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The three-year cycle
Is it your county's turn this year?
Ohio doesn't reset every home's value at once. Each county is on a three-year rhythm — a full reappraisal, then an update three years later — so in any given year about a third of the state opens a letter. Here is where all 88 counties stand, from the state's own certified history.
The year each county is next due a full reappraisal. The three-year update falls halfway between two of them.
- 2026 13 counties
- 2027 5 counties
- 2028 13 counties
- 2029 18 counties
- 2030 23 counties
- 2031 16 counties
Hover a county for its own dates. Every county appears in one of the lists below as well.
The two kinds of new value
Full reappraisal
Someone comes and looks. The county auditor’s office reviews every property in the county and works out a fresh value for each one — land, building, condition, the lot. It is the value your bill starts from for the next six years.
Update
Nobody visits. The auditor takes the value already on file and moves it to match what property like yours has actually been selling for since. Same house on paper, repriced to the market.
Both are the county auditor’s work, on a timetable the state sets, and Ohio splits its counties into three groups so about a third of the state gets new values each year. Either kind can move your value a long way; neither is the same thing as your bill, which is worked out afterwards from the tax rates certified in December. The state’s own explanation.
New values arriving now — 41 counties
These counties are setting 2026 values. Notices go out through the fall, and the new tax rates that go with them are not certified until December — so for these counties our check gives an honest range, and turns into exact arithmetic the moment the rates land.
Ashland, Ashtabula, Athens, Auglaize, Butler, Clermont, Clinton, Darke, Defiance, Delaware, Franklin, Fulton, Gallia, Geauga, Greene, Hamilton, Hardin, Harrison, Henry, Jackson, Knox, Licking, Madison, Mahoning, Mercer, Montgomery, Morrow, Noble, Perry, Pickaway, Pike, Preble, Putnam, Richland, Seneca, Shelby, Summit, Trumbull, Van Wert, Wayne, Wood
Values reset last year — 23 counties
These counties set their values in 2025 and the rates that price them were certified that December. There is nothing left to forecast: for these counties the check computes the bill, to the dollar the county's own credits allow. Next turn: 2028.
Adams, Carroll, Champaign, Clark, Columbiana, Fairfield, Hancock, Hocking, Holmes, Lawrence, Logan, Marion, Medina, Meigs, Miami, Monroe, Paulding, Ross, Scioto, Tuscarawas, Union, Washington, Wyandot
Values reset in 2024 — 24 counties
The 2024 letters are old news here and bills have settled onto the new values. The check computes today's bill exactly in the meantime. Next turn: 2027 — except Lucas, which the state has at 2028.
Allen, Belmont, Brown, Coshocton, Crawford, Cuyahoga, Erie, Fayette, Guernsey, Highland, Huron, Jefferson, Lake, Lorain, Lucas, Morgan, Muskingum, Ottawa, Portage, Sandusky, Stark, Vinton, Warren, Williams
The state publishes the schedule forward as well: Year of Sexennial Reappraisal and Triennial Update, 2026–2031 (PDF, Ohio Department of Taxation) — which county reappraises in which year through 2031, and which gets the three-year update instead.
Who pays for it: homes now make up 76% of Ohio’s taxable property
Add up every home, business and farm Ohio taxes: homes are 76% of the value, businesses 18%, farms 6%. That is the highest share for homes since the state started counting in 1998, up from 70% in 2016.
- Homes 76%
- Businesses 18%
- Farms 6%
Why it matters: when values reset, a county’s levies still collect about the same total — HB 920 sees to that. So when homes rise faster than businesses and farms, homeowners pay a bigger slice of the same bill — and homes’ share has grown for 9 years running.
“Homes” means houses, condos, and two- and three-family homes, owner-occupied or rented. Ohio counts apartment buildings of four or more units as commercial, so they are in the businesses slice with shops, offices, factories and mineral rights. These are shares of taxable value, not of the taxes each pays.
Homes' share of Ohio's taxable real property, 1998–2025
From the value reports every county files with the state each year (the PD-31 series). Land and buildings only — utility property such as pipelines and power lines is taxed separately and is not counted here. Shares recomputed from the underlying values.
- Homes' share75.96%
The three letter-years just completed — one new-value event for every one of the 88 counties — moved the base like this:
| Property class | 2022 | 2025 | Change | Homes' share now |
|---|---|---|---|---|
| Homes | $225.2B | $306.4B | +36% | 76.0% |
| Commercial | $48.5B | $55.5B | +14% | 13.8% |
| Farmland | $17.0B | $24.9B | +46% | 6.2% |
| Industrial | $12.2B | $15.1B | +23% | 3.7% |
| Mineral rights | $1.3B | $1.4B | +13% | 0.4% |
Farmland grew fastest — it is valued by a state formula rather than the market, and the formula caught up hard this cycle. But farmland is 6 cents of the base dollar, so the weight still moved to homes: +1.9 points of share in three years.
The split, county by county
The 88 counties do not share one answer. In Delaware County, homes are 88.3% of the county’s taxable property. At the bottom of the table sit the farm and shale counties — Monroe is 27.1% homes, with cropland and mineral reserves carrying most of the rest. The median county is 70.2% homes. The change column is percentage points of share since 2022: positive, and this wave moved weight onto that county's homes; the biggest negative moves are the farm counties, where the farmland formula outran house prices.
| # | County activate to sort by County | Homes' share sorted descending, activate to sort ascending | Since 2022 activate to sort by Since 2022 | Taxable value, all property activate to sort by Taxable value, all property |
|---|---|---|---|---|
| 1 | Delaware | 88.3% | +0.7 | $13.6B |
| 2 | Hocking | 84.4% | +0.1 | $1.2B |
| 3 | Lake | 83.8% | +1.9 | $9.0B |
| 4 | Clermont | 83.6% | +3.8 | $6.8B |
| 5 | Warren | 83.4% | +1.0 | $12.2B |
| 6 | Medina | 83.0% | +0.5 | $9.1B |
| 7 | Geauga | 82.6% | +1.0 | $4.6B |
| 8 | Lorain | 82.6% | +0.6 | $11.4B |
| 9 | Fairfield | 81.9% | -0.1 | $7.3B |
| 10 | Ottawa | 81.6% | -0.6 | $3.1B |
| 11 | Summit | 79.8% | +3.5 | $17.8B |
| 12 | Montgomery | 79.5% | +2.9 | $13.8B |
| 13 | Butler | 79.1% | +3.0 | $12.8B |
| 14 | Miami | 78.6% | -0.5 | $4.1B |
| 15 | Greene | 77.8% | +1.7 | $6.1B |
| 16 | Hamilton | 77.7% | +3.0 | $27.5B |
| 17 | Franklin | 77.0% | +5.9 | $49.4B |
| 18 | Portage | 77.0% | +0.5 | $5.9B |
| 19 | Cuyahoga | 76.8% | +3.6 | $42.4B |
| 20 | Jackson | 76.0% | +0.4 | $0.7B |
| 21 | Mahoning | 76.0% | +2.2 | $6.0B |
| 22 | Union | 75.9% | +0.9 | $3.9B |
| 23 | Lucas | 75.8% | +1.0 | $10.9B |
| 24 | Stark | 75.6% | -0.7 | $12.4B |
| 25 | Richland | 75.6% | -0.3 | $2.8B |
| 26 | Licking | 75.6% | -1.8 | $7.6B |
| 27 | Clark | 75.2% | +0.4 | $3.9B |
| 28 | Morrow | 75.0% | -2.0 | $1.3B |
| 29 | Erie | 74.1% | +0.2 | $3.1B |
| 30 | Trumbull | 74.0% | +2.8 | $4.6B |
| 31 | Columbiana | 72.3% | +0.6 | $2.6B |
| 32 | Lawrence | 72.2% | +0.4 | $1.4B |
| 33 | Ashland | 72.2% | +1.9 | $1.6B |
| 34 | Marion | 72.1% | +2.5 | $1.7B |
| 35 | Brown | 71.8% | -1.2 | $1.3B |
| 36 | Pickaway | 71.7% | -0.9 | $2.0B |
| 37 | Wayne | 71.1% | +2.8 | $3.7B |
| 38 | Logan | 71.1% | +0.5 | $2.1B |
| 39 | Perry | 70.9% | -0.5 | $0.9B |
| 40 | Washington | 70.8% | +3.3 | $1.9B |
| 41 | Knox | 70.6% | -0.4 | $2.2B |
| 42 | Hancock | 70.5% | +1.2 | $2.9B |
| 43 | Allen | 70.3% | +0.3 | $2.8B |
| 44 | Scioto | 70.2% | +1.5 | $1.5B |
| 45 | Tuscarawas | 70.1% | -0.1 | $3.1B |
| 46 | Wood | 70.1% | -0.7 | $4.5B |
| 47 | Muskingum | 69.9% | +0.8 | $2.6B |
| 48 | Vinton | 69.7% | +1.0 | $0.3B |
| 49 | Ross | 69.5% | +0.1 | $2.1B |
| 50 | Auglaize | 68.4% | -2.2 | $1.6B |
| 51 | Sandusky | 68.3% | -1.3 | $1.7B |
| 52 | Huron | 67.6% | -2.2 | $1.6B |
| 53 | Madison | 67.5% | -0.4 | $1.7B |
| 54 | Mercer | 66.9% | -3.1 | $1.7B |
| 55 | Fulton | 66.8% | -0.4 | $1.3B |
| 56 | Champaign | 66.8% | -0.4 | $1.5B |
| 57 | Ashtabula | 66.5% | +1.4 | $2.5B |
| 58 | Jefferson | 64.9% | +7.4 | $1.5B |
| 59 | Crawford | 64.5% | -2.4 | $1.1B |
| 60 | Athens | 64.2% | +2.0 | $1.3B |
| 61 | Putnam | 63.7% | -3.3 | $1.3B |
| 62 | Shelby | 63.6% | -1.7 | $1.7B |
| 63 | Highland | 63.4% | -3.4 | $1.3B |
| 64 | Williams | 63.1% | -2.6 | $1.1B |
| 65 | Defiance | 62.9% | -1.0 | $1.1B |
| 66 | Preble | 62.5% | -3.2 | $1.3B |
| 67 | Clinton | 62.0% | -0.6 | $1.4B |
| 68 | Darke | 61.5% | -3.1 | $1.7B |
| 69 | Pike | 61.1% | -1.8 | $0.6B |
| 70 | Adams | 60.7% | +1.3 | $0.7B |
| 71 | Belmont | 60.4% | +3.3 | $2.0B |
| 72 | Seneca | 59.2% | -2.6 | $1.5B |
| 73 | Guernsey | 57.8% | -1.6 | $1.2B |
| 74 | Henry | 57.8% | -5.8 | $0.9B |
| 75 | Van Wert | 57.5% | -4.4 | $0.9B |
| 76 | Coshocton | 57.3% | +0.1 | $0.9B |
| 77 | Paulding | 56.8% | -0.3 | $0.7B |
| 78 | Meigs | 56.2% | +0.2 | $0.5B |
| 79 | Holmes | 55.8% | +0.9 | $1.9B |
| 80 | Fayette | 54.8% | -1.6 | $1.0B |
| 81 | Carroll | 54.6% | -5.5 | $1.3B |
| 82 | Wyandot | 53.7% | -1.1 | $0.8B |
| 83 | Hardin | 53.6% | -5.1 | $0.8B |
| 84 | Gallia | 53.2% | +1.1 | $0.7B |
| 85 | Morgan | 53.0% | +0.1 | $0.4B |
| 86 | Noble | 43.6% | +1.0 | $0.4B |
| 87 | Harrison | 28.1% | -1.8 | $0.7B |
| 88 | Monroe | 27.1% | +2.4 | $0.6B |
County names link to that county's line on the unpaid-taxes page — the other side of the same ledger.
Why a bigger share raises bills even with HB 920
HB 920 is real: when values jump, voted rates are cut so each levy collects roughly what it did before — and it balances homes and businesses separately, so a shift between the classes barely touches those levies. But three things sit outside the guardrail. Inside millage — the un-voted mills — is never reduced. School districts pinned at the 20-mill floor stop being reduced at all. And every new levy is priced on values as they stand the day it passes.
In those three places the arithmetic is blunt: your class's slice of the base is its slice of the money. When homes go from 70.1% of the base to 76.0%, the floor districts, the inside mills and each new levy re-divide the same dollars toward homeowners — before any increase of your own is counted. The how-it-works page walks through the machinery.
Where does your county leave your own bill?
Check my numbers →Free, anonymous, and built on the state's certified rates for every taxing district.