Property values ​​in Cuyahoga are increasing by an average of 32%, but that doesn’t mean bills will go up

CLEVELAND, Ohio — After the recent six-year reassessment, new property values ​​will be mailed to homeowners this week, and residents will likely face higher tax bills — though perhaps not as much as feared.

The assessments showed that values ​​of 522,000 commercial and residential properties across the county soared, from a low of 14.95% in Hunting Valley to a high of 67.38% in East Cleveland. The average increase was about 32%, according to county data provided to cleveland.com and the Plain Dealer editorial board on Monday.

However, this does not mean that the tax burden will increase to the same extent.

A 1976 law known as HB 920 limits how much inflation can increase property taxes on approved levies. As property values ​​rise, the levies’ effective tax rates fall to bring in the same amount that voters approved.

For example, take a $100,000 home in the Cleveland tax district. If the new market value increases by 28% to $128,000, that property would see a tax increase of $9.60, or just 0.36%.

However, if, for example, the value of a $180,000 home in the same county were to be increased to $260,000 – a 44 percent increase – taxes would increase by $630, or 13 percent, according to a tax assessor on the county’s website.

Once homeowners receive their new assessments, they can enter their current value and the newly assessed value into the calculator to see how their bill is likely to change. The calculations are accurate only before taking into account any levies approved in the November election.

There is a possibility that homeowners’ tax burdens could decrease if the proposed increase in value is less than the city average, county officials said. However, most homeowners will likely face an increase, and the county is preparing for those concerns as assessment notices are issued.

“We realize the increases will be a shock to people,” County Treasurer Brad Cromes told the board.

The property values ​​are not considered final until they are certified by the state — which requires counties to conduct the assessments every six years. But Cuyahoga authorities said they are releasing the preliminary numbers so residents have time to challenge them.

The assessments take into account market estimates, sales in the neighborhood, new construction and suggested values ​​per square foot, but they are done from the street level and based on what is “typical of the neighborhood,” explained county finance chief Michael Chambers.

“If this is not normal, you need to tell me why,” Chambers said. “We don’t know you have water in your basement. We don’t know you never renovated your kitchen. We don’t know the ceiling fell down in your living room.”

Homeowners can submit photos, certified appraisals and other evidence showing why they think their home’s value is too high or too low, and the appraisal can be adjusted, Chambers said. But anything homeowners submit becomes public record, he cautioned.

Residents may contest assessments by filing an informal complaint with the Assessment Department until August 30. Complaints can be filed online through the county portal or mailed or mailed to the Tax Collector’s Office in the Cuyahoga County Administration Building, 2079 E. 9th Street, 3rd Floor, Cleveland, Ohio, 44115.

Homeowners will be notified of the adjustments in November, and residents will begin receiving their tax assessments in December. If homeowners still dispute their assessments at that time, they can file a formal complaint with the county’s Board of Auditors until March 2025.

In addition, residents can learn more about the six-year assessment process and ask questions at four upcoming informational meetings with chambers of commerce and other county officials:

• July 29 from 6 to 8 p.m. at St. Agnes Our Lady of Fatima Church, 6800 Lexington Ave.
• July 30, 6-8 p.m., at Tri-C East Campus Theatre, 4250 Richmond Road, Highland Hills
• July 31, 6-8 p.m., at Tri-C Western Campus Theater, 11000 W. Pleasant Valley Rd., Parma
• August 1, 6-8 p.m., Urban Community School, 4909 Lorain Ave.

In the meantime, the county is working to make it easier for homeowners to pay their bills, he said.

In addition to long-standing tax abatement programs, property tax exemptions and tax deferrals for certain eligible residents, the county is also preparing to implement a local taxpayer assistance program this fall.

Officials were not ready to reveal full details about the county-funded program, but said it will provide direct financial assistance to homeowners, particularly seniors and delinquent payers. Participants will also be required to complete financial counseling as part of the program, including creating a household budget.

“We believe this will be very, very helpful in enabling people to have a sustainable financial situation,” Cromes said.

Homeowners may contact the county tax office by phone at 216-443-7420 (select option 3) to discuss their eligibility for the various tax programs.

The current tax assessments for the second half of 2023, which are not affected by the six-year assessment, are due on July 18.