2025 Ohio Reappraisals: What Commercial Property Owners Need to Know

Several counties across Ohio are undergoing a reappraisal for property taxation in 2025. In late summer to early fall, taxpayers may receive tentative notices of assessment. Some counties may forgo sending physical notices and instead post values online directly. The window to have an informal discussion with the county appraisal office is very short. Average increases in values for counties going through reappraisal in 2025 are difficult to predict, as many of these are smaller, more rural counties. The average increase in commercial values across the larger counties that went through reappraisal in 2024 was about 30%.

What Assessment Changes Are Expected? 

Counties in Ohio go through a full reappraisal once every six years, with an update reappraisal occurring three years after each full reappraisal. For larger counties in Ohio, there is very little difference between full reappraisals and update reappraisals, as the updates relate to expected value increases. For smaller counties that do not have well-staffed appraisal departments, it is more common for update reappraisals to involve smaller or even no increases in value. Counties going through full reappraisal are more likely to see larger increases, as compared to counties going through update reappraisal. It is Ryan’s expectation that hospitality, industrial, and retail will experience some of the largest increases.

What Impact Will New Assessments Have on Property Taxes? 

Tax rates in Ohio are imputed based on state-certified property values and county budgets. During a reappraisal year, it is fairly common to see tax rates decline, as property values increase at a faster pace than budgets. During non-reappraisal years, the opposite tends to occur, with tax rates rising as budgets increase and property values remain relatively stable. While we do expect to see several instances of tax rates declining in jurisdictions with large reappraisal increases, overall tax burdens are still expected to increase.

Should You Appeal Your Assessment? 

Every assessment should be reviewed to ensure it correctly reflects the physical characteristics and market circumstances of the property as of the January 1, 2025, valuation date. When counties in Ohio go through reappraisal, they will often host a series of informal meetings where the property’s value can be discussed directly with a county appraiser before the value is sent to the state for certification. Not all counties hold informal meetings, and it is not mandatory to pursue an informal meeting to secure further appeal rights. If a satisfactory result is not achieved informally, a taxpayer can file a formal complaint against the property’s value by March 31, 2026. However, it is always in the taxpayer’s best interest to pursue an informal meeting whenever possible. The benefit of pursuing an informal settlement is that  there are no legal fees associated with the informal level and the local Board of Education is not a party to the conversation. 

Ohio Counties Reappraising for 2025 

Please contact our Ryan tax professionals listed below for more information on the 2025 Ohio reappraisals and how they may affect your property.

TECHNICAL INFORMATION CONTACTS:

Wankyu Park
Principal
Ryan
603.661.8428
wankyu.park@ryan.com

Cory Harless
Senior Manager
Ryan
440.669.0078
cory.harless@ryan.com

The material presented in this communication is intended to provide general information only and should solely be seen as broad guidance and not directed to the particular facts or circumstances of any individual who may read this publication. No liability is accepted for acts or omissions taken in reliance upon the content of this piece. Before taking (or not taking) any action, readers should seek professional advice specific to their situation from Ryan, LLC or other tax professionals. For additional information about this topic, please contact us at info@ryan.com.