Search Adams County Ohio Property Records and Understand the Official Parcel Data
Adams County’s real estate portal has moved to a modern Beacon property search system, but most users still need help understanding which official office handles each part of a property question. This guide brings the Auditor, Treasurer, Recorder, Tax Map/GIS, CAUV, Homestead, Owner Occupancy, Conveyance, Board of Revision and Manufactured Home details into one practical page.
Use the official links only when you are ready to act: search a parcel, review a map, pay taxes, check a deed, file a valuation complaint, download a DTE form, apply for a tax reduction, or contact the right county office.
Fast answer: start with the official Beacon – Adams County, OH property search. The Auditor website says the real estate web portal was upgraded and users should use the Property Search & Maps link or QuickSearch. The Auditor site also links to Advanced Search, Sales Search and Map tools.
Best local workflow: use Beacon/Auditor to identify the parcel and value, Treasurer for tax payment and due dates, Recorder/DTS for deeds and recorded documents, Tax Map/GIS for parcel mapping and legal-description context, CAUV for farmland valuation, Homestead/Owner Occupancy for reductions, and Board of Revision for value complaints.
Which Official Adams County Tool Handles Your Question?
Do not send users to the wrong office. This table explains which official Adams County source should be used for each job.
What you need |
Use this official tool |
What it gives you |
Action link |
|---|---|---|---|
Owner, address, parcel, value, sales, tax detail, property map |
Beacon / Adams County Auditor Property Search |
Modern property search, maps, real estate data, tax information and appraisal data. |
|
Tax due date, bill payment, online payment, tax bill questions |
Adams County Treasurer |
2026 real estate and manufactured-home due dates, payment portal link and Treasurer contact. |
|
Deed, mortgage, lien, recorded document, chain of title |
Adams County Recorder / DTS PaxWorld |
Recorder contact and official public-access document search for recorded land records. |
|
Parcel map, GIS layers, legal-description pre-approval, map help |
Tax Map / GIS Office |
GIS/Tax Map administrator contact, map/data hub and legal-description mapping support. |
|
Value complaint or manufactured-home valuation complaint |
Board of Revision |
Real estate complaint form, manufactured-home complaint form and BOR contact. |
|
Tax-sale overage / surplus fund information |
Auditor Surplus Funds page |
Surplus funds list, application and instructions for tax-sale overage money. |
Micro Step-by-Step: Search an Adams County Ohio Property
Open the official Beacon search
Start with Beacon – Adams County, OH – Search or open the Auditor website and use Property Search & Maps.
Use the cleanest identifier first
Parcel number is best. If you do not have it, try owner last name or street address. Do not fill every field on the first search.
Open the matching property report
Review owner, parcel number, address, valuation, tax information, sales, land/building data and map location before saving or calling the county.
Use Sales Search when value is the question
The Auditor site links to a Sales Search. Use sales evidence before filing a valuation complaint.
Use Recorder for deed proof
If the owner line appears outdated after a sale, check Recorder/DTS records. Auditor property data is not the same as a recorded deed image.
Use Treasurer for payment
The Treasurer handles real estate and manufactured-home tax due dates and payments. The Auditor identifies the parcel; the Treasurer collects the tax.
What to Type in Adams County Property Search
Parcel number
- Best option when you have a tax bill, Recorder deed, prior property card or Treasurer payment result.
- Copy the parcel number before calling Auditor, Treasurer, Recorder or GIS.
- If a split or new survey is involved, also check GIS/Tax Map.
- Use parcel number when comparing Beacon, tax bill and Recorder documents.
Owner name
- Start with last name only.
- For LLC, trust, estate or business property, search one unique word.
- Do not add middle initials until broad search fails.
- If ownership recently changed, verify with Recorder records.
Address
- Start with street number and street name only.
- Leave out punctuation, ZIP code and extra unit detail first.
- Try the map/GIS route if the road name or rural address is confusing.
- Search again with fewer details if no result appears.
What the Adams County Property Record Helps You Read
Record item |
Why it matters |
Best next step |
|---|---|---|
Parcel number |
The cleanest identifier for Auditor, Treasurer, Recorder and GIS conversations. |
Copy it before paying taxes, checking deeds or filing BOR. |
Owner and address |
Identifies the property in the Auditor/Beacon system. |
Check Recorder if a sale or deed transfer was recent. |
Market value |
Ohio real property is generally valued at fair market value except CAUV land. |
Use sales evidence and property condition details before BOR. |
Assessed value |
Adams County CAUV page confirms Ohio tax assessed value is 35% of appraised market value. |
Do not confuse market value with taxable value. |
Sales data |
Sales help explain value and support valuation complaints. |
Use official Sales Search and Recorder deed records for stronger evidence. |
Map view |
Useful for parcel location and rough context. |
Use GIS/Tax Map and recorded documents for legal description questions. |
Adams County 2026 Property Tax Due Dates and Payments
Real estate first half
The Treasurer page lists February 13, 2026 for Real Estate First Half 2025 taxes payable in 2026.
Real estate second half
The Treasurer page lists August 7, 2026 for Real Estate Second Half 2025 taxes payable in 2026.
Manufactured homes first half
The Treasurer page lists March 2, 2026 for Manufactured Homes First Half 2026 taxes.
Manufactured homes second half
The Treasurer page lists August 7, 2026 for Manufactured Homes Second Half 2026 taxes.
Tax/payment item |
Official detail |
Practical note |
|---|---|---|
Treasurer |
Lisa A. Newman, Treasurer. Phone: 937-544-2317. |
Use Treasurer for due dates, payments and tax bill questions. |
Office |
110 West Main Street, Room #138, West Union, OH 45693. |
Same courthouse address as Auditor/Recorder, but different room. |
Hours |
Monday–Friday, 8:00 a.m.–4:00 p.m. |
Do not plan late-afternoon in-person payment without calling first. |
Online payment |
Adams County government links to Properties Tax Payment through LexisNexis payment portal. |
Use parcel/tax bill details before starting online payment. |
Auditor homepage notice |
Auditor homepage also displays second-half tax due date as August 7, 2026. |
If a bill or page conflicts, call Treasurer before paying late. |
Valuation, New Construction and the 35% Assessed-Value Rule
Fair market value
Except for CAUV land, Adams County explains that Ohio real property is valued at estimated fair market value or the price expected in an arm’s-length sale.
Tax assessed value
The CAUV page confirms tax value, or tax assessed value, is not the same as appraised value. It is 35% of appraised market value.
Three-year revaluation cycle
The CAUV FAQ says revaluations occur every three years. The valuation page also references revaluation and triennial update duties.
Valuation issue |
Official detail |
Practical meaning |
|---|---|---|
New construction |
Auditor duties include reviewing building permits, inspecting new construction and valuing new construction. |
A new building, addition or structure can change value outside a simple sale event. |
Land splits and surveys |
Auditor valuation duties include review of parcel land splits and boundary surveys accepted by the Tax Map Department. |
A split or new configuration can change valuation and map record timing. |
Valuation complaints |
Auditor administers processing of valuation complaints, and BOR makes final value determination. |
File with Board of Revision when value is wrong, not just because taxes are high. |
Sales evidence |
BOR/appraisal duties include examination of area sales and other necessary data. |
Comparable sales are better evidence than opinion. |
Adams County Recorder: Deeds, Mortgages and Land Records
Use the Recorder when you need recorded document proof. The Auditor record identifies the property, but the Recorder’s records establish recorded ownership documents and related instruments.
Recorder office
Adams County Recorder is Chris Moore. The office is at 110 West Main Street, Room #133, West Union, OH 45693.
Recorder contact
Phone numbers listed: 937-544-5051 and 937-544-2513. Email: chris.moore@adamscountyoh.gov.
DTS public search
The county Recorder page links to Adams County Public Access / DTS PaxWorld.
Recorder task |
Use it for |
Practical note |
|---|---|---|
Confirm deed |
Recorded transfer proof, grantor/grantee research and chain of title. |
Use Recorder if the Auditor owner line looks outdated after a sale. |
Mortgage / lien check |
Recorded instruments beyond the property-value card. |
Do not assume Auditor tax data reveals every recorded lien or mortgage. |
Document copies |
Deed, easement, mortgage and other recorded documents. |
Call Recorder for copy cost and exact search help. |
Search account tools |
DTS/PaxWorld account features, saved searches and document cart. |
The portal says an account allows saving search settings, search history and documents to a cart. |
GIS, Tax Map and Legal-Description Research
GIS / Tax Map office
Main contact is Amy Simpson, GIS/Tax Map Administrator. Phone: 937-544-5055. Email: amy.simpson@engineer.adamscountyoh.gov.
GIS hub
The Adams County Ohio GIS-Tax Map hub allows users to discover, analyze and download data in CSV, KML, Zip, GeoJSON, GeoTIFF or PNG formats.
Legal descriptions
The GIS hub title mentions pre-approvals of legal descriptions and advises that legal descriptions be pre-approved.
Map task |
Use this |
Important caution |
|---|---|---|
Find parcel visually |
Beacon Map / GIS hub |
Good for context; not a survey. |
Download GIS data |
Adams County Ohio GIS-Tax Map hub |
Use official hub downloads rather than copying screenshots. |
Legal description review |
Tax Map/GIS Office |
Pre-approval is recommended for legal descriptions. |
Boundary or split question |
Tax Map + Recorder + survey support |
Parcel maps are not a substitute for a recorded deed or professional survey. |
Conveyance Fees, DTE Forms and Transfer Clues
$4 per $1,000
Adams County Auditor lists the conveyance fee as $4.00 per thousand of the sale price.
Real estate + manufactured homes
The county says this fee is assessed on both sales of Real Estate and Manufactured Homes.
DTE forms
Official forms include DTE 100, DTE 100(EX), DTE 100M and DTE 100M(EX) through the Auditor forms page.
Transfer issue |
Official detail |
Practical meaning |
|---|---|---|
Taxable real property transfer |
Use DTE 100 Real Property Conveyance Fee Statement of Value and Receipt. |
Use when conveyance fee applies. |
Exempt real property transfer |
Use DTE 100(EX) Statement of Reason for Exemption from Real Property Conveyance Fee. |
Use only when an exemption reason fits. |
Manufactured/mobile home sale |
Use DTE 100M or DTE 100M(EX), depending on taxable/exempt transfer. |
Manufactured home transfer is not always handled like a simple house deed. |
Map/legal description |
GIS hub advises legal descriptions be pre-approved. |
For splits or description changes, contact Tax Map/GIS before recording. |
Homestead Exemption and Owner Occupancy Reduction
Homestead purpose
Homestead provides a property-tax reduction to qualified senior or disabled citizens, or a qualifying surviving spouse, on the principal residence and up to one acre.
$25,000 market-value shield
The Adams County Homestead page describes the reduction as equal to taxes on up to $25,000 of market value of an eligible homestead.
December 31 deadline
Anyone eligible for Homestead must apply with the county auditor on or before December 31.
Reduction / rule |
Official detail |
Practical note |
|---|---|---|
Homestead age/disability |
Must be at least 65 during the first filing year, permanently and totally disabled, or qualifying surviving spouse. |
Proof of age or disability may be required. |
Principal residence |
Owner must own and occupy the home as principal residence on January 1 of the filing year. |
Principal residence also affects voter registration and income-tax residency. |
Income rule |
If not qualified in 2013, total income cannot exceed the amount set by law. |
Ohio adjusted gross income rules matter; call Auditor if unsure. |
Owner Occupancy |
Must own the home, occupy it as principal residence and apply with Auditor by Dec. 31. |
Check your tax bill to see if you already receive it. |
Owner Occupancy exclusions |
Does not apply to rentals, homes occupied by someone other than owner, corporate/partnership/group ownership, commercial units, depreciation-method manufactured homes or excess acreage over one acre. |
Do not claim it on rental or business-use property. |
CAUV: Current Agricultural Use Valuation for Adams County Farmland
What CAUV does
CAUV provides a substantial reduction in land valuation for land exclusively dedicated to agricultural purposes.
$25 initial fee
Initial and renewal applications may be filed after January 1. Initial applications have a $25 fee payable to Adams County Auditor David Gifford.
First Monday in March
Initial and renewal CAUV applications must be filed before the first Monday in March.
CAUV issue |
Official detail |
Practical meaning |
|---|---|---|
10+ acres |
Farms are eligible if they contain 10 acres or more, exclusive of homesite, and are used exclusively for agricultural purposes. |
Homesite acreage does not count toward the same agricultural calculation. |
Under 10 acres |
Land under 10 acres can qualify if it produced gross income of at least $2,500 each year for the past three years. |
Small farms need income proof. |
Annual renewal |
Applications are not automatic; renewal applications are mailed annually and must be returned before the first Monday in March. |
Do not ignore renewal mail. |
Owner history |
The farm must qualify, not the owner; you do not have to own the farm for three years before applying. |
New owners should check whether the land use qualifies. |
Recoupment |
Land removed from CAUV is charged recoupment equal to the savings for three years. Change to non-qualifying use or failure to reapply can trigger recoupment. |
Missed renewal or land-use change can create a large tax bill. |
False information |
Knowingly giving false CAUV information is a misdemeanor of the first degree. |
Keep records and apply honestly. |
Board of Revision: File a Value Complaint Correctly
Board role
The Auditor is Secretary of the Board of Revision, which also includes the County Treasurer and President of the Board of Commissioners.
Complaint forms
Forms include Real Estate Complaint Form, instructions, Manufactured Home Complaint Form and manufactured-home instructions.
BOR contact
Adams County Board of Revision is at 110 West Main Street, Room 104, West Union, OH 45693. Telephone: 937-544-2364.
Complaint issue |
Use this |
Evidence to prepare |
|---|---|---|
Real estate value is wrong |
DTE 1 / Real Estate Complaint Form. |
Comparable sales, appraisal, photos, repair estimates, incorrect building data or closing statement. |
Manufactured-home value is wrong |
DTE 1M / Manufactured Home Complaint Form. |
Manufactured-home age, condition, sale data, appraisal, photos and tax-method information. |
Destroyed/damaged real property |
DTE 26 from Forms page. |
Damage date, photos, repair estimates, demolition/fire/flood proof. |
Destroyed/damaged manufactured home |
DTE 49 from Forms page. |
Damage proof and manufactured-home record details. |
Manufactured Homes: Taxation, Transfers and Appeals
Tax changes after Jan. 1, 2000
Adams County says significant changes in manufactured/mobile home taxation took place on January 1, 2000.
Depreciation method
Older depreciation method reduces sale price to 80% for furnished or 95% for unfurnished, applies 5% annual depreciation up to stated caps, then multiplies by 40% to create taxable value.
Appraisal method
Manufactured homes purchased after January 1, 2000 are taxed using the Appraisal method. Existing owners may elect to convert.
Manufactured-home issue |
Official detail |
Practical note |
|---|---|---|
Convert to real estate |
Forms include DTE 55 Application for Placement of Manufactured Home on Real Estate. |
Use form path and call Auditor before assuming conversion is automatic. |
Owner Occupancy |
Forms include DTE 56 for 2.5% tax reduction on manufactured/mobile homes taxed like real property. |
Depreciation-method homes are excluded from Owner Occupancy reduction. |
Value complaint |
Homeowners taxed under appraisal method may appeal valuation with BOR between Jan. 1 and Mar. 31 using DTE 1M. |
Use manufactured-home complaint, not real estate complaint, when applicable. |
Delinquent interest |
Delinquent taxes on manufactured homes are subject to interest charges. |
Use Treasurer for payoff and payment help. |
Sale conveyance |
Adams County conveyance fee applies to both real estate and manufactured-home sales. |
Use DTE 100M or DTE 100M(EX) as appropriate. |
Surplus Funds After Tax Sale: What Searchers Should Know
What surplus funds are
The Auditor page says surplus funds are held in Adams County, Ohio due to overage from tax sales.
Official list
The page offers a downloadable Surplus Funds List, application and application instructions.
Avoid middlemen
Use the Auditor’s official surplus-funds page before paying anyone to “find” a tax-sale overage claim.
If Adams County Property Search Shows No Result or Looks Wrong
Problem |
Likely reason |
Fix inside official workflow |
|---|---|---|
Owner search fails |
Name spelling, LLC/trust/estate format, recent transfer or too much detail. |
Search last name only or one business word; check Recorder for recent deed. |
Address search fails |
Street suffix, punctuation, rural route, ZIP code or unit detail. |
Use street number and street name only; switch to map search if needed. |
Parcel map looks confusing |
Parcel split, survey, legal-description or mapping layer issue. |
Use Tax Map/GIS Office and Recorder records before relying on the map for boundaries. |
Tax due date is unclear |
Auditor property page and Treasurer billing page may show different contexts. |
Use Treasurer due-date page and call 937-544-2317 if paying late or near a deadline. |
Value seems wrong |
Revaluation, triennial update, new construction, new split, data error or market sales. |
Gather evidence and use Board of Revision forms. |
CAUV changed or disappeared |
Missed renewal, change of use, wrong acreage/income qualification or sale/transfer issue. |
Review CAUV page and contact Auditor before recoupment becomes a surprise. |
Adams County Auditor Office Google Map
The Auditor, Treasurer and Recorder are all listed at 110 West Main Street in West Union, Ohio, but in different rooms. Use this map for in-person planning, then call the correct office before visiting for tax payment, deed recording, GIS/legal-description review, CAUV, Homestead or BOR matters.
Auditor
110 West Main Street, Room 104, West Union, OH 45693. Phone: 937-544-2364. Hours: Monday–Friday, 8:00–4:00.
Treasurer
110 West Main Street, Room 138, West Union, OH 45693. Phone: 937-544-2317. Use for tax payment and due dates.
Recorder
110 West Main Street, Room 133, West Union, OH 45693. Phone: 937-544-5051 / 937-544-2513. Use for deed records.
Tax Map/GIS
Contact Amy Simpson, GIS/Tax Map Administrator. Phone: 937-544-5055. Email: amy.simpson@engineer.adamscountyoh.gov.
Official Adams County Ohio Action Links
The details above are included so the article is not just a middleman. Use these links when ready to search, pay, file, map, record or verify.
Adams County Ohio Auditor Property Search FAQ
What is the official Adams County Ohio property search website?
Use the Beacon – Adams County, OH property search linked from the Adams County Auditor website. The Auditor says the real estate web portal was upgraded and users can use Property Search & Maps or QuickSearch.
Can I search Adams County property by owner?
Yes. Start with the owner’s last name only. For LLC, trust, estate or business ownership, search one unique word first.
Can I search by parcel number?
Yes. Parcel number is the best identifier when you have a tax bill, deed reference, prior property card or Treasurer payment result.
What are Adams County 2026 real estate tax due dates?
The Treasurer page lists February 13, 2026 for first-half 2025 real estate taxes payable in 2026 and August 7, 2026 for second-half 2025 real estate taxes payable in 2026.
What are Adams County 2026 manufactured-home tax due dates?
The Treasurer page lists March 2, 2026 for manufactured homes first-half 2026 taxes and August 7, 2026 for manufactured homes second-half 2026 taxes.
Who is the Adams County Ohio Auditor?
The Adams County Government page lists David Gifford as Adams County Auditor. The office phone is 937-544-2364 and the office is at 110 West Main Street, Room 104, West Union, OH 45693.
Where do I pay Adams County property taxes?
Use the Adams County Treasurer. The county government page links to the Properties Tax Payment portal through LexisNexis.
Where do I search Adams County deeds?
Use the Adams County Recorder or the DTS/PaxWorld public access portal linked from the Recorder page. The Recorder office is at 110 West Main Street, Room 133, West Union.
What is the Adams County conveyance fee?
The Auditor’s Conveyance Fees and Forms page says the conveyance fee in Adams County is $4.00 per thousand of the sale price and applies to both real estate and manufactured-home sales.
What is CAUV in Adams County?
CAUV provides a substantial reduction in land valuation for land exclusively dedicated to agricultural purposes. Initial CAUV applications have a $25 fee and must be filed before the first Monday in March.
Can farms under 10 acres qualify for CAUV?
Yes, if the land produced gross income of at least $2,500 each year for the past three years. Farms with 10 acres or more can qualify if used exclusively for agricultural purposes.
What happens if CAUV land stops qualifying?
Land removed from CAUV is charged recoupment equal to the savings for three years. Change to non-qualifying use or failure to reapply can trigger recoupment.
What is the Homestead Exemption deadline?
The Adams County Homestead page says anyone eligible must apply with the county auditor on or before December 31.
What is the Owner Occupancy Tax Reduction?
To receive the Owner Occupancy Tax Reduction, you must own the home, occupy it as your principal residence and apply with the County Auditor by December 31. It does not apply to rentals, business-owned homes, homes occupied by someone other than the owner or excess acreage over one acre.
How do I appeal an Adams County property value?
Use the Board of Revision. The BOR page provides real estate and manufactured-home complaint forms, and the Board’s office is at 110 West Main Street, Room 104, West Union, with phone 937-544-2364.
Who handles Tax Map and GIS questions?
The Adams County Tax Map/GIS Office lists Amy Simpson as GIS/Tax Map Administrator. Phone is 937-544-5055 and email is amy.simpson@engineer.adamscountyoh.gov.
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.
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.
Annual Tax Bill Estimator
OHIOApplies Ohio's 35% assessment ratio plus your county's effective millage tier — the actual math your auditor uses.
Homestead Reduction Calculator
DTE 105A2026 Ohio Homestead: $29,000 general or $58,000 enhanced (100% disabled vet, KIA spouse). OAGI under $41,000 required for non-veteran applicants.
Owner-Occupancy & Non-Business Credits
DTE 105CEvery 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.
Conveyance Fee Calculator
ORC 322When 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.
CAUV Agricultural Savings
DTE 109Ohio's Current Agricultural Use Value cuts taxable value dramatically for farmland (10+ acres, or smaller with $2,500+ annual gross income).
Mill Rate Converter
Ohio tax rates appear three ways on auditor sites: mills, percent, or dollars per $1,000. Convert between them instantly.
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.
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.
BOR Appeal Savings
DTE 1A successful Board of Revision complaint typically cuts your value 10–20%. Filing is free and stays in effect until the next reappraisal.
BOR Deadline Countdown
MAR 31Ohio'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.
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:
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.