By Brian Massie, A Watchman on the Wall
Thanks to a Lake County lobbyist for sending this information to us.
Cuyahoga property values increasing average 32%, but that doesn’t mean bills will surge too
- Updated: Jul. 09, 2024, 11:16 a.m.|
- Published: Jul. 08, 2024, 2:53 p.m.
By Kaitlin Durbin, cleveland.com
CLEVELAND, Ohio – New property values are being mailed out to homeowners this week, following the recent sexennial reappraisal, and residents are likely to see their tax bills increase – but perhaps not as much as feared.
Assessments showed values spiking for 522,000 commercial and residential properties across the county, from a low of 14.95% in Hunting Valley to a high of 67.38% in East Cleveland. The average increase was around 32% for residential properties, according to county data shared with cleveland.com and The Plain Dealer’s editorial board on Monday.
A 1976 law known as HB 920 limits how much inflation can increase property taxes on voted levies. As property values go up, the effective millage rates of levies go down to bring in the same amount of money that voters approved.
Take for example a $100,000 home in Cleveland’s tax district. If the new market value increases 28% to $128,000, that would result in a tax increase of $9.60 for that property, or just 0.36%.
If a $180,000 home in the same district is revalued at $260,000 – a 44% increase – however, taxes would increase $630, or 13%, according to a tax estimator on the county’s website. (Emphasis added by LFC)
Once homeowners receive their new valuations, they can plug their current value and newly appraised value into the calculator to see how their bill is expected to change. The calculations are only accurate prior to any levies approved in the November election.
There is a chance homeowners could see their tax bills decrease in the process, if the new proposed valuation increase is less than the residents’ city average, county officials said. But most homeowners are likely to see an increase, and the county is bracing for those concerns, as appraisal notices roll out.
“We are aware there will be a shock that comes with increases for folks,” County Treasurer Brad Cromes told the board.
Property values won’t be final until they’re confirmed by the state – which requires counties to do the assessments every six years – but Cuyahoga officials said they’re sharing the preliminary figures, so residents have time to challenge them.
The assessments factor in the market estimate, neighborhood sales, new construction and proposed values per square foot. But they’re done from the street and based on what’s “typical for the neighborhood,” the county’s Fiscal Chief Michael Chambers explained.
“If it’s not typical, you need to tell me why,” Chambers said. “We don’t know you’ve got water in the basement. We don’t know you’ve never remodeled your kitchen. We don’t know your living room ceiling is down.”
Homeowners can send in photographs, certified estimates and other evidence supporting why they think their home value is too high or too low, and the appraisal may be adjusted, Chambers said. But everything homeowners submit becomes public record, he warned.
Residents can contest valuations through Aug. 30 by filing an informal review complaint with the Appraisal Department. Complaints can be submitted online through the county portal, or either mailed or delivered to the Fiscal Office at the Cuyahoga County Administrative Building, 2079 E. 9th Street, 3rd Floor, Cleveland, Ohio, 44115.
Homeowners will be notified about adjustments in November, and residents will start receiving their tax bills in December. At that point, if homeowners still contest their valuations, they can file a formal complaint with the county’s Board of Revision through March 2025.
Residents can also learn more about the sexennial appraisal process and ask questions at four upcoming information sessions with Chambers and other county officials:
- From 6-8 p.m. on July 29, at St. Agnes Our Lady of Fatima Church, 6800 Lexington Ave.
- From 6-8 p.m. on July 30, at Tri-C East Campus Theatre, 4250 Richmond Road, Highland Hills
- From 6-8 p.m. on July 31, at Tri-C Western Campus Theatre, 11000 W. Pleasant Valley Rd., Parma
- From 6-8 p.m. on Aug. 1, at Urban Community School, 4909 Lorain Ave.
In the meantime, the county said it’s working to make it easier for homeowners to pay their bills.
In addition to longstanding tax reduction programs, homestead exemptions and deferments for certain qualifying residents, the county is also preparing to launch a Local Taxpayer Assistance Program this fall.
Officials weren’t ready to share all the details about the county-funded program, but they said it will provide direct cash assistance to homeowners, especially seniors and those who are delinquent. Participants will also be required to complete financial counseling as part of the program, including creating a household budget.
“We think that will be very, very helpful in keeping people in a sustainable financial situation,” Cromes said.
Homeowners can contact the county’s fiscal office at 216-443-7420 (select option 3) to discuss their eligibility for the various tax programs.
Current tax bills for the second half of 2023, which are not impacted by the sexennial appraisal, are due on July 18.
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