Understanding Property Taxes
and Reevaluations in the
Dayton Area.

Property taxes are one of the biggest ongoing costs of homeownership, and in Ohio, they can feel confusing. If you have ever wondered why your tax bill changes or what a reevaluation actually means for your wallet, here is what you need to know.

How Ohio Property Taxes Work

In Ohio, your property tax is based on the assessed value of your home. The county does not tax you on the full market value — instead, it assesses your home at 35% of its estimated market value. So if your home is worth $400,000, the assessed value used for tax purposes would be $140,000.

That assessed value is then multiplied by the millage rate — the tax rate set by local levies. These levies fund the services your community relies on: schools, fire and police, libraries, parks, and more. Different areas have different millage rates, which is why two homes with the same value can have very different tax bills depending on the district they sit in.

For example, a home in Beavercreek with access to the city school district, fire levies, and park levies will have a different total millage than a comparable home in a neighboring township. The levies are what make each community's tax picture unique.

What Is a Reevaluation?

Ohio counties are required to conduct a full reappraisal of all properties every six years. In between those full reappraisals, a triennial market value update is performed to keep assessments in line with current conditions. In Montgomery County, the last full reappraisal was in 2021, with a triennial update following in 2024.

During a reappraisal or update, the county auditor reassesses properties based on recent comparable sales in your area. If your home's estimated market value has gone up, your assessed value goes up too — and that typically means a higher tax bill. The reverse is also true: if values in your area have declined, your assessment (and potentially your taxes) could decrease.

One important nuance: a higher assessment does not always mean a proportional tax increase. Ohio levies are collection-based, not rate-based. When total property values in a district rise, the levy generates the same total revenue spread across a larger base, so individual bills may not climb as steeply as the assessment numbers suggest. Still, it is worth paying attention to — especially if your home's value has increased faster than the neighborhood average.

What Homeowners Should Watch For

After a reappraisal or update, the county auditor mails reassessment notices to every property owner. These notices are easy to overlook, but they matter. Here is what to keep in mind:

• Do not ignore the notice. It tells you what the county now believes your home is worth for tax purposes. Review it carefully.
• Compare it to real market data. Look at recent sales of similar homes in your neighborhood. If the county's number looks significantly higher than what comparable homes are actually selling for, that could be a sign your assessment is off.
• Know that you have the right to appeal. If you believe your assessment is too high, you are not stuck with it. Ohio gives every homeowner the right to challenge their property's valuation.

How to Appeal Your Assessment

The appeal process is more straightforward than most people think. You file a complaint with your county's Board of Revision, typically between January 1 and March 31 of the tax year in question. The form is called DTE Form 1, and it is available on the Montgomery County Auditor's website.

When you file, you should include evidence to support your case. That can be:

• Comparable sales data showing what similar homes have actually sold for
• A recent independent appraisal of your property
• Photos documenting any issues that affect your home's value (structural problems, needed repairs, etc.)
• Documentation of any errors in the county's property records for your home

Most homeowners can handle this process themselves without hiring an attorney. The Board of Revision — made up of the County Auditor, County Treasurer, and a County Commissioner representative — will schedule a hearing and issue a decision. If you are still unsatisfied after that, you can escalate to the Ohio Board of Tax Appeals.

One of the smartest moves you can make is to work with a local real estate agent who knows current market values. I regularly pull comparable sales data for homeowners considering an appeal. Having solid, local market evidence is the strongest foundation for a case.

Why This Matters Right Now

Home values in the Dayton metro area — particularly in Beavercreek, Centerville, and surrounding communities — have risen significantly over the past several years. That is great news for homeowners' equity, but it also means reassessments are pushing assessed values higher. Understanding how the process works helps you plan ahead, budget accordingly, and know when it makes sense to challenge an assessment that does not reflect your home's true market position.

Property taxes are not something to be afraid of, but they are something to understand. The more informed you are, the better positioned you are to make confident decisions about your home and your finances.