Calculate your property tax for OH. Enter your home value, apply exemptions, and see your estimated annual tax.
Ohio's effective property tax rates are moderately above the national average, commonly 1.4% to 1.8% of market value. Property is assessed at 35% of market value, taxes are expressed in mills, and a distinctive set of state credits — the tax reduction (rollback) factors, the owner-occupancy credit, and the Homestead Exemption for seniors and the disabled — shape the final bill. Ohio also uses "reduction factors" (House Bill 920) that prevent voted levies from automatically growing with inflation, a feature that keeps effective rates more stable than in many states. This guide explains the calculation, the credits worth claiming, and how to challenge your value; the calculator below estimates your taxes.
The county auditor sets a market value (updated on a six-year reappraisal cycle with a three-year update in between) and the taxable value equals 35% of market value. Your gross tax is the taxable value times the total millage of all overlapping districts — school district (the largest), county, municipality or township, and special levies. Ohio then applies reduction factors under HB 920 so that revenue from most existing voted levies does not rise just because property values increased; this means when values climb, the effective millage on those levies is reduced. Inside (unvoted) millage and new levies are not subject to the reduction, so bills still move over time.
Ohio historically applied a 10% rollback and an additional 2.5% owner-occupancy reduction to property tax bills. The 2.5% reduction still applies to the owner-occupied home on qualifying levies, and the 10% reduction continues on levies that existed before late 2013; both are state-funded credits that appear directly on your bill. When you buy a home and make it your primary residence, make sure the 2.5% owner-occupancy credit is applied — it is easy to overlook after a purchase.
Ohio's Homestead Exemption reduces the taxable value of the primary residence for homeowners who are 65 or older or permanently and totally disabled. The standard exemption shields roughly $28,000 of market value (an inflation-adjusted amount) from taxation, and it is income-tested for those who newly qualify (an Ohio adjusted gross income limit that is updated annually, in the low-to-mid $40,000s). Disabled veterans rated 100% service-connected receive an enhanced exemption of about $56,000 of market value with no income test. Surviving spouses of qualifying homeowners may continue the benefit under certain conditions.
Effective rates below are drawn from our county datasets. Select any county for its dedicated calculator and local detail.
| County | Effective Rate | Est. tax on $220,000 |
|---|---|---|
| Hamilton | 1.58% | $3,476 |
| Franklin | 1.62% | $3,564 |
| Summit | 1.65% | $3,630 |
| Cuyahoga | 1.71% | $3,762 |
| Montgomery | 1.78% | $3,916 |
Estimates apply each county's effective rate to a $220,000 market value for comparison only; your actual bill depends on your own assessed value, exemptions, and local levies.
Ohio property taxes are paid in two installments, with due dates set by each county (commonly one in January/February and one in June/July). To challenge your value, file a complaint with the county Board of Revision between January 1 and March 31 for the prior tax year. The Board of Revision hears evidence — recent sales, an appraisal, or an income analysis for commercial property — and can adjust your value. Decisions can be appealed to the Ohio Board of Tax Appeals or common pleas court. Because value complaints follow a strict annual window, mark the March 31 deadline if you believe your auditor's value is too high.
Consider a $220,000 home. At 35% the taxable value is $77,000; applying a total effective rate near 1.6% (after rollback and owner-occupancy credits) yields a bill in the neighborhood of $3,000–$3,500 depending on district. A qualifying senior with the Homestead Exemption removes about $28,000 of market value (roughly $9,800 of taxable value) before the rate applies, and a 100% disabled veteran removes about $56,000 of market value with no income test. Estimate your own bill in the calculator below.
What percentage of value is taxed in Ohio? Taxable value equals 35% of the county auditor's market value; millage is applied to that taxable value.
What are HB 920 reduction factors? A mechanism that prevents most existing voted levies from generating more revenue simply because property values rose, keeping effective rates more stable over time.
Who qualifies for the Ohio Homestead Exemption? Homeowners 65+ or permanently and totally disabled, subject to an annual income limit for new applicants; it shields about $28,000 of market value. Disabled veterans (100%) get about $56,000 with no income test.
What is the owner-occupancy credit? A 2.5% reduction on qualifying levies for an owner-occupied primary residence, applied directly to the bill; make sure it is active after you buy a home.
When can I appeal my Ohio property value? File a complaint with the county Board of Revision between January 1 and March 31 for the prior tax year.
Ohio has two features that soften property-tax growth. First, House Bill 920 uses "tax reduction factors" so that when reappraisal raises values across a district, the effective millage on most voted levies is rolled back, preventing an automatic windfall for local governments; only inside (unvoted) millage and new levies escape this adjustment. Second, Ohio grants a 10% rollback on most residential and agricultural property plus an additional 2.5% owner-occupancy credit for a primary residence, both funded by the state. Seniors (65+) and permanently disabled owners who meet income limits can claim the Homestead Exemption, which shields a set amount of market value (about $26,200) from taxation, with a larger amount for qualifying disabled veterans.
County auditors conduct a full sexennial reappraisal every six years, with a triennial update at the three-year midpoint, so your value can change even in years you make no improvements. Agricultural land can be taxed on its farm-use value through the Current Agricultural Use Value (CAUV) program rather than at development-driven market value. If you believe your value is too high, you file a complaint with the county Board of Revision, generally by March 31 for the prior tax year, supporting your case with recent comparable sales or an appraisal. Because HB 920 shifts how millage behaves after reappraisal, always read your bill in terms of the effective rate rather than the nominal voted millage.
Ohio bills separate inside (unvoted) millage, limited by the state constitution to 10 mills and not reduced by HB 920, from outside (voted) millage approved by local referendum for schools, libraries, parks, and public safety. Because HB 920 rolls back the effective rate on voted levies as values rise, districts periodically return to the ballot for new levies to keep pace with costs; a passed levy is one of the few events that can noticeably raise your effective rate. Owners who enrolled land in the CAUV farm-value program should also be aware of recoupment: converting the land to non-agricultural use can trigger recovery of up to three years of tax savings. Reading your bill by district, inside millage, and voted levy makes it clear exactly what a new school or safety levy would cost you before you vote.
Enter your home value, select your state, and see your estimated annual property tax.