What Every Homeowner Should Know

A higher property value doesn’t automatically mean it’s wrong. It also doesn’t automatically mean it’s right. Before accepting a new assessment, homeowners should understand when a Property Value Dispute makes sense.

Has your property value increased significantly? Do your neighbors’ homes appear to have much lower values? Did you recently purchase your home? If so, those are all good reasons to take a closer look. A review of the market can often answer those questions before you ever begin the dispute process.

▶ Watch the complete Property Tax Corner video on YouTube.

When Should You Question Your Property Value?

One of the biggest misconceptions is that homeowners should only question their property value if they disagree with their tax bill.

That’s not where you start.

Instead, ask a few simple questions.

• Has my property’s value increased by $20,000, $50,000, or even $100,000?
• Do similar homes in my neighborhood have noticeably lower values?
• Does my recent purchase price support the County’s assessment?
• Have recent sales in my neighborhood followed the same trend?
• Does my property’s condition differ from other comparable homes?

If those answers don’t match today’s market, take a closer look.

Start With Market Value

As an Ohio Licensed REALTOR® and Broker/Owner of RH2L Real Estate, determining market value is part of what I do every day.

Before recommending a Property Value Dispute, I first determine whether the County’s value appears reasonable based on current market conditions. That review includes comparable sales, neighborhood activity, property characteristics, recent listings, and overall market trends.

Sometimes the market supports the County’s value. Sometimes it doesn’t.

A Recent Example

Recently, I assisted a homeowner during an informal review with the Montgomery County Auditor’s Office. Before the meeting, I completed a full market analysis using accepted real estate valuation practices. That analysis identified concerns worth discussing.

During the informal review, I presented comparable sales and explained why the property’s assessed value appeared significantly higher than recent market activity. The Auditor’s representative then directed us to what he described as the County’s supporting position of value using the Neighborhood View report.

Interestingly, when we reviewed that report together, it also showed the subject property to be approximately $100,000 higher than neighboring homes. Rather than ending the discussion, that information became an important part of the review.

At the conclusion of the meeting, the Auditor’s representative explained that a review team would evaluate the information presented. He also advised the homeowner to expect a written decision after Labor Day.

Every property is unique, and every review should focus on the facts. That’s why credible market evidence—and taking the time to compare it with the County’s own supporting information—can be an important part of the Property Value Dispute process.

Understanding the Property Value Dispute Process

A Property Value Dispute begins long before homeowners file any paperwork. It begins by determining whether the assessment reflects today’s real estate market.

If the market data supports moving forward, homeowners can request an informal review. They can present comparable sales, property information, and other market evidence that supports a different value.

You Don’t Have to Figure It Out Alone

Many homeowners assume they must research everything themselves before asking questions.

You don’t.

My current role as a BROKER is to help homeowners determine whether the market supports their assessed value before they invest time in the Property Value Dispute process.

If the market supports the assessment, I’ll tell you.

If the market suggests the value appears out of line, I’ll explain why and help you understand the next steps.

That approach saves time, focuses on objective market evidence, and helps homeowners make informed decisions with confidence.

Why This Year Is Different

The current Property Value Dispute process is unique because of the recent countywide reappraisal and the legislative changes that followed. Under the temporary review process now available, homeowners have an opportunity to request an informal review directly through the Montgomery County Auditor’s Office before the normal Board of Revision filing period.

That informal review may result in the Auditor adjusting a property’s value based on the information presented. If the homeowner agrees with the outcome, the process may end there.

However, if the homeowner does not agree with the Auditor’s decision, the next step remains filing a formal complaint with the Montgomery County Board of Revision during its regular filing period, generally from January through March.

Homeowners should also understand the timing.

Even if you request an informal review today, you may still receive tax bills based on the current assessed value while the review process continues. If you later file with the Board of Revision, the Board often schedules hearings months after the filing deadline. The Board may not issue a final decision until after the following July tax billing.

That means homeowners may continue paying taxes based on a value they believe is incorrect while waiting for the appeal process to conclude.

For that reason, if your property’s value appears significantly out of line with current market evidence, don’t ignore it. Request the informal review, gather the facts, and understand your options. Starting with the informal review gives you the information you need to decide whether filing with the Board of Revision is the appropriate next step.

Learn More

I recently recorded a new Property Tax Corner video that walks through an actual informal review after assisting a homeowner through the process.

In the video, I explain:

• How the informal review works.
• What information the County considers.
• Why comparable sales matter.
• How lenders and licensed appraisers determine market value.
• What homeowners should review before requesting a Property Value Dispute.

My goal has always been simple: help homeowners understand property values, make informed decisions, and know when it’s time to ask more questions.

Don’t wait until the Board of Revision filing period to begin asking questions. Take advantage of the current informal review process while this additional opportunity is available. An experienced Ohio Licensed REALTOR® Broker can help you evaluate your property’s market value, prepare comparable sales, and determine whether moving forward makes sense. Starting with the facts gives you more information, more time to prepare, and a clearer understanding of your options.

As I ask for the opportunity to serve as Montgomery County Auditor, this is exactly the perspective I will bring to the office. Every homeowner deserves accurate records, property values supported by current market data, a review process that is transparent, consistent, and easy to understand, and real-time responsiveness when questions arise. That’s the level of service I believe every taxpayer deserves.