Ohio Property Tax Calculator

Ohio taxes your home on just 35% of its market value, at your local effective millage rate — then the state knocks a percentage off the bill with two “rollback” credits. Enter your home’s value and the effective millage from your tax bill for an estimate.

How Ohio property tax is worked out

Step 1 — assessed value. Your county auditor appraises your home at its market (“true”) value, and Ohio taxes only 35% of it. A $200,000 home has a taxable value of $70,000.

Step 2 — millage. Your tax is the taxable value times your district’s total millage (1 mill = $1 per $1,000 of taxable value). Most of that millage was voted as levies, and when property values rise, H.B. 920 automatically cuts a voted levy’s effective millage so the levy collects roughly the same dollars as the year before — which is why your bill’s effective rate is lower than the sum of the voted rates.

Step 3 — the state rollbacks. The state then pays part of the bill on qualifying levies: a non-business credit for homes and farms, plus an extra owner-occupancy credit if you live in the home. House Bill 186 changed both from tax year 2026:

Net effect for people who live in their home: the combined credit rises from 12.5% to 15.38% on qualifying-levy taxes. Owners of rentals and second homes lose the credit entirely by 2029, since the owner-occupancy credit requires living there. (Farm land keeps its 10% non-business credit — this tool is built for homes.) A few counties are also adding their own local owner-occupancy exemption of up to 2.5% — not included here.

A worked example: a $200,000 home at 65 effective mills

Say your home’s market value is $200,000 and your district’s effective millage is 65 mills, for tax year 2026, with both rollback credits on qualifying levies. Step 1: taxable value is 35% of $200,000 = $70,000. Step 2: tax before credits is $70,000 × 65 ÷ 1,000 = $4,550. Step 3: the 2026 credits come off — the non-business credit is 7.5% of $4,550 = $341.25, and the owner-occupancy credit is 5.70% = $259.35. The estimated bill is $3,949.40 for the year, an effective rate of 1.97% of the home’s market value. Run the same home as tax year 2025 and the bill is $3,981.25 — slightly higher, because the 2025 credits (10% + 2.5% = 12.5%) are smaller in combination than 2026’s (7.5% + 5.70% = 13.2%) for someone who lives in the home.

Two things can still push a real bill up even when values rise and H.B. 920 holds voted levies flat: new or replacement levies voters approve, and the parts of millage the reduction factors do not touch — inside (unvoted) millage, debt levies, and school millage at the 20-mill floor. That is why “values went up but my levy didn’t change” and “my tax went up anyway” can both be true on the same bill.

How to use this calculator

Step 1 — find your home’s market value on your county auditor’s website and enter it (the full appraised value, not the 35% figure).

Step 2 — find the effective millage for your taxing district on your tax bill or the auditor’s site, and enter it — not the gross voted rate.

Step 3 — choose the tax year; from 2026 onward the rollback credits change every year under H.B. 186.

Step 4 — leave both credit boxes checked if you live in the home; lower the “qualifying levies” share below 100% if much of your millage comes from levies passed after 2013.

Step 5 — read the estimate, including the effective rate on market value, which is the easiest number for comparing one district with another.

Common questions

How do I calculate Ohio property tax by hand?

Use the formula this tool runs: market value × 35% = taxable value; taxable value × effective millage ÷ 1,000 = tax before credits; then subtract the rollback credits for your tax year. A $200,000 home at 65 mills is $70,000 × 65 ÷ 1,000 = $4,550 before credits, and $3,949.40 after the 2026 credits for an owner-occupant — about 1.97% of market value.

Why is there no county dropdown — shouldn’t the rate just come from my county?

There is no single official rate per county to offer. Millage is set by taxing district, and one county contains many districts — school, township, city, library, and other levies stack differently from one neighborhood to the next. The Ohio Department of Taxation publishes rates by taxing district (thousands of them), not a county average; its last county-average table is a decade old. Rather than dress up a stale or invented county figure, this estimator asks for the effective millage printed on your own bill, which is the only number that is actually yours.

What is the difference between voted millage and effective millage?

Voted (gross) millage is the rate on the ballot. Effective millage is what you actually pay after H.B. 920 reduction factors, which scale a voted levy’s rate down as property values rise so the levy collects roughly the same total as when it passed. The gap can be large on older levies. Always use the effective rate from your bill or the auditor — entering the gross voted rate will overstate your tax.

Why does changing the tax year change my estimate?

Because H.B. 186 (effective March 20, 2026) rewrote both rollback credits on a phase-in schedule. For owner-occupants the combined credit climbs from 12.5% in 2025 to 15.38% by 2029, shrinking the bill on qualifying levies. For rentals and second homes it is the reverse: the non-business credit phases to zero by 2029 and there is no owner-occupancy credit, so those bills rise. The table above shows the schedule year by year.

Do the rollback credits apply to my whole tax bill?

Only to the part of the bill from qualifying levies: levies approved before September 29, 2013, inside millage, and renewals and substitutes of those levies. New and replacement levies passed after November 5, 2013 earn no credit at all. Most real bills mix the two, which is why the calculator has a “qualifying share” input — at 100% you see the largest possible credit, and lowering it scales the credits down in proportion.

Does this estimate include the homestead exemption?

No. The homestead exemption — which shields part of a home’s value for owners 65 or older, permanently and totally disabled owners, and disabled veterans — is a separate reduction applied on top of this math. If you qualify, your actual bill will be lower than the estimate here; the exemption has its own estimator in this tool set.

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