Montgomery County Auditor Property Search (Ohio)

Address Search

• Type house number in the Number box.
• Type only the street name in Street Name.
• Do not add N, S, E or W at first.
• Do not add Street, St, Avenue, Ave, Road, Rd, Drive or Dr at first.
• Use * as a wildcard when spelling is uncertain.
• Try both 3rd and Third, or spell out abbreviations.

Owner Name Search

• Use LastName FirstName format.
• Start with last name only if unsure.
• Use “Smith J” for names starting with J.
• Use “*Jane” to find names containing Jane anywhere.
• For LLCs, use one unusual business word.
• For estates/trusts, search the family name and then verify with Recorder.

Parcel ID Search

• Use the 12-digit parcel number when available.
• Example shown by the county: A01 00107 0001.
• Do not enter hyphens.
• Enter all or part of the number.
• Use * as a wildcard.
• Parcel ID may appear on tax bill or recorded document like a deed.

First half due

First-half 2025 taxes payable in calendar year 2026 were due February 13, 2026.

Second half due

Second-half 2025 taxes payable in calendar year 2026 are due July 24, 2026.

Penalty

A 10% penalty applies to first-half or second-half charges not paid in full by their due dates.

Phone pay

Phone payment must be made directly through Point and Pay at 833-819-5111. The Treasurer office does not take card payments over the phone.

Payment options and exact fees

• Online through Point and Pay: one-time payment or account setup.
• Online account can track parcels, e-billing and text alerts.
• E-check fee: $0.50 per transaction.
• Credit card fee: 2.3% of total payment.
• Debit card fee: $2.95 per transaction.
• Live Point and Pay phone representative: 877-495-2729 with $5 live-assistance charge.

Mail, drop box and in-person rules

• Mail checks or money orders to John McManus, Montgomery County Treasurer, 451 W Third Street, Dayton, OH 45422.
• Make payments out to John McManus, Treasurer.
• Include the payment coupon from the bottom of the tax bill.
• Do not mail cash.
• Mail is paid on time if postmarked, not metered, on or before the due date.
• Drop box is outside on the west side of the County Administration Building on Vista View Drive.
• In-person hours are Monday–Friday, 8 a.m.–4 p.m., except holidays.

Interest and tax lien timeline

• August 1, 2026: 4.67% interest added to delinquent taxes carried from prior tax years that remain unpaid after July 31.
• Interest does not apply to unpaid 2025 tax-year charges on August 1.
• Parcels with unpaid charges as of August 1, 2026 may be considered for tax lien certificate sale.
• Parcels with unpaid current-year taxes and unredeemed prior tax liens may have current-year taxes sold immediately at 18% interest.
• December 1, 2026: 2.33% interest added to unpaid amounts remaining due.

Prepayment and delinquency plans

• Prepayment enrollment must be at least 60 days before the half-year tax due date.
• Property taxes must be current before prepayment enrollment.
• Property cannot be on past-due plans or have delinquent status such as liens, foreclosure or bankruptcy.
• Delinquent payment plan requires a down payment; basic plan down payment is 20% of total amount due, including delinquency and full-year current taxes.
• If a delinquent plan stays in good standing, further penalties and interest will not be applied.
• Missed monthly payments void the plan and penalties/interest can be added back.

Fair market value

The County Auditor determines fair market value. Fair market value means the amount a willing buyer and seller would agree to in an arm’s-length open-market transaction.

Assessed value

Ohio assessed value is 35% of fair market value. Example: a $100,000 fair market value creates a $35,000 assessed value.

Millage equation

The Auditor FAQ explains property tax as assessed value multiplied by total mill rate, divided by 1,000. One mill equals $0.001.

Interactive GIS map

The Auditor GIS page links to the Interactive GIS Map to activate the Montgomery County parcel map. Use it for parcel context, nearby parcels, road layout and map research.

GIS disclaimer

The Auditor says it makes every effort to publish accurate information but assumes no responsibility for errors, inaccuracies, inappropriate uses or interpretations of the data.

GIS contact

GIS physical address: 451 W Third Street, 3rd Floor, Dayton, OH 45422. Phone: 937-225-4596.

What deed transfer means

A deed is a legal document that secures property ownership. The Auditor maintains property-record accuracy through deed transfer for every parcel of real estate in Montgomery County.

Mandatory fees

Montgomery County lists a mandatory conveyance/transfer fee of $3 per $1,000 of actual sale price plus $0.50 for each parcel transferred.

Transfer help

For additional deed-transfer information, call 937-225-4373 or email the Auditor’s Office to ask questions or request forms by mail.

What BOR does

The Board of Revision is a three-person quasi-judicial board with representatives from the Auditor, Treasurer and Board of County Commissioners. It conducts hearings to determine fair market value.

Filing period

The filing period is January 1 to March 31. To start an appeal, complete a complaint form, state the desired value and briefly explain the reason for change.

Value only

The BOR can only change property values. It cannot directly change tax rates or tax amounts due.

Good reasons to appeal

• Deferred maintenance or property damage in the last three years.
• Open-market sale or appraisal in the last three years indicating a different value.
• Similar nearby properties recently sold for prices different from your valuation.
• Wrong property characteristics, incorrect square footage, condition issue or data error.
• Evidence that supports your opinion of fair market value.

Arguments BOR cannot accept

• Your neighbor’s official value is different from yours.
• Surrounding properties are in poor condition.
• You disagree only with the amount of property taxes owed.
• You want tax rates changed instead of fair market value changed.
• You bring no sale, appraisal, damage, repair or market evidence.

Homestead Exemption

Homestead helps qualifying senior citizens and permanently/totally disabled Ohioans reduce property tax by shielding some market value from taxation. In 2025, the reduction equals taxes that would otherwise be charged on up to $29,000 of market value.

• Applicant must be 65+ or permanently/totally disabled.
• Must meet annual state income requirements based on modified adjusted gross income.
• Must own and occupy the home as of January 1 of the application year.
• Applications must be received by December 31.
• Homestead Hotline: 937-225-4341.

Owner Occupancy Credit

The Owner Occupancy Credit gives up to a 2.5% reduction on qualified levies and property taxes for the homeowner’s primary residence.

• Must own and occupy the home as principal residence on January 1.
• Homeowner and spouse can receive it on only one home.
• Check owner-occupancy status on the real estate website.
• Corrections use an application mailed to the Auditor at 451 W Third Street, Dayton, OH 45422.
• Questions: 937-225-4326.

CAUV

CAUV values qualifying commercial farmland by soil types instead of “best and highest use.” It does not reduce building value or the minimum one-acre homesite under buildings.

• 10+ acres devoted exclusively to agricultural use can qualify.
• Under 10 acres can qualify if average yearly gross farm income for the past three years is at least $2,500.
• Completed applications can be emailed or mailed to CAUV, Montgomery County Auditor’s Office, 451 W Third St, Dayton, OH 45422-1021.
• CAUV phone: 937-496-3281.

Tax Exemption

Property owned or leased by a state-recognized charitable organization or government entity may qualify if used for a public purpose under Ohio law. Exemption cannot remove special assessments.

• Auditor and Treasurer assess the application.
• Application is forwarded to the state.
• State approval is required.
• Contact: 937-496-6625.

Damaged Property

Structurally damaged property may qualify for a taxable value reduction. The possible reduction is proportional to the severity of the damage.

• Useful after fire, storm, major structural damage or demolition.
• Keep photos, insurance documents, repair estimates and dates.
• File quickly so timing aligns with tax-year treatment.

Forms to check

Real estate forms include owner-occupancy reduction, Homestead property conveyance, CAUV conveyance, conveyance fee statement, CAUV initial application, damaged/destroyed real property deduction and agricultural district forms.

MCRealEstate App

The Auditor describes MCRealEstate as the official mobile app of the Auditor’s Office, giving users important property information at their fingertips on Apple and Android.

Download real estate data

The Real Estate page links Download Real Estate Data for users who need larger property datasets instead of one parcel at a time.

2026 Reappraisal tools

The Real Estate page links 2026 Property Reappraisal, Informal Reviews, Neighborhood Viewer, Project Timeline, FAQs, Community Forums and Property Information Search.

Auditor visit

Use for property records, reappraisal, deed transfer, Homestead, owner occupancy, CAUV, tax exemption, damaged property, BOR, rental registration and GIS. Hours listed: Monday–Friday, 8 a.m.–5 p.m.

Treasurer visit

Use for payment, due dates, prepayment, refund, penalty, delinquent plans and tax-lien questions. Hours listed: Monday–Friday, 8 a.m.–4 p.m.

Recorder visit

Use for deeds, recorded documents, RISS, legal disclaimer, public access and fraud alert notification. Public hours listed: Monday–Friday, 8 a.m.–4 p.m.