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2018 Re-appraisal FAQ


Q: Why are you revaluing my property?
A: Under Ohio Law, (ORC 5713 and 5713.33) the County Fiscal Officer is responsible for the valuation of all real estate. There are two cycles performed to complete this task. One is the Sexennial Re-appraisal (every six years) and the other is a Triennial Update (every third year between Re-appraisals). 2018 will be the Reappraisal and 2021 will be a Triennial Update.

Q: How are these two cycles different?
A: A Sexennial Re-appraisal (last completed in 2012) requires all property to be personally viewed. Once viewed and the data is verified, an analysis of recent comparable sales is utilized to set market value on a parcel-by-parcel basis. A Triennial Update differs as it relates to scope and methodology. An update does not require a physical viewing of the property. Its purpose is to “update” the values that were set during the prior Sexennial Re-appraisal. Valid arms-length sales are analyzed to determine the ratio between the sale amount and the certified value. Once determined, this “factor” is applied to all Residential parcels for each distinct Municipality (or market area)

Q: Why did I not receive a Proposed Value Notice?
A: All Residential parcels should have received a notice. However, due to time restrictions residential new homes, reinspect new homes, lot splits and consolidations are on a pull list (no notice). Parcels which have miscellaneous permits (decks, additions, porches, etc.) will have the improvement value added to their proposed value and/or their informal resolution.

Q: What is the difference between “Market Value” and “Assessed Value”?
A: “Market Value” is defined as the price your property would likely sell for in an open and competitive market between a willing buyer and willing seller, neither being under any undue pressure, both having full knowledge of all relevant facts about the property and the uses to which it may be put. “Assessed Value” on real estate is set at 35% of market value by the State of Ohio. Assessed Value is the value of taxable property to which the tax rate is applied to compute the amount of property taxes.

Q: What if someone disagrees with their proposed value or the description of their home?
A: There are three options to register an appeal. All informal valuation challenges MUST be submitted prior to August 31st. 
  1. Attend any of the TRI-C Community Meetings (see your 2018 Proposed Value Notice for dates and locations. 
  2. Via Mail 
  3. Or by visiting our Website’s complaint portal which can be found at: www.fiscalofficer.cuyahogacounty.us 
Q: Do I have to attend a specific meeting once I receive my notice if I plan on contesting my value?
A: No, you may attend any one of the locations listed. We will have resources available to address questions regarding any Residential parcels located in Cuyahoga County.

Q: If some of the property characteristics are incorrect, does this automatically result in a reduction in value?
A: NO, a valuation analysis will be made based upon the correct property description. The result of the analysis could result in a decrease, increase or no change in your Proposed Value.

Q: When can I expect a response from your office concerning my Appeal?
A: All Appeals will be reviewed and resolution letters will be sent out by mid-November, 2018, prior to tax collection.

Q: What about my 2015, 2016 or 2017 Board of Revision Decision?
A: You may bring a Board’s action to our attention, but it will not automatically result in a value change. It will be independently reviewed and a value conclusion will follow.

Q: When should I expect my notice?
A: Notices will be mailed late July, 2018.

Q: What about my Commercial / Industrial valuation?
A: Commercial / Industrial property owners will see their valuation mailer late July, 2018. All Commercial / Industrial value appeals along with required documentation will be reviewed prior to issuing tax bills.

Q: How will the value change impact my taxes?
A: We will be unable to determine the tax impact until tax rates are certified by the State of Ohio in November. Property taxes are controlled by Legislation that was passed in Ohio in 1976. House Bill 920 is a property tax reform measure whose purpose is to keep inflation from increasing property taxes on voted levies. HB 920 reduces tax rates to a level that will generate only the amount of money originally approved by the voters. For more information please visit https://fiscalofficer.cuyahogacounty.us/en-US/budget-commission.aspx

Q: What if my informal complaint challenge is unsuccessful?
A: All property owners will still have an opportunity to challenge their value with the Cuyahoga County Board of Revision regardless of the outcome of their informal valuation challenge. The Board of Revision will generally accept complaints filed between January 1st and March 31st. Please visit their website for further information: https://bor.cuyahogacounty.us/


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