.
Tax district
The combination of local levies applying to the parcel.
Do not use a random countywide rate.
Special assessment
A charge separate from ordinary property-tax levies.
Ask which agency or improvement created it.

Check these facts when the value looks wrong

Property characteristics
  • Land area and property class
  • House size and building footprint
  • Year built and condition
  • Basement and finished area
  • Garage, barns and other structures
  • New additions or demolished buildings
Useful correction evidence
  • Current photographs
  • Measurements and floor plans
  • Building or demolition records
  • Repair estimates
  • Recorded deed or survey
  • Inspection or damage reports
Outdated-rate warning: The Auditor’s public tax-rate page currently displays historical PDFs only through tax year 2023 payable in 2024. Do not use an older PDF as the current 2026 parcel rate.

Use Beacon to identify the parcel and its tax district. Contact the Auditor when you need the current calculation or rate explanation.

Review published historical rate files Ask Auditor for current rate help
Time-sensitive 2026 tax help

August 7 is the second-half tax deadline

Real estate first half February 13, 2026

This deadline has passed.

Manufactured home first half March 2, 2026

This deadline has passed.

Real estate second half August 7, 2026

Verify the balance before paying.

Manufactured home second half August 7, 2026

Same published deadline.

Deadline status checked August 5, 2026: The published August 7 deadline is two days away. If you are reading this after August 7, call the Treasurer for the current balance before using the original bill amount.

Pay online without creating a duplicate charge

Find the correct parcel or registration number Match the owner, property and tax record before opening the payment system.
Check whether a mortgage company already paid Review escrow activity before making a second payment.
Open the county-approved LexisNexis portal Choose Real Estate Tax or Mobile Homes.
Enter only numbers The payment page says not to enter dashes, periods or other special characters in the parcel or registration number.
Review the 3% processing fee The fee is non-refundable and is charged by the payment processor.
Submit once Do not refresh the page or use the browser back arrow while payment is processing.
Save the receipt Keep the parcel number, amount, processing fee, date and confirmation.

Call before paying when any of these apply

The deadline has passed
A lender may have paid
The owner recently changed
The parcel was split or combined
The online amount differs from the bill
A payment is pending or duplicated
A manufactured-home registration changed
You need penalty or delinquency information
Treasurer call script “I am calling about parcel or registration number [number] at [address]. Can you confirm the current balance, whether another payment has posted, the August 7 deadline status, and the approved payment method?”
Treasurer

Lisa A. Newman

937-544-2317

Office
110 West Main Street
Room 138
West Union, OH 45693
Hours and email

Monday–Friday, 8 a.m.–4 p.m.

lisa.newman@adamscountyoh.gov

Open approved tax payment portal Verify Treasurer dates and contact
Maps, rural parcels and descriptions

Use Beacon Map and Tax Map/GIS correctly

Copy the parcel number from Advanced Search It is more reliable than a difficult rural address.
Open Beacon Map Search the parcel, owner or nearby road.
Zoom to the parcel Parcel labels and details may not appear at countywide scale.
Click neighbouring parcels when needed This can help identify an unaddressed tract or parent parcel.
Compare the map parcel number with the record Do not rely only on a visual outline.
Contact Tax Map/GIS for legal-description questions Prepare the parcel number, deed reference and survey information.
Map resource versus final verification
Question
Useful starting point
Final verification
Where is the parcel?
Beacon Map
Parcel number and property record
What surrounds the property?
GIS or aerial context
Current site inspection and county records
What is the legal description?
Auditor and Tax Map clues
Recorded deed and approved description
Where is the exact boundary?
Map, deed and plat research
Professional boundary survey
Can the parcel be divided?
Tax Map/GIS discussion
Applicable planning, legal and survey requirements
Boundary warning: Do not place a fence, driveway, building, septic system or utility from a Beacon or GIS parcel line. The mapped line can differ from the surveyed ground location.
GIS/Tax Map Administrator

Amy Simpson

Phone

937-544-5055

Email

amy.simpson@engineer.adamscountyoh.gov

Open Beacon parcel map Open Tax Map/GIS contact page
Market and buyer research

Find useful sales and comparable properties

Match the location
  • Same township, village or market area
  • Similar road access and rural setting
  • Similar tax and school-district influence
  • Similar proximity to services
Match the property
  • Residential, farm, commercial or vacant use
  • Similar building size and age
  • Similar acreage and outbuildings
  • Similar grade and condition
Match the transaction
  • Recent sale date
  • Normal market exposure
  • No related-party transfer
  • No foreclosure or partial-interest distortion

Transfers that may not reflect market value

Family or gift transfer
Trust or estate transfer
Sheriff or foreclosure deed
Partial ownership interest
Several parcels sold together
Major building-condition difference
Different agricultural use
Sale far from the valuation date
Adams County farm comparison tip: A nearby acreage sale is not automatically comparable when CAUV status, tillable land, woodland, homesite value, barns, access or development potential differs.

Use the official Sales Search after deciding your date range, location and property type. Open each candidate’s complete parcel record before using it as evidence.

Open official Sales Search
Recorded land documents

Find deeds, mortgages, liens and easements

Use the Auditor record to identify the parcel. Use the Recorder when you need the actual recorded ownership or encumbrance document.

Copy parcel and transfer clues Save the current owner, previous owner, parcel number and approximate transfer date.
Open the official DTS PaxWorld system Use the public-access route linked by the Recorder and Auditor.
Search both grantor and grantee Search current and former owners, trusts, estates and business names.
Narrow by document type Choose deed, mortgage, release, lien, easement or another relevant instrument.
Use an approximate recording date This helps separate same-name records.
Compare the legal-description and property clues Confirm that the document relates to the correct parcel.
Contact the Recorder for copy or search help Ask about current copy, certification and recording charges before ordering.
Title warning: An Auditor owner name or Recorder search result does not prove that every lien, easement, restriction or ownership issue has been resolved. Obtain professional title or legal help for a transaction.
Recorder

Chris Moore

Phones

937-544-5051

937-544-2513

Office and email
110 W. Main St., Room 133
West Union, OH 45693

chris.moore@adamscountyoh.gov

Search official Recorder records Open Recorder contact page
Board of Revision

Challenge market value—not simply the tax bill

A Board of Revision complaint should show why the Auditor’s market value is incorrect. A higher tax bill may instead result from a tax rate, levy, special assessment, penalty, lost reduction, new construction or CAUV change.

Check the parcel record first

Acreage and property class
House size and building footprint
Year built and condition
Basement and finished area
Garage, barns and improvements
Recent valid sale
Comparable sales
Damage or demolition

Prepare a value complaint

Confirm the applicable tax year and deadline Call the Auditor before filing because the complaint applies to a specific valuation year.
Use the current form Use DTE 1 for real property or DTE 1M for a qualifying manufactured or mobile home.
State the requested value Explain the factual reason the current market value is incorrect.
Attach direct evidence Use a sale, appraisal, comparable properties, measurements, photographs or repair estimates.
Keep proof of delivery Retain a stamped copy, certified-mail record or another confirmation.
Prepare for questions Organise the property record and evidence by issue rather than submitting unrelated documents.
Evidence matched to the valuation problem
Problem
Useful evidence
Weak approach
Recent purchase
Closing statement, contract, deed and sale-condition details.
A general online home estimate.
Incorrect building size
Measurements, plans, photographs and permit records.
Claiming it is wrong without identifying the field.
Poor condition
Dated photos, inspections and repair estimates.
Ordinary maintenance complaints without cost evidence.
Comparable-sales case
Similar arm’s-length sales near the valuation date.
Selecting only the lowest sale prices.
Agricultural property
Acreage, use, productivity, structures and CAUV facts.
Comparing a working farm with ordinary vacant land.
Board of Revision call script “I am reviewing parcel [parcel number] for tax year [year]. I believe the market value is incorrect because [sale, factual error, condition or comparable evidence]. Can you confirm the current form, filing deadline and delivery requirements?”
Open Board of Revision page Open current Auditor forms
Reductions and agricultural valuation

Check Homestead, owner occupancy and CAUV

Which Adams County property program may apply?
Program
Main purpose
Important requirement
Action
Owner Occupancy Reduction
Tax reduction for a qualifying principal residence.
Own and occupy the home; apply by December 31.
Use DTE 105C or the applicable manufactured-home form.
Homestead Exemption
Relief for qualifying senior, disabled, veteran or surviving-spouse homeowners.
Principal residence, qualifying ownership and applicable income or status rules.
Use DTE 105A, 105E or 105I as applicable.
CAUV
Values qualifying agricultural land according to agricultural use.
Qualifying acreage or agricultural-income test and annual filing.
Initial application plus annual renewal before the first Monday in March.
Damaged Property
Requests valuation relief after qualifying destruction or damage.
Document the date, cause and extent of loss.
Use DTE 26 or DTE 49 as applicable.

Owner Occupancy Reduction

The published county rules require the applicant to own the home, occupy it as the principal residence and apply by December 31. The reduction generally applies to the home and homesite, not excess acreage.

Common exclusions: Rental property, homes occupied by someone other than the owner, certain entity-owned property, primarily commercial units, excess acreage and manufactured homes using the depreciation method may not qualify.

Homestead Exemption

Identify the eligibility category Senior, permanent and total disability, qualifying disabled veteran or eligible surviving spouse.
Confirm current income requirements The threshold can change. Ask the Auditor for the amount applying to the filing year.
Confirm principal residence and ownership Trusts, life estates, land contracts and mortgages may require supporting documents.
Select the correct DTE form Use the form matching age, disability, veteran or surviving-spouse status.
File by December 31 Ask whether a current and late application can be filed for the same property.

CAUV agricultural-use valuation

Basic eligibility
  • Generally 10 qualifying agricultural acres excluding the homesite
  • Or less than 10 acres producing at least $2,500 gross agricultural income annually under the published test
  • The agricultural use qualifies—not the owner’s length of ownership
  • Field crops, timber, produce, nursery use and qualifying animal husbandry may qualify
Filing duties
  • $25 initial application fee
  • File after January 1 and before the first Monday in March
  • Return the renewal every year
  • No annual renewal fee
  • Report changes in qualifying use
Three-year CAUV recoupment risk: Failure to renew or converting the land to a non-qualifying use can create a charge equal to the preceding three years of CAUV tax savings.
Open current forms Review Homestead guidance Review owner-occupancy rules Review CAUV guidance
Registration, transfer and relocation

Handle an Adams County manufactured home correctly

Register a newly located home

Contact the Auditor within 30 days Owners must register the home after locating it in Adams County.
Prepare title and location information Bring owner, home, parcel, park or land and purchase details.
Confirm the taxation method The depreciation and appraisal methods use different valuation calculations.
Check owner-occupancy eligibility Manufactured homes taxed using the appraisal method may qualify under applicable rules.
Save the registration confirmation Keep it with the title, relocation and tax records.
Registration penalty: The county states that failure to register within 30 days may result in a $100 fine.

Move the home on a public road

Manufactured-home relocation requirements
Requirement
Published rule
Practical action
Relocation notice
Required for a move on an Ohio public road.
Obtain it from the Auditor before the move.
Notice fee
$5
Confirm the accepted payment method.
Tax status
All home taxes must be paid.
Confirm the balance before requesting the notice.
Display
Attach the notice to the rear of the home during the move.
Keep it visible throughout the public-road move.
Failure to obtain notice
$100 fine for the owner and $100 for the mover.
Do not schedule the move until the notice is issued.

Transfer or convert the home

Transfer of ownership
  • Auditor processes the used-home conveyance
  • Published fee is $4 per $1,000 of sale price
  • Title transfer follows through the Clerk of Courts
  • Confirm all taxes before transfer
Convert to real estate
  • Home generally must be permanently affixed
  • Owner generally must own the land
  • All taxes must be paid
  • Title must be inactivated and surrendered
Value complaints: Manufactured homes taxed like real property use DTE 1M and its instructions. Confirm the current complaint filing window with the Board of Revision.
Read manufactured-home rules Open manufactured-home forms
Conveyance, building changes and surplus

Prepare a transfer, new building notice or surplus claim

Real-property conveyance

Published conveyance fee

$4 per $1,000 of the sale price.

The county applies the published fee to real-estate and manufactured-home sales.

Common forms

DTE 100 for a taxable conveyance and DTE 100(EX) when claiming an exemption from the conveyance fee.

Prepare the deed-transfer package

Current deed and prior recording reference
Complete legal description
Every parcel number
Survey or approved description when required
Correct DTE conveyance form
Owner and buyer legal names
Tax-mailing address
Professional help for complex ownership changes
Do not build a deed description from the GIS map. An abbreviated parcel description or map outline is not a complete legal description.

Notify the Auditor about qualifying construction

The county’s New Building Notification page says an owner must notify the Auditor of construction or improvements exceeding $2,000.

Identify the parcel Copy the parcel number and property address.
Describe the improvement State whether it is a new structure, addition or another substantial improvement.
Record completion and cost information Keep permits, contractor documents and completion dates.
Submit the building notification Use the county form and retain a copy.

Check tax-sale surplus funds

Adams County publishes a surplus-funds list, application and instructions for overage money resulting from tax sales. A name on the list does not automatically prove entitlement.

Open the current surplus list Check the listed party and property clues carefully.
Read the application instructions Identify the required ownership, identity and supporting records.
Verify the claim before paying anyone Contact the Auditor directly rather than relying on an unsolicited recovery company.
Review conveyance fees and forms Open building notification guidance Open surplus-funds resources
Contacts, rooms and visit planning

Adams County property office directory

Contact the office that can complete the task
Office
Use it for
Contact
Location and hours
Auditor
Search, value, tax calculation, forms, CAUV, Homestead, manufactured homes and BOR.
937-544-2364
Fax: 937-544-1016
david.gifford@adamscountyoh.gov
110 W. Main St., Room 104
West Union, OH 45693-1396
Monday–Friday, 8 a.m.–4 p.m.
Treasurer
Tax balance, payment, posting, delinquency and receipts.
937-544-2317
lisa.newman@adamscountyoh.gov
110 W. Main St., Room 138
West Union, OH 45693
Monday–Friday, 8 a.m.–4 p.m.
Recorder
Deeds, mortgages, liens, easements and recorded documents.
937-544-5051
937-544-2513
chris.moore@adamscountyoh.gov
110 W. Main St., Room 133
West Union, OH 45693
Monday–Friday, 8 a.m.–4 p.m.
Tax Map/GIS
GIS help, tax maps and legal-description context.
937-544-5055
amy.simpson@engineer.adamscountyoh.gov
Confirm office location and visit arrangements before travelling.
Board of Revision
Real-property and manufactured-home valuation complaints.
937-544-2364
110 W. Main St., Room 104
West Union, OH 45693

Include this information in every call or email

Parcel or registration number
Physical property address
Owner name
Relevant tax or value year
Deed or transfer reference
Form or program name
Short description of the problem
Supporting evidence available
Universal property call script “I am contacting you about parcel [parcel number] at [property address]. I need help with [search, value, tax payment, deed, map, Homestead, CAUV, manufactured home or transfer]. The public record currently shows [brief fact]. Which official tool, form or office should I use next?”
County-border search

Could the parcel be in Scioto County?

Adams County officially identifies Scioto as a surrounding county. A rural road, mailing city or ZIP code near the boundary can cause a parcel to appear missing from the Adams County search.

Use the Scioto County guide when
  • The property lies near the eastern Adams County boundary
  • The address or deed identifies Scioto County
  • The Adams County map does not contain the expected parcel
  • The tax bill or parcel number belongs to a different county system

Open the Scioto County property-search guide

Accuracy and legal limitations

What online property records cannot prove

Online records are useful for
  • Identifying a parcel
  • Reviewing ownership display and addresses
  • Checking value and building facts
  • Finding sales, maps and forms
  • Preparing questions for county staff
Get additional verification for
  • Legal title and ownership rights
  • Exact boundary locations
  • Easements and unreleased liens
  • Buildability or land-use approval
  • Purchase, lending or legal decisions
Responsible-use warning: Do not identify, accuse or contact someone based only on a same-name property result. Confirm the parcel and use public property information lawfully.
Ten practical answers

Adams County property search FAQs

Where is the official Adams County Ohio property search?

The Adams County Auditor links to a county-authorized Beacon Advanced Search. Use it for owner, address, parcel, value, building, sale and map-related property research.

How do I search Adams County property by owner?

Begin with the owner’s surname or one distinctive word from a trust, estate, farm or business name. Add the first name only if the result list is too broad.

Why can I not find an Adams County rural address?

Remove the direction, road suffix, punctuation and ZIP code. Search the owner or parcel number, or use the Beacon map to locate surrounding rural parcels.

When are Adams County property taxes due in 2026?

The Treasurer lists February 13, 2026 for first-half real-estate taxes and August 7, 2026 for second-half real-estate taxes. Manufactured-home dates are March 2 and August 7, 2026.

How much is the Adams County online property-tax payment fee?

The county-approved LexisNexis payment portal publishes a non-refundable processing fee of 3%. Enter only the numeric portion of the parcel or registration number.

Are Adams County GIS parcel lines legal boundaries?

No. Beacon and GIS parcel lines are useful for research and location context but do not replace a deed, approved legal description, subdivision plat or professional survey.

Where can I find an Adams County deed or mortgage?

Use the Adams County Recorder and its official DTS PaxWorld public-access system. Search current and former owner names and compare the result with the Auditor parcel number.

How do I challenge an Adams County property value?

Review the parcel facts, gather market-value evidence and use the current DTE 1 complaint form through the Adams County Board of Revision. Confirm the filing deadline with the Auditor before submitting.

How does CAUV work in Adams County?

Qualifying agricultural land may receive current agricultural use valuation. Initial applications cost $25, annual renewal is required, and filing is due before the first Monday in March.

How do I register a manufactured home in Adams County?

A manufactured home must be registered with the Auditor within 30 days after being located in Adams County. Failure to register may result in a $100 fine.

Information checked August 5, 2026: Property-search links, office contacts, parcel count, 2026 tax deadlines, payment-portal fee and instructions, Recorder access, GIS contact, Board of Revision forms, Homestead, owner occupancy, CAUV, conveyance fees, manufactured-home rules, new-building notifications and surplus-funds resources were checked against official Adams County sources.
Independent guide: CountyAuditors.org is not the Adams County Auditor, Treasurer, Recorder, Tax Map/GIS Office or Board of Revision. Confirm live balances, deadlines, eligibility, recorded documents, legal descriptions and filing requirements with the responsible public office.
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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