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.

Douglas County Washington Auditor Property Search & Tax Records

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Douglas County Washington • Auditor, Recording, Assessor, Treasurer, TaxSifter and GIS

Douglas County Washington Auditor Property Guide for Deeds, Parcels, Taxes and Official Records

This guide explains the real Douglas County, Washington workflow. The Auditor records deeds and other instruments, manages elections, licensing and accounting. Property valuation and assessment records are handled by the Assessor. Property tax payment is handled by the Treasurer. Parcel/tax lookup is handled through TaxSifter, and map layers are handled through GIS.

Use the official links when you are ready to take action: search a parcel, check taxes, record a deed, search official records, pay property taxes, request GIS data, review an assessment, or file an assessment appeal.

Open Parcel / Tax Search Open Recorded Documents Read Quick Answer

Fast answer: if you want to search Douglas County, Washington property records, start with Douglas County TaxSifter for parcel and tax information. If you want deeds, liens, real estate contracts or recorded documents, use the Auditor’s Official Records Search. If you want value, parcel number, legal description, tax code, area location or assessment questions, use the Assessor.

Important Washington difference: the Douglas County Auditor is not the same as an Ohio-style property appraiser/auditor. In Douglas County, WA, the Auditor records documents and runs election/licensing/accounting functions. The Assessor values taxable real and personal property, and the Treasurer collects taxes.

Apr 302026 first-half property tax deadline

Oct 312026 second-half property tax deadline

866-898-2916Point & Pay phone payment line

213 S RainierWaterville office location for key offices

Auditor Recording Assessor Treasurer GIS Maps

Which Douglas County Washington Office Handles Your Question?

Use this table before clicking anything. It prevents the common mistake of asking the Auditor for assessment valuation or asking the Assessor for tax payment.

Need	Correct office / tool	What it gives you	Official action link
Parcel, property tax account, owner/tax info, payment cart	Douglas County TaxSifter	Parcel and tax lookup with county disclaimer that data is reference-only and legal transactions should use original recorded documents.	Open TaxSifter
Deed, lien, real estate contract, recorded document, auditor file number	Auditor / Recording / Official Records Search	Recorded documents and searches by simple search, party name, AFN, document type, record date, legal description, parcel/APN, consideration, book/page and excise tax number.	Open records search
Value, parcel number, legal description, tax code, assessed value, area location	Assessor	Assessment records and detailed maps showing all properties within the county.	Open Assessor
Pay property tax, special assessment, delinquent tax, phone payment	Treasurer	Property tax deadlines, mail/in-person payment, Point & Pay phone payment and tax foreclosure information.	Open Treasurer
Interactive map, parcel map layer, roads, urban growth areas, districts	GIS	Web maps and data layers including roads, parcel information, urban growth areas and city/district boundaries.	Open GIS
Appeal assessed value	Board of Equalization	Petition process for appealing the Assessor’s valuation from a recent Change of Value Notice.	Open BOE

Micro Step-by-Step: Search a Douglas County WA Property

Start with TaxSifter for parcel and tax search

Open Douglas County TaxSifter. Accept the disclaimer only after understanding that the site is for reference and can change.

Search with the cleanest identifier first

Use parcel number/APN when you have it. If not, try owner name or address. For legal transactions, copy the parcel/APN and then verify recorded documents through the Auditor records search.

Use the Assessor for value and property-description questions

The Assessor maintains legal descriptions, parcel numbers, tax codes, area locations and assessed values. Call 509-745-8521 for assessment questions.

Use the Treasurer for payment questions

First-half 2026 property taxes are due April 30, 2026 and second-half taxes are due October 31, 2026. For phone payment through Point & Pay, call 866-898-2916.

Use Official Records Search for deeds and liens

The Auditor’s recorded-document system lets you search by party name, AFN, document type, record date, legal description, parcel/APN, consideration, book/page, excise tax number and remarks.

Use GIS for map context, not legal proof

GIS is useful for roads, parcels, urban growth areas and district boundaries. For title, boundary and legal transactions, rely on recorded documents and professional survey support.

TaxSifter Search Tips: Parcel, Tax and Payment-Cart Records

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Parcel / APN search

Use parcel number when you have it from a tax bill, deed, Assessor record, GIS map or recorded document. It is the cleanest way to avoid similar names and rural address variations.

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Owner name search

Try fewer words first. Trusts, estates, LLCs and farm/ranch ownership may display differently than a normal personal name.

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Address search

Use a short address version before adding full road type, direction, unit or punctuation. Rural and unincorporated-area addresses can be especially sensitive.

TaxSifter warning: The TaxSifter disclaimer says Douglas County provides the information “as is” and for reference only, and that users should use original recorded documents for legal transactions. Do not use a TaxSifter screenshot as deed, boundary, title or legal-transfer proof.

TaxSifter problem	Likely reason	Better move
Owner search fails	Name order, trust/LLC/estate wording, spelling, recent recording or mailing-name mismatch.	Search one unique word, then verify deed/ownership through Official Records Search.
Address search fails	Rural address format, road abbreviation, direction, punctuation or city/area mismatch.	Use parcel/APN from Assessor or GIS, then search TaxSifter again.
Tax balance looks outdated	Payment timing, posting delay or data refresh timing.	Contact Treasurer at 509-745-8525 before assuming a payment failed.
Need legal ownership proof	Tax/assessment records are not the legal recorded instrument.	Search the Auditor’s Official Records system by name, AFN, parcel/APN or legal description.

Douglas County Auditor: Recording, Elections, Licensing and Accounting

The Douglas County Auditor’s duties include recording deeds and other instruments, serving as chief ex-officio supervisor of elections, and handling other county functions such as vehicle/vessel licensing, marriage licensing and accounting.

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Document recording

Documents recorded by the Auditor include deeds, real estate contracts, liens and other written instruments required by law to be filed in the county.

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Time-stamped priority

The Recording page explains that exact filing time is recorded with a time stamp, making document priority easier to determine when multiple instruments are filed the same day.

☎️

Auditor contact

Thad Duvall is listed as County Auditor. Auditor phone: 509-745-8527. Address: 213 S Rainier Street, Waterville, WA 98858.

Auditor service	What it means	Practical use
Document Recording	Recording deeds, real estate contracts, liens and legally recorded instruments.	Use for deeds, title evidence, liens, recorded document copies and recording questions.
Elections	Voter registration, candidate filing, ballots, signature verification, ballot tabulation and election results.	Use for voter and election questions, not property value questions.
Vehicle/Vessel Licensing	Licensing services listed under Auditor functions.	Use for licensing questions when directed by the county Auditor page.
Marriage Licensing	Marriage license service listed under Auditor functions.	Use Auditor licensing pages for marriage license action, not Recorder or Assessor.
Accounting	County accounting function listed under Auditor duties.	Use for county financial/admin routing, not private property tax payment.

Official Records Search: How to Look Up Deeds, Liens and Recorded Documents

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Simple Search

Use when you need a guided path such as “I need a copy of my deed” or “Are there any liens filed against me?”

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Name search

Use for grantor/grantee or party-name searches. The records disclaimer advises users to search possible spelling variations of proper names.

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AFN / parcel search

Use AFN for Auditor File Number lookup. Use Parcel #/APN when connecting recorded documents to the parcel number.

Official Records option	Use it when	Practical tip
Simple Search	You need a user-friendly path to common document needs.	Good first stop for non-experts looking for a copy of a deed or possible lien.
Name	Searching Grantor and/or Grantee party names.	Try spelling variations, business names, trust names and prior owner names.
AFN	You have the Auditor File Number.	Best exact lookup if a title company, deed or prior search gives an AFN.
Doc Type	Filtering by document type.	Useful for deeds, liens, releases, contracts and similar instrument categories.
Record Date	You know the recording date.	Helpful after a recent closing or recording appointment.
Doc Legal	Searching legal description information.	Use legal-description words from a deed, title report or Assessor record.
Parcel # / APN	You know the parcel/APN from TaxSifter, Assessor or GIS.	This is the best bridge between parcel lookup and recorded-document lookup.
Consideration	Searching conveyance documents by value range.	Useful for sale/research work when name/date is uncertain.
Book/Page	You have older reference details.	Use book/page when a deed, title report or historical record gives that format.
Excise Tax #	You have an excise-tax reference.	Useful in real estate excise tax and conveyance research.

Recorded-document tip: If ownership looks wrong in TaxSifter after a sale, do not assume the county made a mistake. First check the Auditor’s recorded documents by name, AFN, parcel/APN or record date.

Assessor: Property Value, Assessment Records and Parcel Details

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Assessor’s primary duty

The Assessor’s primary duty is to determine the value of all taxable real and personal property in the county for ad valorem purposes.

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Assessment records

Assessment records include legal descriptions, parcel numbers, tax codes, area locations and assessed valuations for properties in Douglas County.

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Assessor contact

Jim Ruud is listed as Assessor. Phone: 509-745-8521. Address: 213 S Rainier Street, Waterville, WA 98858.

Assessor question	Why this office matters	Prepare before calling
Why did my value change?	The Assessor determines taxable real/personal property value.	Parcel/APN, tax year, value notice, photos, comparable sales and property condition details.
What is my legal description or tax code?	The Assessor maintains legal descriptions, parcel numbers and tax codes.	Parcel/APN, address, owner name and any deed reference.
What if property was destroyed or damaged?	The Assessor page links reduction-of-assessment forms for destroyed property.	Photos, insurance/repair documents, date of damage and parcel/APN.
Can I get a senior/disabled exemption?	The Assessor’s taxpayer bulletin points users to senior citizen/disabled persons exemption information.	Income details, age/disability documentation, ownership and occupancy information.
How do I appeal value?	Start by discussing valuation with the Assessor, then file with the Board of Equalization if needed.	Change of Value Notice, appeal deadline, comparable sales and written value evidence.

Treasurer: 2026 Property Tax Deadlines and Payment Options

1️⃣

First half deadline

Douglas County Treasurer lists the first-half 2026 property tax deadline as April 30, 2026.

2️⃣

Second half deadline

The second-half 2026 property tax deadline is listed as October 31, 2026.

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Phone payment

Point & Pay phone payment line: 866-898-2916 for credit/debit card or electronic check.

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Mail / in person

Tax and special assessment payments can be mailed or paid in person at the Treasurer office in Waterville.

Payment issue	Official detail	Practical action
Make check payable to	Douglas County Treasurer.	Do not make property tax checks payable to the Auditor or Assessor.
Mail payment	Tax and special assessment payments can be mailed, and postmarked-by-due-date payments are accepted.	Keep postmark proof when mailing near April 30 or October 31.
Pay in person	In-person payments are accepted at the Waterville office; the Treasurer page notes cash/check for in-person/mail options.	Call Treasurer before visiting with a deadline-day or delinquent account question.
Phone/electronic payment	Point & Pay accepts card or eCheck by phone at 866-898-2916.	Have parcel/tax account information ready before calling.
Delinquent taxes	TaxSifter disclaimer notes interest and penalties accrue monthly on delinquent taxes under RCW 84.56.020.	Do not wait if the account is already delinquent; contact Treasurer early.

Tax-payment tip: The Treasurer collects property taxes. The Assessor values property. The Auditor records documents. Mixing these offices is the number-one reason property owners waste time on the wrong page.

GIS Maps, Web Mapping and Parcel Layers

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GIS map layers

Douglas County GIS maintains web maps with land-data layers such as roads, parcel information, urban growth areas and city/district boundaries.

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Maps and data portal

The county maps/data portal gives access to publicly available data, tools and resources maintained by the GIS division.

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Reference maps

Douglas County GIS maintains small and large reference color PDF maps, updated as time and priorities allow.

GIS warning: Use GIS to locate and understand a parcel, but do not use a web map alone for title, deed transfer, fence, easement, driveway, boundary dispute or building-permit decisions. Use recorded surveys, plats, deeds and professional advice.

GIS Maps Web Mapping Reference Maps Interactive Web Map

Assessment Appeals: Board of Equalization Workflow

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Change of Value Notice

To appeal an Assessor’s valuation from a recently mailed Change of Value Notice, file a complete appeal petition with the Douglas County Board of Equalization.

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Petition form

The Board of Equalization petition process is for assessed value based on true and fair value of the property.

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Talk to Assessor first

The Assessor FAQ says taxpayers should contact the Assessor’s Office to discuss valuation before moving into appeal.

Evidence type	Why it helps	Prepare this
Comparable sales	Shows market support for a lower or different assessed value.	Sales of similar properties near the valuation date and location.
Condition evidence	Explains value problems not visible in a normal record.	Photos, contractor estimates, insurance reports and inspection details.
Incorrect property data	Wrong square footage, land size or building features can affect value.	TaxSifter/Assessor record, measurements, photos and permits.
Recent sale	A valid sale can be strong evidence of market value.	Closing statement, purchase contract, deed/recording reference and sale date.

Appeal tip: Do not file only because taxes are high. Focus on assessed value and evidence. For payment, penalty or delinquency questions, start with Treasurer instead.

Senior / Disabled Exemptions, Destroyed Property and Taxpayer Help

Program / form area	Who handles it	What users should know
Senior Citizen / Disabled Persons Exemption	Assessor	The Assessor’s taxpayer bulletin and forms route users to this exemption program; eligibility depends on state rules, income and occupancy facts.
Destroyed property reduction	Assessor	The Assessor page links a Taxpayer’s Claim for Reduction of Assessment for destroyed property.
Combined disposable income worksheet	Assessor / state exemption process	Income worksheets may be required for exemption/deferral programs. Confirm with the Assessor before submitting.
Assessment discussion	Assessor	Call 509-745-8521 before filing a value appeal if the question can be resolved by correcting facts.

Exemption tip: For exemptions, bring exact parcel/APN, ownership information, occupancy facts, income documents and state-required forms. Do not use the Recorder or Auditor document-recording system for exemption questions.

Real Estate Excise Tax and Conveyance Recording

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Deed / conveyance recording

For recording a deed or conveyance document and applicable fees, Douglas County directs users to contact the Auditor at 509-745-8527.

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Excise tax help

The county Real Estate Excise Tax page points users to DOR Real Estate Excise Tax resources for more information.

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Search by excise tax number

The Official Records Search includes an Excise Tax # search option for recorded-document research.

Transfer tip: Before recording a deed or conveyance, verify the parcel/APN, legal description, excise tax requirements, recording fee schedule and whether your document needs special handling.

Real Estate Excise Tax Info Recording Official Records Search

Auditor Elections, Licensing and Accounting: Do Not Miss Non-Property Intent

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Elections

The elections page explains the Auditor’s election administration includes voter registration, candidate filing, ballot creation, signature verification, ballot tabulation and election results.

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Vehicle / vessel licensing

Vehicle and vessel licensing is listed as one of the Auditor’s public service areas.

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Marriage licensing

Marriage licensing is also listed under the Auditor’s office services.

Searcher-intent tip: A person searching “Douglas County Washington Auditor” may not need property at all. Keep elections, recording, licensing and accounting in the article because Washington county auditors have broader public-service duties.

Elections Auditor Services

If a Douglas County Property, Tax or Deed Search Fails

Problem	Likely reason	Fix inside official workflow
TaxSifter owner search fails	Owner listed as trust, LLC, estate, spouse, prior owner or different spelling.	Use one unique name word, then verify through Official Records Search by party name.
Address search fails	Rural address, road abbreviation, city/area mismatch or punctuation.	Use parcel/APN from Assessor or GIS, then re-search TaxSifter.
Need deed proof	Tax/parcel data is not the recorded instrument.	Use Official Records Search by Name, AFN, Doc Legal or Parcel #/APN.
Map boundary seems wrong	GIS map is being treated as a survey.	Use deeds, plats, surveys and legal descriptions before relying on boundary lines.
Tax payment not showing	Posting delay, payment method timing or delinquency status.	Call Treasurer at 509-745-8525 with parcel/account details.
Value seems high	Assessor valuation, property characteristics, market data or value notice issue.	Call Assessor first, then use Board of Equalization if a formal appeal is needed.
Recent sale not reflected everywhere	Recorded document, assessment record and tax system may update at different times.	Check recorded deed first, then Assessor/TaxSifter/Treasurer data.

Douglas County Auditor / Assessor / Treasurer Office Map

Key Douglas County offices are listed around the Waterville courthouse area. Auditor, Assessor and Treasurer directory entries point to 213 S Rainier Street, Waterville, WA 98858, while the county homepage lists the Waterville Courthouse at 203 S Rainier Street. Call the exact office before visiting for recording, value, tax or payment issues.

Auditor

Thad Duvall, County Auditor. 213 S Rainier Street, Waterville, WA 98858. Phone: 509-745-8527.

Assessor

Jim Ruud, Assessor. 213 S Rainier Street, Waterville, WA 98858. Phone: 509-745-8521.

Treasurer

Felisha Rosales, Treasurer. Treasurer office directory points to 213 S Rainier Street, Waterville, WA 98858. Phone: 509-745-8525.

Bring this

Parcel/APN, owner name, property address, tax statement, value notice, recorded-document number, legal description and photo ID if needed.

Official Douglas County Washington Action Links

The article includes the important details above so readers do not need to leave for basic understanding. Use these official links only when ready to search, pay, file, record, download or verify.

🏛️ Douglas County AuditorRecording, elections, vehicle/vessel licensing, marriage licensing and accounting. 📜 RecordingDeeds, real estate contracts, liens and instruments recorded by the Auditor. 🔎 Official Records SearchSearch by Simple Search, Name, AFN, Doc Type, Record Date, Doc Legal, Parcel/APN and more. 🏠 Douglas County AssessorAssessed values, legal descriptions, parcel numbers, tax codes, maps and assessment records. 🧾 TaxSifter Parcel / Tax SearchParcel and tax lookup with county disclaimer and payment cart access. 💳 Douglas County TreasurerProperty tax due dates, payment options, special assessments and tax foreclosure information. 💵 Tax & Special Assessment PaymentsMail/in-person payment rules, Point & Pay phone line and check-payable instructions. 🗺️ GIS MapsRoads, parcels, urban growth areas, city/district boundaries and county map resources. 📍 Web MappingInteractive public web maps with roads, parcels, urban growth areas and boundary layers. ⚖️ Board of EqualizationAppeal Assessor valuation using a complete petition after Change of Value Notice. 🧮 Real Estate Excise TaxREET and deed/conveyance recording routing, including Auditor recording contact. 🗳️ ElectionsVoter registration, candidate filing, ballot management, signature verification and results.

Douglas County Washington Auditor Property FAQ

What is the official Douglas County Washington property search?

Use Douglas County TaxSifter at douglaswa-taxsifter.publicaccessnow.com for parcel and property tax lookup. For recorded deeds and liens, use the Auditor Official Records Search.

Does the Douglas County Auditor value property?

No. In Douglas County, Washington, the Assessor determines the value of taxable real and personal property. The Auditor records documents and handles elections, licensing and accounting functions.

Who is the Douglas County Auditor?

Thad Duvall is listed as the Douglas County Auditor. The Auditor phone number is 509-745-8527.

Who is the Douglas County Assessor?

Jim Ruud is listed as the Douglas County Assessor. The Assessor phone number is 509-745-8521.

Who is the Douglas County Treasurer?

Felisha Rosales is listed as Douglas County Treasurer. The Treasurer directory phone is 509-745-8525.

When are Douglas County Washington 2026 property taxes due?

The Treasurer page lists the 2026 first-half property tax deadline as April 30, 2026 and the second-half property tax deadline as October 31, 2026.

How do I pay Douglas County property taxes by phone?

The Treasurer payment page lists Point & Pay phone payment at 866-898-2916 for credit/debit card or electronic check payments.

Where do I search for deeds and liens?

Use the Auditor Official Records Search. It supports Simple Search, Name, AFN, Doc Type, Record Date, Doc Legal, Parcel #/APN, Consideration, Book/Page, Excise Tax # and Remarks searches.

What documents does the Douglas County Auditor record?

The Recording page says documents recorded by the Auditor include deeds, real estate contracts, liens and other written instruments required by law to be filed in the county.

Can I use TaxSifter data for legal transactions?

No. TaxSifter’s disclaimer says the data is reference-only and recommends using original recorded documents for legal transactions.

What does Douglas County GIS show?

Douglas County GIS maintains web maps and layers such as roads, parcel information, urban growth areas and city/district boundaries.

How do I appeal an assessed value?

Contact the Assessor to discuss valuation first. To appeal a recently mailed Change of Value Notice, file a complete petition with the Douglas County Board of Equalization.

Where is the Douglas County Auditor’s Office?

The Auditor directory lists 213 S Rainier Street, Waterville, WA 98858, with mailing address P.O. Box 456, Waterville, WA 98858.

Why does this page include elections and licensing?

Washington county auditors have broader duties. Douglas County Auditor services include elections, vehicle/vessel licensing, document recording, marriage licensing and accounting.

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.