Miami County Auditor Property Search

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Miami County Ohio • Auditor, Treasurer, Recorder, Tax Maps and Board of Revision

Search Miami County Property Records and Understand the Official Parcel Data Before You Click

This guide is built to answer the real search intent, not just send users to another portal. It explains how Miami County’s Auditor search works, what to type, how advanced sales filters help, where tax bills and payment fees come from, how Recorder searching works, when Tax Map records are only reference files, and which office handles each action.

Use the official links when you are ready to act: search a parcel, view a map, pay taxes, print a bill, search land records, file a Board of Revision complaint, download a DTE form, or check Homestead, CAUV and Owner Occupancy rules.

Open Official Auditor Search Open Auditor Map Read Quick Answer

Fast answer: use the official Miami County Auditor Advanced Search. The search page supports Owner Name in “Last First” format, Parcel Number, and Address Search using House #, Direction abbreviation, Street Name and Street Type abbreviation. Use Advanced Search when you need sales date, sale price, buyer, seller, valid-sale status or tax-district filters.

Best local workflow: use the Auditor for parcel identification, values, tax distribution, sales reports and maps; use the Treasurer for payments, due dates, bill printing and penalties; use the Recorder for deed/mortgage/lien images; use Tax Maps for surveys, plats and archived map references; and use Board of Revision only when you have a value complaint supported by evidence.

54,707parcel count listed by Auditor
2025Miami County reappraisal/tax-year focus
Aug 202026 second-half real-property tax extension
$29k / $58kHomestead standard/enhanced true-value shield
Auditor Search Sales Report Treasurer Payment Options Recorder Search Guidance

Which Official Miami County Tool Handles Your Question?

Use the right office first. The Auditor, Treasurer, Recorder and Tax Map pages answer different property-record questions.

What you need
Use this official tool
What it gives you
Action link
Owner, parcel, address, value, sales, tax district, property card
Miami County Auditor Search
Owner search, parcel search, address search, advanced sales and location/tax-district filters.
Open Auditor Search
Map view or parcel location
Auditor Map
Map search by all parcels, owner, PIN and address.
Open Auditor Map
Tax payment, print tax bill, e-billing, penalty, due date
Miami County Treasurer
Payment methods, phone payment, eCheck/card fees, bill printing, due dates and Treasurer contact.
Open Payment Options
Deed, mortgage, lien, land record image, title research starting point
Miami County Recorder
AVA search for 1998-present documents by name or book/page; 1980-1998 by book/page; copy instructions and Recorder contact.
Open Recorder Search Info
Survey plats, record plats, archived tax maps, map reference
Miami County Tax Maps
13,200 survey plats, 4,019 record plats, 2,873 tax maps, 745 aerial photos and archived map resources.
Open Tax Maps
Challenge value
Board of Revision
DTE Form 1 complaint process for Real Property Valuation from January 1 to March 31.
Open BOR

Micro Step-by-Step: Search a Miami County Property

Open the official Auditor search

Go to miamicountyohioauditor.gov/Search. This is the official Miami County property search page, not a paid third-party lookup.

Start with one clean search field

Use owner last name, parcel number, or house number plus street name. If the first result is too broad, add one more field. If it returns nothing, remove detail.

Use the official owner-name format

The Auditor search labels owner name as Owner Name (Last First). Try the last name first, then add first-name letters only if needed.

Use parcel number when you have it

Parcel number is the best identifier for Auditor, Treasurer, Recorder and Tax Map follow-up. Copy it from a tax bill, deed, Treasurer account or prior parcel page.

Open the parcel and read the tax/value sections

Look for appraised 100% value, assessed 35% value, tax rate, effective tax rate, reductions, owner occupancy, Homestead, CAUV recoupment, special assessments, payments and distributions.

Switch offices only for the action

Use Treasurer for payment and bill issues, Recorder for recorded documents, Tax Maps for survey/map archives, and Board of Revision for formal value complaints.

What to Type in Miami County Auditor Search

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Owner Name

  • Use Last First format.
  • Start with last name only for broad recall.
  • For LLC, trust or estate, search one unique word.
  • If ownership changed recently, verify the deed through Recorder records.
  • For buyer/seller research, use advanced Sales Criteria too.
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Parcel Number

  • Best exact lookup when available.
  • Use the number from a tax bill, Auditor page, Treasurer account or deed notes.
  • Keep it ready for Treasurer phone payment and bill printing.
  • If a split or old reference fails, search by owner/address next.
  • Use parcel number when contacting Tax Map about map or survey references.
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Address Search

  • Use House # and Street Name first.
  • Add Direction abbreviation only if needed.
  • Add Street Type abbreviation only after the first search.
  • Try the map if the address is rural or has a confusing road name.
  • For township/rural parcels, compare tax district and map before assuming it is the wrong parcel.
Miami County search trick: The county has cities, villages and townships with overlapping road names and tax districts. A broad address search plus a tax-district check is often more reliable than typing a full mailing address exactly as Google or USPS shows it.

Sales Report: Use It Before You Appeal or Buy

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What it shows

The Sales Report summarizes number of sales, average price, median price, minimum/maximum in range, sale count, parcel count and matching parcels.

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Export option

The official report includes an Export CSV option, which is useful for comparing many sales outside the website.

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Appeal prep

Use sales evidence before filing a Board of Revision complaint. A short list of valid, similar, recent sales is stronger than saying taxes are too high.

Comparable-sale tip: Good comps should be close in location, date, property type, size, condition and tax district. A sale in a different school district or township can be a weak comparison even if it is geographically close.
Sales Report Sales List Tax Estimator

What the Miami County Parcel Record Helps You Understand

Record item
Why it matters
Best next action
Parcel number
Best unique identifier for Auditor, Treasurer, Recorder and Tax Map follow-up.
Copy before paying, printing a bill, calling, searching deeds or requesting map help.
Appraised 100% value
The Auditor’s fair-market value estimate for land, improvements and total property.
Compare to sales and property condition before appeal.
Assessed 35% value
Ohio real-estate taxes are based on assessed value, which is 35% of appraised value.
Use assessed value when understanding tax-rate math.
Tax rate / effective tax rate
Shows the rate used in the tax calculation after reductions and district rules.
Check the tax district before comparing two nearby properties.
Owner Occupancy / Homestead
These reductions can make similar homes have different tax bills.
Use official forms if a credit is missing and you qualify.
Special Assessments
Special assessments can increase the bill even when value looks normal.
Do not file a value complaint until you know whether the issue is value or assessment.
Tax Distributions
Shows where taxes go by taxing unit or levy grouping.
Print or save annually if you need a personal tax record archive.

2025 Reappraisal, Value Changes and Tax Reality

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Six-year reappraisal

The Auditor explains that the State mandates a comprehensive countywide reappraisal every six years to establish property values for tax purposes.

3️⃣

Third-year update

Between six-year reappraisals, the State issues percentage updates based on current sales amounts in areas of the county.

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Three valuation approaches

The Auditor describes cost, income and market approaches, with market approach using sales comparison data related to the property being appraised.

Value question
Official context
What to check
Why did my value change?
Reappraisal, state updates, market sales, land cost, construction costs, material costs, interest rates and property changes can influence value.
Property characteristics, sales data, construction/remodeling, condition and comparable sales.
Why did taxes change?
Taxes can change because of levies, CAUV value adjustments, new construction, special assessments, Homestead changes, property use change and mandated revaluations.
Tax district, levy lines, special assessments, credits and tax distribution.
What evidence helps?
The Auditor page lists recent similar sales, asking prices, realtor market values, appraisals, insurance replacement value, home equity appraisals and total cost to build.
Use documents specific to your property and neighborhood; avoid generic online estimates.
Should I file BOR?
BOR is for reviewing real property valuation, not just tax bill frustration.
Call Auditor first if it might be a simple data issue, then file DTE 1 by March 31 if needed.
High-value insight: A higher 2025 value does not always mean your tax bill rises by the same percentage. Tax credits, effective tax rates, reduction factors, levies, special assessments and school district rules can all change the result.

Miami County 2026 Property Taxes, Payment Methods and Fees

1️⃣

Normal first half

The Treasurer payment page lists real estate first-half taxes due February 14.

2️⃣

2026 second-half update

For Tax Year 2025 second-half real property bills, Miami County announced an extension to August 20, 2026.

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Manufactured homes

Normal mobile-home due dates are March 1 and July 31, while the Auditor homepage lists a 2026 second-half manufactured-home due date of August 31, 2026.

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Treasurer phone

Call the Treasurer at 937-440-6045. For payment-processing problems, First Billing Services is listed at 855-270-3592.

Payment method
Official detail
Practical note
By mail
Send the bill stub with check payable to “Jim Stubbs, Treasurer.” Envelope must be postmarked by the due date using a USPS postmark, not a private meter.
Late postmark triggers a 10% penalty under the Treasurer instructions.
In person
Treasurer’s Office is in the Safety Building next to the courthouse at 201 W. Main St., Troy, Ohio 45373. Hours are 8:00 a.m.–4:00 p.m. Monday–Friday.
Pay in person by the last day of collection to avoid penalty.
Night deposit box
A night deposit box is on the east side of the Safety Building for after-hours, weekend and holiday payments.
Include enough identifying information and avoid cash in drop-box situations.
Credit/debit card
Online credit/debit card payments carry a 2.50% convenience fee charged by First Billing Services.
The Treasurer does not share in the fee; calculate card cost before paying a large tax bill.
eCheck
eCheck payments have a flat $1.99 fee.
Often cheaper than card for a large real estate tax payment.
By phone
Call First Billing Services at 855-270-3592. Have your parcel number available. Standard card/eCheck fees apply.
Use phone payment only when you know the exact parcel and amount due.
2026 payment warning: Miami County’s June 15, 2026 Treasurer notice says not to submit second-half payment until you receive your tax bill or can verify the exact amount due, because paying an estimated amount could cause overpayment.
Payment Options 2026 Extension Notice Treasurer Website

How to Print a Miami County Tax Bill or Use E-Billing

Click PAY NOW first

The Treasurer says you do not have to make a payment just to see your bill. Use the PAY NOW path from the payment site.

Register an account with Parcel ID

You need your Parcel ID. If you have more than one parcel, the Treasurer page says separate accounts are needed.

Use Account History

After login, click Account History to download or email the bill.

Understand bill timing

The most current bill is usually available about four weeks before each due date.

Escrow warning

If you have escrow with your bank, the Treasurer page says you will not be able to print a bill.

Sign up for e-billing if useful

You can sign up for e-billing so a bill is emailed when uploaded.

Miami County Recorder: Deeds, Mortgages, Liens and Land Record Search

The Recorder is the official place to verify recorded documents. The Auditor property card helps identify the parcel, but the Recorder record is where deed and mortgage documents live.

Recorder task
Official detail
Practical use
Search 1998-present documents
Recorder says documents from 1998 through present can be found online through “Search the Index” by name or book/page.
Use for recent deeds, mortgages, liens and recorded land documents.
Search 1980-1998 documents
Recorder says documents from 1980 through 1998 can be searched by book and page.
Useful for older deed chains and title research.
Best search method
The Recorder urges users to search by name, not parcel number or address, because parcel/address are not provided on all documents.
Start with grantor/grantee names instead of assuming parcel/address will work.
Deeper professional search
Remote access to indexes and document images is available through Laredo Anywhere for deeper title-search needs.
Useful for title searchers, abstractors and repeated land-record research.
Copies
Starting January 2026, emailed non-watermarked copies from Recorder staff cost $2.00 per page; copies can be obtained without charge by searching AVA or Laredo.
Search online first before paying for staff copies.
Legal advice warning
Recorder employees cannot prepare legal documents, provide legal advice or conduct title searches.
Use an attorney, title company or law library when legal interpretation is needed.
Recorder insider tip: If the Auditor page still shows an old owner after a sale, check Recorder by name and date. The deed may be recorded even if public-facing parcel details are not what you expected yet.
Recorder Search Instructions Search the Index Recorder Office

Tax Maps, Survey Plats and GIS: Useful, but Know the Limits

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Tax Map Department role

The Tax Map Department creates, updates and organizes Miami County tax maps and maintains a current, accurate map of the county as a whole.

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Archive size

Miami County lists 13,200 survey plats, 4,019 record plats, 2,873 tax maps, 745 aerial photos and numerous other maps and atlases.

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Reference-only warning

The Tax Maps page says archived tax maps and survey plats PDFs are provided for reference only, and up-to-date information may be requested from the Tax Map Department.

Map task
Where to go
What to remember
View parcel location
Auditor Map
Good for orientation and parcel matching, not a legal survey.
Find historical tax map PDFs
Tax Maps
Files may be large; use them as archived reference material.
Need current official map help
Tax Map Department by in-person request or email
Archived PDFs are not the same as updated professional map assistance.
Zoning map question
Planning & Zoning
The county zoning map covers areas under Department of Development zoning jurisdiction and does not apply to every township/city equally.
Boundary warning: Do not use an Auditor map screenshot or archived tax-map PDF as legal proof of a fence, easement, driveway, setback or boundary. Use recorded documents, current Tax Map support and survey professionals when exact lines matter.

Transfers, Conveyance and Deed Recording Workflow

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Conveyance fee

The Auditor information lists the Miami County conveyance fee as $2.00 per thousand of purchase price.

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Transfer fee

The transfer fee is listed as $0.50 per parcel.

✅

Exact amount required

The Auditor says checks must be for the exact conveyance-fee amount or the conveyance will not be processed.

Transfer item
Use it for
Practical tip
DTE 100
Regular money transfer / Real Property Conveyance Fee Statement of Value and Receipt.
Use the official current form from the Miami County Auditor forms page.
DTE 100 EX
Claiming exemption from conveyance fee.
Do not use this unless the transfer qualifies for an exemption reason.
DTE 101
Statement of Conveyance of Homestead Property.
Needed when Homestead property is involved.
DTE 102
Statement of Conveyance of Current Agricultural Use Valuation Property.
Needed when CAUV property is involved; recoupment risk should be checked.
Recorder standards
Document standardization and recording requirements.
Recorder staff cannot prepare legal documents, so use a title company or attorney for deed drafting.
Closing-table tip: A parcel being visible in the Auditor search does not mean the deed is ready to transfer. Confirm form type, parcel count, conveyance fee, exact check amount, Homestead/CAUV status, and Recorder document standards before presenting documents.
Conveyance Calculator Auditor Forms Recorder Office

Homestead Exemption: Standard, Public Service Spouse and Disabled Veteran Details

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Standard exemption

The Homestead Exemption allows qualifying homeowners to exempt $29,000 of market value from local property taxes.

🧑‍🦳

Who may qualify

Qualifying categories include seniors age 65 or turning 65 in the application year, totally and permanently disabled Ohioans, and certain surviving spouses.

🪖

Enhanced exemption

Disabled veterans and qualifying surviving spouses/public service officer spouses may receive a $58,000 true-value reduction if requirements are met.

Homestead type
Official detail
What to prepare
Senior
Applicant must be at least 65 years old or turn 65 in the year for which they apply and qualify under the means test.
Proof of age, ownership, occupancy and income information if required.
Disabled homeowner
Applicant must be totally and permanently disabled as of January 1, certified by licensed physician/psychologist or state/federal agency.
Certificate of disability or agency documentation.
Surviving spouse
Surviving spouse may qualify if the deceased person was receiving the previous Homestead exemption and the spouse was at least 59 on date of death.
Ownership, occupancy and spouse eligibility documentation.
Surviving public service officer spouse
$58,000 reduction may apply, no income limit, with confirmation from pension fund or agency/department served.
Official line-of-duty confirmation letter and application.
Disabled veteran
$58,000 true-value reduction applies to qualifying service-connected 100% disabled veterans and qualifying surviving spouses.
DD-214, awards letter and veteran-specific application.
Homestead Details Homestead Forms

Owner Occupancy Tax Reduction

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Who is eligible

Every property owner who resides in their own property may be eligible for the owner-occupied tax reduction.

📅

January 1 rule

You must own and occupy the home as your principal place of residence, or domicile, on January 1 of the year you file.

1️⃣

One-home rule

A homeowner and spouse are entitled to this reduction on only one home, and the calculation is based on the dwelling and up to one acre of land.

Practical tip: Miami County says this is often handled at time of real estate transfer, but buyers should still check the parcel tax section later to confirm the credit appears when expected.
Owner Occupancy Details DTE 105C Form

CAUV and Agricultural District: Farmland Rules Included

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CAUV eligibility

Land must be devoted exclusively to agricultural use for the three calendar years before the year-end of filing the application.

🔟

10-acre or income rule

Property must total at least 10 acres, or less than 10 acres must produce average yearly gross income of at least $2,500, or evidence of anticipated income.

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Annual renewal

The CAUV program is renewed annually and is due back by the first Monday in March each year.

Program
Official detail
Practical meaning
CAUV
Agricultural use valuation applies when qualifying land is devoted exclusively to agricultural use and meets acreage/income/conservation rules.
Small farms need income evidence; large farms still need commercial agricultural use.
Recoupment
Land converted from agricultural use is subject to recoupment equal to tax savings on converted land during the three prior years.
Do not change farmland use without checking back-tax risk.
Agricultural District
Agricultural district land must be devoted to agricultural production or qualified federal conservation/retirement compensation, and meet 10-acre or $2,500 gross-income criteria.
Agricultural District and CAUV are related but separate; track renewals correctly.
Agricultural District renewal
Agricultural district status needs renewal every five years.
Do not confuse the five-year district renewal with annual CAUV renewal.
Benefits
Benefits include nuisance-suit protection, deferring assessments and scrutiny of certain eminent-domain acquisitions.
Agricultural District can matter for farm protection, not only tax savings.
Farm-owner tip: If the parcel shows CAUV, always check transfer paperwork and recoupment before purchase, sale, split or land-use conversion. The three-year recoupment can surprise buyers and sellers.
CAUV / AG District CAUV Forms

Forest Land Eligibility: When CAUV Is Not the Right Program

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Forest land definition

The Auditor explains forest land is land primarily used for growing, managing and harvesting a forest crop of commercial species under accepted forestry systems and an approved forest management plan.

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Minimum physical rule

Forest land must consist of ten contiguous acres of forest trees and be at least 125 feet wide and accessible for management.

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No double enrollment

The Auditor notes forest land enrolled in Ohio Forest Tax Law cannot also be enrolled in CAUV.

Landowner tip: If a Miami County property has both farm and wooded acreage, ask before assuming all land belongs in one program. CAUV, Agricultural District and Forest Tax Law have different purposes.

Board of Revision: Challenge Value, Not Just the Tax Bill

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Who is on the Board

The Board of Revision includes the County Auditor, County Treasurer and President of the Board of Commissioners. The Auditor is the permanent Secretary.

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Filing window

DTE Form 1 must be filed with the County Auditor between January 1 and March 31.

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After filing

After review, taxpayers are notified of the Board’s decision or scheduled for a formal hearing for more detailed review.

Evidence type
Why it helps
How to use it
Recent arm’s-length sale
Shows actual market activity near the tax-lien date.
Bring closing statement, purchase contract and sale details.
Comparable sales
Shows similar properties in the same market area.
Use the Auditor Sales Report and filter by location/tax district.
Independent appraisal
Provides a professional opinion of value.
Use recent appraisal tied to the valuation date if possible.
Condition photos / repair estimates
Shows problems not visible on the parcel record.
Organize by issue and cost; include dates and contractor estimates.
Property data error
Wrong square footage, finished area, building count or land classification can affect value.
Contact Auditor first if it may be a clerical/data issue.
Appeal insight: The strongest BOR complaint says, “The market value should be $X because of these documents.” A weak complaint says only, “My taxes are too high.”
Board of Revision DTE 1 Form Sales Evidence

Official Forms Users Commonly Need

Form / section
Used for
Important note
DTE 1
Complaint Form – Real Property.
Use for Board of Revision value complaints.
DTE 109
Initial Application for the Valuation of Land at Current Agricultural Use.
Renew annually if approved.
Agricultural District Application
Placement of farmland in Agricultural District.
Renew every five years.
DTE 100 / 100 EX
Conveyance fee statement or exemption reason.
Use correct form based on taxable or exempt transfer.
DTE 101 / DTE 102
Homestead property conveyance or CAUV property conveyance.
Do not miss these when credits/programs are attached to the property.
DTE 105A / 105E / 105G / 105K / 105I
Homestead, disability certificate, addendum, public service officer spouse and disabled veteran paths.
Choose the exact form for the applicant type.
DTE 105C
Owner Occupancy Reduction.
Use when you own and occupy the property as principal residence.
Name Redaction Affidavit
Miscellaneous redaction/privacy request listed by the Auditor.
Use only if you meet the legal basis for name redaction.
Open All Auditor Forms

If Miami County Property Search Shows No Result or Looks Wrong

Problem
Likely reason
Fix inside official workflow
Owner name fails
Wrong name order, too much detail, LLC/trust/estate, initials, spelling or recent deed transfer.
Use last name only or one business word. Search Recorder by name if the transfer is recent.
Address fails
Direction, street-type abbreviation, rural addressing or unit detail mismatch.
Use only House # and Street Name first. Add direction/street type later.
Parcel number fails
Old parcel number, copied typo, split/merge or wrong document reference.
Search by owner/address and compare map/tax district before calling.
Recorder search fails
Searching by parcel/address instead of name, or using a record before online index coverage.
Recorder recommends name search; 1998-present is online by name/book-page; 1980-1998 is by book/page.
Map looks outdated
Archived PDF tax maps are reference-only.
Request up-to-date information from the Tax Map Department.
Tax bill cannot be printed
Bill not uploaded yet, wrong Parcel ID account, multiple parcels, or mortgage escrow.
Use PAY NOW/account history; current bill appears about four weeks before due date. Escrow accounts cannot print a bill.
Value seems wrong
2025 reappraisal, data error, new construction, market shift, tax district, levy or special assessment confusion.
Review parcel data and sales first; use BOR only for value evidence, not general tax frustration.

Video Note: No Unverified YouTube Embed Added

I did not embed a YouTube video because a directly relevant Miami County Auditor property-search tutorial with verifiable upload date, thumbnail URL and safe VideoObject metadata was not confirmed. The official Auditor, Treasurer, Recorder, Tax Map, Homestead, CAUV and BOR details above are more useful than an unrelated video.

Use Auditor Search Use Payment Options Use Recorder Search

Miami County Auditor Office Google Map

The Auditor’s office is listed at 201 West Main Street, Troy, Ohio 45373. The Treasurer and Recorder are also listed at 201 West Main Street / Safety Building addresses, but department hours differ, so check the correct office before visiting.

Auditor

201 West Main Street, Troy, Ohio 45373. Phone: 937-440-5925. Hours: Monday–Friday, 8:00 a.m.–4:00 p.m.

Treasurer

Safety Building, 201 W. Main St., First Floor, Troy, OH 45373. Phone: 937-440-6045. Use for tax bills and payments.

Recorder

201 West Main Street, Troy, OH 45373. Phone: 937-440-6040. Hours: Monday–Friday, 8:00 a.m.–4:00 p.m.

Bring this

Parcel number, owner name, address, tax bill, deed reference, map reference, screenshots, value evidence and form name.

Miami County Auditor Property Search FAQ

What is the official Miami County Auditor property search website?

Use miamicountyohioauditor.gov/Search. It supports owner name, parcel number and address search, with advanced sales and location criteria.

How do I search Miami County property by owner name?

Use the Owner Name field in Last First format. Start with the last name only, then add first-name letters if the results are too broad.

How do I search by parcel number?

Use the Parcel Number field with the parcel number from a tax bill, Auditor record, Treasurer account or deed reference. Parcel number is the best identifier when contacting county offices.

What are Miami County 2026 real estate tax due dates?

The Treasurer payment page lists normal real estate due dates as February 14 and July 20. For Tax Year 2025 second-half real property bills, Miami County announced an extension to August 20, 2026.

What are Miami County manufactured home tax due dates?

The Treasurer payment page lists normal mobile home tax due dates as March 1 and July 31. The Auditor homepage lists a 2026 second-half manufactured home due date of August 31, 2026.

How much are Miami County online payment fees?

The Treasurer payment page lists a 2.50% convenience fee for credit/debit card payments and a flat $1.99 fee for eChecks, charged by First Billing Services.

How do I print a Miami County tax bill?

Click PAY NOW, register an account with your Parcel ID, then use Account History to download or email the bill. The current bill is usually available about four weeks before the due date. Escrow accounts cannot print a bill.

Where do I search Miami County deeds?

Use the Miami County Recorder’s records search guidance. The Recorder recommends searching by name, not parcel number or address, because parcel/address are not on all documents.

Are Miami County Tax Map PDFs legal boundary proof?

No. The county Tax Maps page says archived tax maps and survey plats PDFs are reference-only. Request up-to-date information from the Tax Map Department for current map needs.

What is the Miami County Homestead Exemption amount?

Standard qualifying homeowners can exempt $29,000 of market value. Disabled veterans and qualifying surviving public service officer spouses may qualify for a $58,000 true-value reduction.

What is CAUV in Miami County?

CAUV applies to land devoted exclusively to agricultural use for the required period and generally requires 10+ acres or $2,500 average yearly gross income for smaller tracts. Renewal is due by the first Monday in March.

How do I appeal a Miami County property value?

Use the Board of Revision. DTE Form 1 must be filed with the County Auditor between January 1 and March 31 for a complaint against valuation of real property.

How much is the Miami County conveyance fee?

The Auditor’s conveyance information lists $2.00 per thousand of purchase price, plus a transfer fee of $0.50 per parcel. Checks must be for the exact amount.

Why did my Miami County tax bill change?

Possible reasons include levies, CAUV value adjustments, new construction, special assessments, Homestead changes, change in property use, state-mandated revaluation and triennial updates.

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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