Residential appraisals in Ohio

    A residential appraisal is an opinion of one home's value, on one date, for one purpose. Eagle Home Appraisal Ohio, based in Hamilton in Butler County, takes requests from homeowners, attorneys, accountants and fiduciaries. Send the address first so coverage can be confirmed.

    Request a quote or call 937-637-2747.

    Home types we appraise

    These are the residential property types named on this site:

    • Single-family detached homes
    • Townhomes and attached residences
    • Condominiums
    • Manufactured homes on permanent foundations
    • 2- to 4-unit properties: duplexes, triplexes and quadplexes
    • Vacant residential lots
    • Historic homes in registered historic districts

    Historic homes call for careful comparisons, so share any records of additions, alterations or permits.

    Places this site names

    • City of Hamilton, the Butler County seat. The city's neighborhood map includes German Village, Lindenwald and Rossville, and the city lists German Village and Rossville-Main Street among its nationally registered historic districts (Hamilton ADRB).
    • Dayton, the Montgomery County seat. Oregon, St. Anne's Hill and South Park are among the city's locally designated historic districts (City of Dayton).
    • Mason, a city in Warren County.

    Each county has its own auditor and board of revision, so tell us the county as well as the street. The Ohio area guide lists what to prepare for a Hamilton or Dayton property.

    Common reasons Ohio owners and professionals ask for one

    • Before listing. Price the home from its own features and condition.
    • A sale handled without an agent. A neutral starting point for buyer and seller.
    • A board of revision complaint. Evidence of value for the county's review, explained below.
    • Inherited homes and marital homes. Each has its own page: estate, probate and divorce appraisals.
    • Insurance review. A documented market value or replacement-cost figure for a coverage discussion.
    • Relocation. Some employer relocation programs ask for an independent appraisal in a buyout.

    Disputing a county value: Ohio's board of revision route

    In Ohio the county auditor is the assessor for real estate (R.C. 5713.01), and a county board of revision, made up of the county treasurer, the county auditor and a county commissioner, hears complaints about values (R.C. 5715.01, R.C. 5715.02). Under R.C. 5715.19:

    • A complaint about a tax year's value is filed with the county auditor by March 31 of the following year, or by the close of first-half tax collection for the year complained of if that comes later.
    • A U.S. postmark counts as the filing date; a private postage-meter mark does not.
    • Generally one complaint per parcel is allowed in each interim period, the run of tax years from one reappraisal or update year until the next, unless, for example, the property sold in an arm's-length sale, lost value to a casualty or was substantially improved.

    The value in question is the value on January 1 of the tax year you are contesting, the date the tax lien attaches (R.C. 323.11), so an appraisal for a complaint should carry that effective date. A board decision can be appealed within 30 days of its mailing to the Ohio Board of Tax Appeals or the county court of common pleas (R.C. 5717.01, R.C. 5717.05).

    What the three counties publish:

    • Butler County. Its board of revision page gives a January 1 to March 31 filing period, notes that the board reviews values rather than tax amounts, and allows one complaint per three-year cycle unless the property's condition changes. The board's rules accept a U.S. postmark dated March 31 and list a recent independent appraisal among accepted evidence.
    • Warren County. The Warren County Board of Revision takes a DTE 1 complaint, signed before a notary, between January 1 and March 31 of the following tax year. The person filing carries the burden of proof, and failing it can leave the value unchanged or even raise it. Its rules accept a U.S. postmark of March 31.
    • Montgomery County. The county's complaint page gives a January 1 to March 31 filing period each year.

    No appraisal guarantees a lower value; the board decides. Ask the board or your attorney what evidence it expects before you order.

    The path of a residential request

    1. Phone or send a note. Give us the address, the kind of home, the purpose, the effective date and your deadline.
    2. Approve the scope. You see the scope, fee and delivery estimate in writing and say yes before anything is booked.
    3. Visit. The appraiser measures the house, takes photographs inside and out and records its condition and features.
    4. Analysis. Sales and market data that fit the effective date are compared, and the report walks through the reasoning.
    5. Delivery. Have the delivery estimate confirmed before you build a listing date or a board deadline around it.

    Fees

    Ask for a written scope, fee and delivery estimate for your property, intended use and deadline. The home's size and complexity, the purpose, a past effective date and the turnaround you need all bear on the scope.

    Start a residential request

    Send the address, the purpose and the date the value should reflect. Call 937-637-2747 or use the contact page.

    Prepared for Eagle Home Appraisal Ohio with AI assistance in writing and source checking. It describes the request process and Ohio's property-tax review in general terms and does not value any particular home.