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1. How is the value created?

Buyers and sellers in the market create value. The Auditor's Office studies the market and collects information about properties to estimation. The Auditor's Office has no control over tax rates. This is set by the Ohio Department of Taxation.

2. What is the purpose of the Ashtabula County revaluation program?

The primary purpose of any revaluation program is to provide equalization between all property owners as well as between all classes of property. Ohio law requires revaluation to be completed every six years for all real property in Ashtabula County. The program is not intended to increase revenue, but only to equalize as each property is compared to all others.

3. Why should properties be equalized?

Since ad valorem taxes are based on value, it is imperative to have all property valued periodically on a uniform basis, using a modern system of valuation. Market value appraisals become the foundation for assessments, and equalized values create equalized, and uniform taxes. This process assures the taxpayers in Ashtabula County that each is paying only his or her fair share.

4. What causes property values to change?

A property's value can change for many reasons, including industries moving in or out of a community, a shortage of detached housing in a desirable neighborhood, or recession. Of course, when a property itself changes, through the addition of a bedroom, garage, or swimming pool, or through destruction by flood or fire, its value will be affected accordingly.

5. How is my property determined?

In the first phase, data collectors--who are not appraisers--verify and update the county property data file by making an onsite visit to your property. At a later stage, professional appraisers analyze the data in the field and establish the estimated fair market value (the price a willing seller would receive from a willing buyer).

6. What is fair market value?

First, please understand the appraiser does not "set" value; they simply research the values being set by buyers and sellers in the local market. The appraiser then applies his or her experience and knowledge of the local real estate market, together with proven methods and procedures for analyzing comparable properties and considering the many factors affecting value. Your property should appraise at the price of comparable properties on the market, plus or minus adjustments for differing factors. Specifically, the following considerations are important:

• Physical characteristics: quality of construction, age, condition of a structure, and the existence of desirable features.
• Recent sales: sales of similar properties are important yardsticks used by appraisers in ;determining values. the supreme court of Ohio has ruled that the best evidence of market value of a property is a recent sale of the property on an "arms length" basis.
• Location: properties can have the same characteristics but their value can differ depending on location. this is because market conditions differ between neighborhoods.

7. Is tax relief available?

Yes. Relief is available in the form of the Rollbacks, Homestead Exemption, Current Agricultural Use Value, and Forestry programs.

8. I believe my property has been unfairly or inaccurately valued, can I appeal?

You may appeal when you can prove at least one of three things:

• Items that affect value are incorrect on your property record (i.e. you have one bath, not two. You have a carport, not a garage);
• The estimated market is too high (i.e., you have evidence that similar properties have sold for less than the estimated market value of your home); OR
• The estimated market value of your property is accurate but inequitable because it is higher than the estimated value of similar properties.

Remember...you will not win an appeal simply because you think your taxes are too high. You must prove that your taxes are too high. You must prove that your property has been unfairly or inaccurately assessed. However, you may be eligible for tax relief or exemptions as described previously.

Taxpayers will be given the opportunity to discuss their new valuations with the appropriate officials at a time to be announced. If, after these informal meetings you are still not satisfied that your property is valued correctly, a more formal appeal process is available to you after you receive your first half tax bill. At that time, you can contact the Auditor's Office for a Board of Revision Complaint Form.