May 14, 2025
Elsea, Rachel A

Have you ever wondered about the County Auditor’s requirement to review real estate property values during a sexennial (every six years) update?

• In May of 2025, the County Auditor’s Office will be submitting data to the Ohio Department of Taxation to
  support the required sexennial update of property appraisals.
• During the update process, property values must be adjusted to reflect market value as of the tax lien date.
  • The tax lien date for the sexennial update is January 1, 2025. This means properties will be valued based on the market as of January 1, 2025.
• In mid-July, residential property owners will receive a notice in the mail about their new property values.
• There will be opportunities for property owners to ask questions of appraisers in July and August.
• Please see the attached fact sheet about the reappraisal process.

Commonly asked questions and answers:
Question: How do appraisers do their work?
Answer:
Appraisers use a detailed system to get accurate valuations. First the appraisers look at similar properties that have
sold, their sale prices, and the terms and conditions of each sale. Studying things like age, square footage, and
location helps appraisers determine how comparable one property is to another. Even seemingly small details like an
extra bathroom or finished basement can result in a difference in value in two otherwise identical homes.

Appraisers maintain a thorough database of real estate information to make this process as precise as possible.
Changes in value are typically the result of local real-estate market sales or major changes to a property.

Question: What is a sexennial updated?
Answer:
In Ohio, a sexennial update refers to a full, general property reappraisal mandated by state law to occur once every
six years. This process is overseen by the County Auditor under the direction of the Ohio Department of Taxation.
Triennial updates occur every three years. The sexennial update is a full update, including commercial properties.

Question: Does an increase in the market value of my home mean a dollar for dollar increase in property taxes that I will
be required to pay?
Answer:
An increase in property values does not mean there will be a “dollar for dollar” increase in property taxes. For
example, a renewal levy is based on the original valuation of property (the value at the time of the levy passing
originally), as opposed to the new, updated values.

Question: What are some key aspects of a sexennial reappraisal?
Answer:

• Comprehensive Property Valuation: This process involves determining the “true value in money” of each property, which is then used to establish the taxable value for property tax purposes.
• Purpose: The primary goal is to ensure that property assessments reflect current market values as of a tax lien date.
• Notification and Public Engagement: Once the reappraisal is completed, property owners will receive updated valuation notices. As with the triennial update, the County Auditor will hold informational sessions to explain the reappraisal process and address questions from residents. Appointments can be scheduled online beginning July 18, here: https://book.appointment-plus.com/d83qkv46/#/.

Setting a Time To Provide Feedback About Your Property Valuation
During a reappraisal process, some property values go up; some go down; and some stay the same. Taxes are mainly determined by voters approving tax levies. With the reappraisal, it does not necessarily mean taxes will increase the way the valuation increased. When thinking about the valuation, some may want to provide feedback about their valuation.

When providing feedback about your property valuation, some questions to consider are:

• Do you feel an error has been made in your appraisal?
• Do you feel the appraised value is more than what the property would sell for?
• Do you feel the appraisal missed something that might lower the valuation?

Property owners can appeal valuations informally or formally. Informal meetings give homeowners opportunity to meet with an appraiser and correct any mistakes or raise any questions.

Property owners also have a formal appeal route. “Board of Revision” complaints must be filed by March 31, and there are specific rules surrounding this process.

The Reappraisal Process
Because market values change over time as properties are bought and sold, Ohio law requires each home in the state go through a reappraisal process every six years. In addition, every three years, the appraisal is updated. There are six general steps in the reappraisal process:

1. Collection: With reappraisals that happen every six years, the County Auditor contracts with a state registered appraisal firm to update property characteristics over approximately a two-year period. These appraisers evaluate property characteristics, such as land size/type, building size, age, condition, room counts, and other data.

2. Analysis: The County Auditor’s office takes care to ensure property information is correct and that each property is assessed in a fair and uniform manner. The office works to establish neighborhood boundaries then looks at historic trends and actual sales over the last three years within these boundaries to determine the estimated fair market value of properties.

3. Setting: The estimated fair market value is used as the gauge when valuing property and setting the appraisal. Fair market value is defined as the most probable price each property would be estimated to sell for in an open market between a willing buyer and a willing seller, neither being under any pressure to buy or sell, and all parties having full knowledge of all relevant facts about the property.

4. Feedback: When the County Auditor announces the completion of property valuations, notices are sent to homeowners and all records are made available for public inspection. Homeowners who have questions or concerns about their valuation may arrange a face-to-face meeting with a representative of the County Auditor to discuss their valuation. Homeowners are requested to submit documentation for any requested change.

5. Review: Once the valuations go through the feedback process, they are sent to the state for review and validation. The state has the authority to request that each county modify their valuations if deemed necessary.

6. Finalization: When the County Auditor completes the property valuations, records are made available for public inspection.

To set up a time to provide feedback about your property valuation, contact the County Auditor’s Office at (740) 652-7030.
To learn more, go to: https://www.co.fairfield.oh.us/auditor