2020 Reappraisal FAQ's
Athens County is in the process of completing our state mandated reappraisal. Informational letters were mailed to every property owner on October 19, 2020.
The purpose of the letter is to inform property owners of the Reappraisal and provide them with the fair market value assigned to their property for next year (Tax Year 2020).
Here are the answers to the most commonly asked questions:
Q: Why does the Auditor update my value?
Ohio law requires county auditors to reappraise every property in the county once every six years and to complete a triennial update in the third year of the reappraisal cycle. The values are based on the market (sales) and the condition of the property as of January 1, 2020. Values are based on sales that have occurred during 2017, 2018 and 2019.
Q: How is my property assessed?
The county auditor is the assessor of all of the real estate in the county for tax purposes. The auditor is charged with viewing and appraising each parcel of real estate at its estimated fair market value on both the land and improvements every six years and updated every three years. Athens County will complete sexennial revaluations by the end of 2020 with tax adjustments reflected in tax bills sent out in 2021.
In Ohio, the common level of assessment for real estate is presently at 35% of the appraisal value. The taxable value of any parcel is 35% of its appraised or fair market value.
Q: What is the difference between a reappraisal and a triennial update?
A reappraisal involves a visual inspection of the property. This includes assessing the condition of the property and gathering data regarding changes that may have occurred since the last reappraisal.
A Triennial Update is an update of value based solely on sales. Similar to a reappraisal, it is based on sales over the three year prior to the update, but it does not involve reassessing the condition or characteristics of the property.
Q: How does the county determine the value for a property?
We appraise properties utilizing mass appraisal methods using a hired contractor that specializes in mass appraisals. The contractor will complete a reappraisal of all properties in Athens County by gathering data on every property and evaluating sales of similar properties in a similar geographical location.
Q: What information is considered in arriving at my value?
One of the key factors in determining a property’s value is the location of the property. We also consider the size and topography of the land; age of the structure; the style of the home; square footage; the quality of construction; basement size and finish; outbuildings; as well as the overall condition of the property.
Recent sales in your neighborhood are also key in determining your property valuation.
Q: If I disagree with my property valuation what can I do?
Before contacting us about an Informal Value Review, you will want to consider the following about your property:
- Review your new tentative value from your mailer and consider if you could reasonably expect to sell your property for that amount. Is the value too high or too low?
- Did you recently purchase your property and is the value in line with the price you paid for the property?
- Check with local real estate agents and websites such as Zillow to help determine what would be a reasonable asking price for your home
- Learn more about the valuation process: www.yourhomeyourvalue.org
Informal Review Process
If you disagree with the new tentative value that you received in your mailer, you will have an opportunity to discuss your value through an Informal Review with one of our appraisers or electronically provide us documentation for further review. The Informal review period will run through November 4, 2020.
You should be prepared to provide supporting documentation to us for us to review such as:
- A private appraisal
- Evidence of detrimental property conditions
- Any sale of a comparable property within the last two years excluding Foreclosures, Sheriff Sales or Short Sales
- A copy of a final purchase agreement or conveyance form if you recently purchased your home
- Evidence of rental amount if your property is a rental
Any information you are able to provide will assist our appraisers in determining the true value of your property. You will not receive a final determination of your value at the conclusion of your review. The Auditor's Office will review the information provided, conduct any actions if necessary, and provide the new value to the State Department of Taxation for approval. Final values will be available in December 2020 and will be used to calculate your property taxes.
Please contact our office (740) 592-3223 or by email to schedule an informal review.
The Informal Value Review process allows you the opportunity to provide additional information about the value of your property to one of our appraisers.
Q: What if I disagree with the findings from my informal review or was unable to participate in the process?
If you disagree with the final value resulting from the Informal Value Review, or if you missed the opportunity to participate in the informal review process, you have the right to contest the value by filing an application with the Athens County Board of Revision from January 1 through March 31st.
You can learn more about the Board of Revision process and how to contest your value by visiting our BOR webpage.