WHY IS MY HOME'S VALUE CHANGING?
The real estate market changes over time. Factors such as demand, inflation, economic growth, and recent sales can contribute to changes in property values. The Hamilton County Auditor's Office uses this market data to update property values to reflect current conditions. A homeowner does not need to make an improvement to their property for its fair market value to change. If similar homes in the surrounding area are selling for more, those sales can indicate that the fair market value of other comparable properties has also increased.

HOW DOES THE AUDITOR DETERMINE MY HOME'S VALUE?
Every three years, Ohio law requires counties to update information associated with every property to determine fair market value. Hamilton County alternates between a triennial update and a full reappraisal.

The 2026 triennial update is a desktop, statistical review of more than 350,000 parcels that uses recent real estate sales to identify changes in the market. This differs from the full reappraisal conducted in 2023, during which the assessment team viewed each individual property to verify its characteristics.

WHAT DOES THE CHANGE MEAN FOR ME?
An increase in your property's value does not automatically mean your property taxes will increase by the same percentage. Property taxes are determined through a separate process involving tax levies, credits, and exemptions all within a system of restrictions and mandates determined by the State. Changes to local tax policy, new or expanded relief programs, and value updates will begin to affect tax bills payable in 2027.

Property taxes help fund nearly all local public services, including schools, police and fire departments, street repairs, libraries, parks, and county operations. These services rely on property values that accurately reflect the fair market value of properties within their communities.

HOW CAN I VIEW MY PROPERTY'S VALUE CHANGE?
To effectively inform property owners of any changes in value to their property, the Hamilton County Auditor's Office has updated its website's dedicated triennial page to include new values at www.hcauditor.org/triennial.asp. Property owners should also look for their Value Change Notice letters in the mail in the coming weeks. The Property Search Tool will not be updated until December, after tax rates affected by the general election are finalized by the State.

WHAT IF I DISAGREE WITH MY HOME'S NEW VALUE?
Property owners have the right to contest the value assigned to their property. Any property owner in Hamilton County may file a complaint with the Hamilton County Board of Revision between January 1 and March 31, 2027.

The Board of Revision reviews complaints about property values, not taxes. Property owners should provide evidence at the time of filing that supports their opinion of the property's fair market value, such as a recent sale or an appraisal.

For more information about the triennial update, please visit www.hcauditor.org/triennial.asp. To speak with a staff member about your assessment, please call 513-946-HOME (4663)513-946-HOME (4663) during business hours.

What is a Triennial Update, and why is it happening now?
Every three (3) years, Ohio law requires an update of every parcel of property in order to establish a current market value. The triennial update is a desktop, statistical review of all 350,000+ parcel in the county.

When will this change affect my tax bill?
The triennial update sets new values for Tax Year 2026, payable 2027.

How does this differ from the "full" reappraisal we had three years ago?
The triennial update is a statistical review of sales. This update leverages recent sales data to align values to market trends. A “full” or “mass” reappraisal, as instructed by Ohio law, mandates our team of in-house and contracted appraisers to physically view each of the over 350,000 parcels in the county.

Does the Auditor or staff personally visit my house during this process?
No, neither the Auditor nor our staff will visit your property for a triennial update. However, our staff will continue to inspect permitted projects, new construction, and other improvements every year.

How can my value go up if I haven't made any improvements to my home?
It is the duty of the Auditor’s Office to accurately assess all real property within the county based on a review of market trends. Market value shifts as demand changes or inflation increases. Given recent sales trends, this oftentimes contributes to an increase to the assessed value of your home.

My house isn’t for sale, so why does the "market value" matter?
Many public services are funded in part by property taxes. This includes police, fire, and service departments, local libraries, parks, schools, and more. An accurate and market-sensitive tax base is crucial; otherwise, newly purchased property would be taxed disproportionately.

If my property value increased by 20%, does that mean my taxes will go up 20%?
No, a change in assessed value does not equate to the change in property tax liability. The assessed value of a property is one element in how property tax liability is determined. Local tax policy, like levies, sets the amount to be collected. Other influences, like tax relief credits and exemptions, also affect your liability.

Why would my taxes increase even if my property value stayed the same?
Local levies, lost exemptions, and other forms of local policy could affect your property tax liability regardless of the assessed value.

How does this update affect my Homestead Exemption?
The triennial update does not affect the status of your Homestead Exemption; however, it may affect the amount of relief received.

What if I believe the new value is higher than what I could actually sell my home for?
If you disagree with the value assessed to your property, you may file a complaint to defend a new value to the Board of Revision.

Is there a deadline to file a complaint against my new valuation?
Complaints can be filed with the Board of Revision from January 1st to March 31st of each year, as dictated by statute. Find more information about the Board of Revision at www.hcauditor.org/bor.asp.

What should I do if the data regarding my property, like bedroom count, is incorrect?
Please contact us at County.Auditor@auditor.hamilton-co.org or 513-946-4000513-946-4000.

When will I learn of my property’s updated value?
Finalized values will be made available through the Property Search Tool on our website once final confirmation is received by the State Department of Tax Equalization, typically received towards the end of the calendar year.

Public schools in Ohio are guaranteed a minimum amount of property tax revenue, known as the 20-mill floor. Vocational schools are similarly guaranteed revenue at a 2-mill floor. House Bill 186 caps inflation-driven property tax increases from unvoted levies that otherwise would be distributed to school districts at these millage floors. For eligible property owners, the initial credit will account for inflation from tax years 2023 through 2025 and will be applied to 2026 second-half property tax bills.

How do I know if I am receiving the Inflation Cap Credit? How much will my credit be?
Property owners are eligible for the credit depending on whether they live in an affected school district. Approximately 80% of parcels in Hamilton County are affected by this credit. The table below illustrates the estimated relief amount per $100,000 in applicable market value, ranging from pennies to just over $100. You can find the market value of any property within Hamilton County by utilizing the Property Search Tool at HCAuditor.org.
Any single property may be taxed within both an affected local school district and vocational school district, meaning the total credit received will be a sum of credits from both associated districts. For example, a qualifying property within both the Norwood City School District and Great Oaks Vocational School District valued at $200,000 in 2026, will receive approximately $247.62 from this credit.

*Amounts are estimations and are subject to change.

How is the credit calculated? Why is my credit amount different from my neighbor's?
The Inflation Cap Credit is tied to assessed property values and the tax policy of specific taxing districts; therefore, amounts will vary. Even within the same neighborhood, factors such as differing levies or property values can result in different credit totals.

What are the risks associated with the Inflation Cap Credit?
Opponents raise several concerns, including the impact on school funding and its lackluster effectiveness. The credit reduces the amount of property tax revenue flowing directly to school districts, potentially leading to funding shortages. Some argue the impact on the average homeowner will be minimal long-term and does not solve the broader property tax crisis.