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How is my Property Valued?
The Ohio Department of Taxation maintains that a property’s value is best determined by the price it would bring in a real estate transaction between a willing buyer and seller. This is found in Ohio Administrative Code 5703-25-05.
The Department of Taxation requires the County Auditor to utilize recent property sales to determine the Market Value to real property.
During the Revaluation, properties are reviewed neighborhood by neighborhood throughout Ashtabula County to determine the relationship between how they are valued versus what they are selling for. Sales from 2024 and 2025 were reviewed to set values as of January 1, 2026.
Based on this analysis, property values within neighborhoods are adjusted accordingly.
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What Are Properties Selling For In Ashtabula County?
The difference between the sales prices and the values of the properties that sold is what drives the reasoning for the values to be adjusted
County auditors are MANDATED by the Ohio Department of Taxation to set property values based on what properties are selling for in an open market. This chart reflects what single family properties sold for in Ashtabula County over the past three years versus the Auditor’s values for the sale properties. The data on the right is for single family homes (not multi-parcel sales) that sold between January 1 and December 31 of each year illustrated.
Click to enlarge graph
What are your neighborhood properties appraised and selling for?
Use the Map Viewer provided here to see what properties are appraised for in your area. You can locate your property by searching for owner’s name, property address, or parcel number.
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How Taxes are Calculated
Appraised Value of Property x Assessed Rate = Assessed Value
Example
$100,000 x 35% = $35,000
$35,000 x Millage = Tax Bill
$1 for every $1,000 of assessed value. Assessed Value of $35,000 = $35
Tax Rates are derived by taking the dollar amount of a levy (at the time it is passed) divided by the total assessed value of a district = millage.
Voters approve a district to receive $100,000 in revenue
The assessed value of the district is $1,000,000
Then $100,000/$1,000,000 = .1 or 10 mils (1 mil - 1/1,000)
Where Your Property Taxes Go
I agree with the value of my property.
I have more questions about the value of the property.
Tax credits that are available.
I think that the Auditor’s value is incorrect for my property. What are my options?
If you do not believe that the Auditor’s value is a fair market value, you can file an informal property review with our appraisal team. You can file online using the online survey.
Have questions, corrections to information or have evidence of a different value?
Just follow our Informal Appeal system! Answer 5 sets of questions and you can attach documents or photos and provide additional information so we can best serve you!
This system is available 24 hours a day and takes minutes to complete.
Missed the deadline for an informal review?
You may file a formal appeal after January but before March 31. See our website under Board of Revision.
Click image to access
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Tax Credits that are Available
There are several Tax Reductions available through the Auditor’s Office. Read the information pertaining to each Tax Reduction.
Click to view application
(Disabled Veterans & Surviving Spouse of Public Service Officer Killed in the line of Duty)
100% Disabled veterans and surviving spouses of first responders killed in the line of duty can apply for Homestead that exempts the tax for $58,000 for tax year 2025 of the property’s appraised value carried by the Auditor’s Office.
Qualifications
• One of the deeded owners must be an honorably discharged veteran with a disability rating of 100%. A copy of the DD Form 214 will need to be provided. You may work with the Department of Veteran’s Services if you need assistance with your DD Form 214
• Property where the exemption is sought must be your primary residence. If you claim residency in another state even though you live in Ohio for part of a year you may not apply and the other state may impose penalties if Homestead is being received in both states
• A surviving spouse of a Public Service Officer Killed in the line of Duty. See DTE Form 105K for an inclusion list and qualifications
Click to view application
Homestead exempts the tax for $29,000 for tax year 2025 of the property’s appraised value carried by the Auditor’s Office.
Depending on the tax rate where your property is located, the savings could be between $300 and $500 annually. The amount exempted is adjusted annually.
Qualifications
• One of the deeded owners must be at least 65 years old OR permanently disabled as of January 1 of the year the credit is being applied for. Apply in the calendar year one of the owners turns 65 and the credit (if granted) will apply for the next year’s taxes
• Income Requirement: Must have an Ohio Adjusted Gross Income (from line 3 of your Ohio 1040) of no more than $41,000 for tax year 2026 (taxes paid in 2027). This amount is adjusted annually in September by the Tax Commissioner of Ohio
• Property where the exemption is sought must be your primary residence. If you claim residency in another state even though you live in Ohio for part of a year you may not apply and the other state may impose penalties if Homestead is being received in both states.
Click to view application
If you occupy property deeded in your name and the property is your primary residence, you may qualify for a tax reduction.
The reduction is about 2% in 2026 and will be increasing over the next 4 years due to phasing in of new legislation passed in late 2025.
You can check to see if you’re getting the credit already by going to our website, doing a Property Search and scrolling to the bottom to see if you’re already receiving the credit.
If you need to apply, simply go to our website under Forms, download the form, fill it out and send it in.
CAUV is a value/tax reduction program for properties that commercially produce agricultural products. The acreage that is used for production is reduced in the value based on soil type. Soil values are determined by the Ohio Department of Taxation. The tax savings is significant overpaying taxes on the appraised value of land.
Qualifications
To qualify for the CAUV program, land must meet one of the following requirements during the three years preceding and application for the CAUV:
1. Ten or more acres must be devoted exclusively to agricultural use; OR
2. If less than ten acres are devoted exclusively to commercial use, the farm must produce an annual gross income of at least $2,500
Click to view application
If you have removed a structure from your property— and you have not reported it to the Auditor’s Office, the necessary forms are on our website.
If your property structures suffer damage (ex: storm) that prevents use for an extended period of time you may apply for temporary relief of property taxes on the damaged structure.
Follow the link on our website below for the form
https://auditor.ashtabulacounty.gov/dnn/ACForms
Click to view application
What is “fair market value?”
A fair market value is the same amount that a willing buyer and seller would agree to on the open market, if neither is being forced to act. It is a marketplace determined value, not a subjective one.
What is “equalization?”
Equalization is the process to ensure that properties with similar characteristics that are in similar areas are valued at similar amounts. The process to achieve equalization involves using statistical models and tests to ensure uniformity. The goal with equalization is to find biases and inequities that could result in skewed values.
What are key property characteristics that determine my value?
Property characteristics that determine value are primarily your location and size. Neighborhood areas that have more sales for higher amounts will be valued at a higher amount than a neighborhood that has few sales for low sale prices. The size of your property and your land will also be a large determining factor.
What are “comparable sales?”
A comparable sale is a recent sale (in the last 1-2 years) that has similar characteristics to your property. It should be located nearby, in the same neighborhood, and be of similar square footage and year built. If both houses were placed for sale at the same time, these houses would be competing for the same buyers.
What are “neighborhood groups?”
Neighborhood groups are determined by the market area around a property. These are properties that have similar characteristics, such as age, size, and location. If you find a comparable property nearby or just outside your market area, we may still consider it.
There are several foreclosures in my neighborhood. Do those sales affect my new value?
Foreclosure sales do not directly affect your new value through the Reappraisal process. Indirectly over time, if there are many foreclosures in an area and the sale amount decrease, then values could be affected.
What is the difference between a single property appraisal and a mass market appraisal?
A single property appraisal is looking at the characteristics inside a single property and building a valuation based on those and similar sales in the area. A mass market appraisal looks at sales in an area and is set to January 1 of the year being looked at. It does not consider individual characteristics inside a house, such as the quality of the countertops in the kitchen, whereas a single property appraisal will take those characteristics into consideration.
If my value is increased by 30%, will my taxes be increased by the same percentage?
Property value increases/decreases and taxes are not an exact dollar for dollar match. House Bill 920 combats property taxes rising due to inflation by limiting how much money levies can collect. As property taxes go up, the tax rates go down.
When does the 2026 value go into effect for my taxes?
The 2026 values will go into effect retroactively to January 1, 2026 (the tax lien date in Ohio) and will affect property taxes payable in calendar year 2027.
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Thank You
Any questions or concerns contact the Ashtabula County Auditor’s via email
auditor@ashtabulacounty.gov
