Find Your Parcel, New Value & Next Action
Montgomery County Auditor Karl Keith’s property tools let you search real estate by owner name, street address or parcel ID, then review ownership, appraisal information, property characteristics, taxes, GIS maps and transfer clues.
August 2026 is especially important because Montgomery County is completing a full reappraisal of more than 250,000 real-estate parcels. New tentative values are available now, informal review meetings run through the end of August, and those values will first affect tax bills paid in 2027.
Quick answer: where should you start?
Use MCRealEstate.org for the official Montgomery County property record. Search by address, owner or parcel ID, open the matching property, verify the parcel number and property characteristics, then decide whether you need the 2026 reappraisal review, Treasurer tax system, GIS map, Recorder deed records or Board of Revision.
Montgomery County property facts
What Karl Keith’s Auditor office handles
Karl Keith has served as Montgomery County Auditor since December 2000 and was most recently elected to another full term in 2022. For property owners, the important point is what the Auditor’s Office can actually do.
Question |
Correct office |
What that office handles |
|---|---|---|
What is my property worth? |
Auditor |
Appraisal, assessment, property characteristics and 2026 reappraisal. |
Who is listed as owner? |
Auditor / MCRealEstate |
Current public ownership display and parcel record. |
Where is the parcel? |
Auditor GIS |
Tax mapping and parcel location. |
How much tax do I currently owe? |
Treasurer |
Current balance, payments, penalties and delinquency. |
Where is the actual deed? |
Recorder |
Recorded deeds, mortgages, liens, releases and easements. |
Who processes a deed transfer? |
Auditor + Recorder |
Auditor examines/transfers the parcel record before recording is completed. |
Can I challenge my value? |
Auditor informal review / Board of Revision |
2026 tentative-value review now; formal BOR process later. |
Can I get a Homestead or CAUV reduction? |
Auditor |
Tax reduction and special valuation programs. |
Search Montgomery County property records correctly
MCRealEstate provides read-only access to real and personal property assessment and tax information. Use the simplest search possible first.
- Enter the house number when known.
- Type the main street name.
- Do not enter North, South, East or West initially.
- Do not enter Street, Avenue, Road or Drive initially.
- Try alternate formatting such as 3rd and Third when necessary.
Example approach: 451 Third rather than 451 W Third Street.
- Use Last Name First Name order.
- Start with the surname alone.
- Add the first name or initial to narrow results.
- For trusts or LLCs, try one distinctive word.
- Try the former owner after a recent transfer.
Official format example: Smith John.
- Copy the ID from a tax bill, deed or prior property record.
- Keep the initial capital letter.
- Do not use hyphens.
- Enter the full parcel when possible.
- Verify the resulting street address.
County example: A01 00107 0001.
Open and verify the parcel
What to save from the record
No Montgomery County property result?
Understand what the Auditor record is telling you
Field |
What it means |
What to do next |
|---|---|---|
Parcel ID |
County identifier connecting the property with tax maps and records. |
Save it and use it across county systems. |
Owner |
Ownership currently displayed in the Auditor database. |
Use the Recorder deed when legal ownership proof is required. |
Parcel Location |
Physical or situs location of the real estate. |
Do not confuse it with the tax mailing address. |
Taxing District |
Combination of taxing jurisdictions applying to the property. |
Useful when comparing taxes between nearby properties. |
Appraised Value |
Auditor’s estimate of fair market value. |
For 2026, also check the new tentative reappraisal value. |
Assessed Value |
Ohio taxable assessment value derived from market value. |
Do not confuse this number with the final tax bill. |
Land |
Value and characteristics assigned to the land portion. |
Check acreage, frontage and CAUV status when relevant. |
Improvements |
House and other building characteristics/value. |
Verify square footage, age, condition, garage and additions. |
Transfer |
Sale or ownership-transfer information associated with the parcel. |
Confirm the recorded instrument with the Recorder. |
Levy Distribution |
Shows where property-tax dollars are distributed. |
Use it to understand school, county and local levy allocation. |
Review your new 2026 tentative property value now
Montgomery County is completing a comprehensive 2026 reappraisal. Unlike the 2023 triennial update, this project involves an individual review of more than 250,000 real-estate parcels.
Review your new value and current property details.
Meet with an appraiser by Zoom or telephone.
The new values do not change taxes paid in calendar year 2026.
Check the tentative value before scheduling a review
Evidence worth preparing
Both Montgomery County 2026 tax deadlines have passed
2025 tax-year charges payable in 2026.
The county extended the original second-half deadline.
Do not send the original bill amount without checking penalties, credits and posting.
Search the Treasurer tax record
Late-payment details that matter now
Date |
Published rule |
What it means now |
|---|---|---|
February 13, 2026 |
First-half due date. |
Unpaid first-half charges are already past due. |
July 24, 2026 |
Extended second-half due date. |
Unpaid second-half charges are now past due. |
Late installment |
10% penalty applies to unpaid first/second-half charges under the published collection timeline. |
Use the live Treasurer balance instead of calculating payment yourself. |
August 1, 2026 |
4.67% interest is added to delinquent taxes carried into the 2025 tax year from prior years that remained unpaid after July 31. |
This specific August interest does not apply to unpaid 2025 tax-year charges according to the county timeline. |
December 1, 2026 |
2.33% interest is scheduled on unpaid amounts remaining due, including unpaid 2025 taxes and penalties. |
Resolve delinquency before the next interest date where possible. |
Payment options and current processor fees
Method |
Fee / rule |
Micro-step |
|---|---|---|
eCheck |
$0.50 per transaction. |
Open official Payment Options → choose online payment → verify parcel and balance → enter bank details. |
Credit card |
2.3% of payment. |
Review the processor fee before final authorization. |
Debit card |
$2.95 per transaction. |
Compare the debit fee with eCheck before choosing. |
Mail |
No card-processing fee. |
Send check/verified payment plus payment coupon. Do not mail cash. |
Drop box |
No electronic processing required. |
Use the west-side drive-through box on Vista View Drive. |
Phone |
Automated Point and Pay route. |
Call 833-819-5111 rather than giving card details to the Treasurer office by phone. |
Use Montgomery County GIS without treating it as a survey
GIS workflow
Find the deed, mortgage, lien or easement
The Auditor property record is the starting point for ownership research, but the Recorder is the office that preserves documents relating to land ownership and encumbrances.
Use the property record before Recorder search
Current Recorder fees
Service |
Published charge |
|---|---|
Basic deed/mortgage recording |
$39 for the first two pages. |
Additional recording pages |
$8 each. |
Mortgage release/assignment marginal notation |
$4. |
Photocopies |
$2 per page. |
Certified copies |
$2 per page plus $1 certification. |
Plat copy |
$0.10 per square inch with a $40 minimum. |
Transfer a deed without skipping the Auditor step
Montgomery County’s Auditor maintains parcel ownership accuracy through the deed-transfer process before the document is completed through the Recorder workflow.
$3 per $1,000 of actual sale price.
$0.50 for each parcel transferred.
Prepare the transfer
Micro steps
Check Homestead, owner occupancy, CAUV and damaged-property relief
Program |
Who may qualify |
Important current detail |
|---|---|---|
Homestead Exemption |
Qualifying seniors, permanently disabled owners and qualifying surviving spouses. |
Current regular applications use 2025 Ohio MAGI and the county lists a $41,000 maximum for applicable new applications. |
Owner Occupancy Credit |
Owner who owns and occupies the home as a principal residence. |
Provides up to a 2.5% reduction on qualifying levies. |
CAUV |
Qualifying commercial farmland. |
Generally 10+ agricultural acres or smaller qualifying land with average yearly gross farm income of at least $2,500 for the prior three years. |
Damaged Property |
Property that suffered qualifying structural damage. |
Possible taxable-value reduction is related to the severity of damage. |
Tax Exemption |
Certain charitable or governmental property. |
Eligibility depends on ownership and qualifying use. |
Homestead application path
Residential rental property must be registered
Ohio requires residential rental property owners to register qualifying rental property with the County Auditor.
Who needs to pay attention?
Registration micro-steps
Board of Revision: the 2026 filing period is closed
The Montgomery County Board of Revision can change the fair market value of property. It cannot directly change a tax rate or simply erase the tax amount due.
The annual filing period is January 1–March 31.
Use the current tentative-value review process first.
The county complaint portal states it will reopen then.
Prepare now for a future BOR complaint
Montgomery County property contacts
Office |
Use it for |
Contact |
Hours/location |
|---|---|---|---|
Auditor – Karl Keith |
Property search, values, assessment, reappraisal, Homestead, CAUV and deed transfer. |
451 W Third St., Dayton, OH 45422 Mon–Fri 8 a.m.–5 p.m. |
|
2026 Property Owner Hotline |
Tentative value and informal review questions. |
Use during the active 2026 reappraisal process. |
|
Spanish reappraisal assistance |
Spanish-language help for 2026 property-value questions. |
Reappraisal assistance line. |
|
Treasurer – John McManus |
Tax balance, payment, penalties, prepayment and delinquency. |
451 W Third St., Dayton, OH 45422 Mon–Fri 8 a.m.–4 p.m. |
|
Recorder – Lori Kennedy |
Deeds, mortgages, liens, releases, certified copies and recording. |
451 W Third St., Dayton Office 8 a.m.–5 p.m.; recording ends 4 p.m. |
|
GIS |
Tax maps, parcel mapping and GIS questions. |
451 W Third St., 3rd Floor, Dayton. |
|
Board of Revision |
Formal market-value complaints. |
451 W Third St., 3rd Floor Mon–Fri 8 a.m.–5 p.m. |
|
Homestead |
Senior, disability and qualifying surviving-spouse property-tax reduction. |
Montgomery County Auditor. |
|
CAUV |
Commercial farmland current agricultural use valuation. |
Montgomery County Auditor. |
Common Montgomery County property-record mistakes
Karl Keith Montgomery County Auditor FAQs
Who is the Montgomery County Auditor in Ohio?
Karl L. Keith is the Montgomery County Auditor. The Auditor serves as the county’s chief fiscal officer, chief assessor and sealer of weights and measures, and the office maintains property assessment information, tax maps, deed transfers and property tax reduction programs.
What is the official Montgomery County Auditor property search?
MCRealEstate.org is the Montgomery County Auditor-connected real estate property search. It provides read-only access to real and personal property assessment, ownership, tax and GIS information.
How do I search Montgomery County property by address?
Enter the street number and main street name. Do not enter the street direction or suffix on the first attempt. The Auditor also recommends trying alternate formats such as 3rd and Third when an address does not return a result.
How do I search Montgomery County property by owner?
Use Last Name First Name order. Start with the surname alone if necessary, then add the first name or initial to narrow the results.
What is happening with Montgomery County property values in 2026?
Montgomery County is conducting a full property reappraisal in 2026. More than 250,000 real-estate parcels are being individually reviewed. New tentative values are available during 2026 and will first affect property tax bills paid in 2027.
What can I do if I disagree with my tentative 2026 Montgomery County value?
The Auditor is holding informal review meetings from mid-July through the end of August 2026. Property owners can schedule a Zoom or telephone review and provide evidence such as a recent sale, appraisal, comparable sales, photographs or repair estimates.
When were Montgomery County property taxes due in 2026?
The first-half 2025 taxes payable in 2026 were due February 13, 2026. The second-half deadline was extended to July 24, 2026. Both dates have now passed, so taxpayers with unpaid balances should check the live Treasurer account before paying.
How do I appeal a Montgomery County property value?
Formal property value complaints are filed with the Montgomery County Board of Revision from January 1 through March 31. The 2026 filing period is closed and the online complaint form is scheduled to reopen January 1, 2027.
Where can I find a Montgomery County deed or mortgage?
Use the Montgomery County Recorder’s Records Online Search for recorded deeds, mortgages, releases, easements and other documents. The Recorder is located at 451 West Third Street in Dayton and can be reached at 937-225-4275.
What tax reductions are available through the Montgomery County Auditor?
Programs include Homestead Exemption, Owner Occupancy Credit, Current Agricultural Use Value, damaged-property valuation reductions and certain property tax exemptions. Eligibility and filing requirements vary by program.
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.