Looking to challenge your new property tax assessment in hopes of lowering future property taxes? Those who can show that the county set the property value too high can file an informal complaint through the county’s fiscal office until August 30.
The informal complaint process gives property owners a chance to contest the new value of their home. The responsibility is on the owner to prove that the house is worth less than the county’s estimate.
“If you were going to sell your house today, do you think you could get [that price] for it?”
Ron O’Leary, Cuyahoga County Board of Revision
“If you were going to sell your house today, do you think you could get [that price] for it?” is one of the main questions that Ron O’Leary, an administrator for Cuyahoga County’s Board of Revision, asks concerned callers who are trying to decide how to move forward.
“If the answer is yes, then you’re not going to get very far,” he said.
Still, homeowners can take advantage of the informal process as the formal process comes with more risks, like an appraisal that could make the value rise even more.
Missing your letter? Call the county at (216) 443-7420 ext. 3 to request that a new copy be mailed or sent electronically.
What you’ll need to appeal your Cuyahoga County property tax assessment
In order to be successful in your appeal, you’ll need evidence that the county overvalued your property. The strongest evidence is the recent sale of the property for less than what the county estimated.
“That’s usually a slam dunk,” said O’Leary, who added that this won’t work for houses purchased through the foreclosure process or through a family member.
The second strongest evidence is a property appraisal report, according to O’Leary. For example, if you thought about selling and had your house appraised within the last 36 months, you could use that in the appeal.
Comparable sales — a similar house in your neighborhood — are the third best evidence, but can be challenging because you rarely get an “apples to apples comparison”, said O’Leary.
If you don’t have at least one of those documents, the county also accepts the following:
- Construction costs of a new dwelling, certified by the builder
- Certified estimates from a contractor for repairs cited as a reason for the change in value
- Photographs of property showing structural damage and estimates for repair
How to appeal your Cuyahoga County property tax assessment
You can submit your complaint online here, file it in-person at the fiscal office or mailed to:
Cuyahoga County Fiscal Office
Appraisal Department, 3rd Floor
2079 East Ninth Street
Cleveland, OH 44115
The deadline for informal complaints is Aug. 30. Decisions are expected by November, according to the county’s website. If you don’t agree with the decision, you can try again during the formal review process between Jan. 1 and March 31, 2025.
Don’t forget about the property tax calculator
If you haven’t already, check out the county’s online property tax calculator. You’ll need to enter the city or town where you live plus the market value of your property in 2024 and 2025 (see where to find those values on you letter). Based on what you enter, the tool will show you an estimate of next year’s new tax bill.
As an example, a $100,000 house in Cleveland that increased at the city’s average rate would now be valued at $149,000. That homeowner would see property taxes go up from $2,645.04 to $3,098.64 – an increase of $453.60, according to the calculator.
Where can I get more information?
You can call the county’s Appraisal Office at (216) 443-7420 ext. 3 with questions or visit the county’s FAQ page.
The Cuyahoga County Fiscal Officer also plans to host four information sessions for property owners who have questions about the process and available resources. All sessions will be hosted in-person from 6-8 p.m.
Monday, July 29
Saint Agnes Our Lady of Fatima Church
6800 Lexington Avenue, Cleveland
Tuesday, July 30
Tri-C Eastern Campus Theatre
4250 Richmond Road, Highland Hills
Wednesday, July 31
Tri-C Western Campus Theatre
11000 W. Pleasant Valley Road, Parma
Thursday, Aug. 1
Urban Community School
4909 Lorain Avenue, Cleveland
Suggested Reading
‘If they wanted to fix it, they could’: State lawmakers could help residents struggling with rising property taxes – but likely won’t
Cuyahoga County homeowners frustrated with the lack of property tax relief have another place to direct their attention: Columbus.
Have more questions about Cuyahoga County’s property assessment process? Let us know.
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