If you live in Troy, Piqua, or maybe out toward West Milton, you’ve probably felt a bit of a sting lately when checking your mail. It's no secret. Property values in Miami County are skyrocketing, and honestly, seeing a "28% average increase" on a valuation notice is enough to make anyone spill their morning coffee.
But here’s the thing. A higher home value doesn't automatically mean your tax bill is going to jump by that same massive percentage.
Ohio's tax system is... well, it’s complicated. Between "inside millage," "outside millage," and the House Bill 920 tax reduction factors, the math gets messy fast. Basically, your tax bill is a tug-of-war between the value of your house and the tax rates approved by your neighbors at the ballot box.
What’s Actually Happening with Miami County Ohio Property Tax?
We are currently in the middle of a major shift. For the 2025 tax year (which you actually pay in 2026), Miami County just finished a sexennial reappraisal. State law requires Auditor Matt Gearhardt’s office to look at every single property in the county every six years to make sure the "fair market value" matches reality.
The reality? People are paying a lot more for houses in Tipp City and Concord Township than they were six years ago.
According to recent data from the Auditor's office, residential values are climbing by an average of 28.8%. Some spots are hitting even harder. If you're in Casstown, you might be looking at a 44% spike. Pleasant Hill is seeing around 36%. It sounds terrifying, but there’s a silver lining you should know about.
👉 See also: The Gospel of Matthew: What Most People Get Wrong About the First Book of the New Testament
The County Commissioners—Ted Mercer, Gregory Simmons, and Wade Westfall—actually stepped in recently. They realized that "inside millage" (the part of your taxes that doesn't require a vote) was set to generate a massive windfall because of these higher values. To stop that from hitting your wallet too hard, they voted to reduce the county’s general fund inside millage from 2.40 mills down to 1.88 mills for 2025.
That’s a real move. It’s expected to save taxpayers about $2.2 million collectively.
The Numbers You Need to Care About
Property taxes in Ohio are calculated based on 35% of your property's appraised value. This is called your assessed value.
If the Auditor says your home is worth $200,000, you aren't taxed on $200,000. You're taxed on $70,000.
Most of your tax bill goes toward schools. In fact, usually around 60% to 70% of your total bill is headed to your local school district. The rest is split between the county, your township or city, and special districts like libraries or park systems.
✨ Don't miss: God Willing and the Creek Don't Rise: The True Story Behind the Phrase Most People Get Wrong
Why Your Bill Won't Double
There is a weird but helpful law in Ohio called House Bill 920. It essentially "freezes" the amount of money a school levy can collect. If property values go up, the tax rate for that specific levy actually goes down. This prevents schools from getting a huge "unvoted" raise just because the housing market is hot.
Ways to Lower Your Bill (The "Hidden" Discounts)
Most people just pay the bill and complain. Don't do that. You might be leaving money on the table.
The Owner-Occupancy Credit
This is the easiest one. If you live in the home you own, you get a 2.5% reduction on your tax bill for certain levies. You usually only have to apply for this once when you move in. If you aren't sure you have it, call the Auditor’s office at 937-440-5925.
The Homestead Exemption
This is a big deal for seniors and the disabled. If you are 65 or older (or permanently disabled) and make less than the state’s income threshold—which is roughly $40,000 for 2025—you can shield $26,200 of your home's market value from taxation.
Wait, it gets better. Miami County just became one of the first in Ohio to enact a Local Option Homestead Exemption. This essentially doubles the savings for those who qualify. Auditor Gearhardt noted that this could take the average annual savings from about $379 to roughly $750. For disabled veterans, that savings can jump to $1,500.
🔗 Read more: Kiko Japanese Restaurant Plantation: Why This Local Spot Still Wins the Sushi Game
CAUV (Current Agricultural Use Value)
If you’ve got land used for commercial farming, you absolutely need to be on CAUV. It taxes the land based on its agricultural production value rather than its potential for a housing development. It saves farmers thousands. Just remember: you have to renew this every year or the Auditor will kick you off the program.
Important Dates to Circle on Your Calendar
- February 14: Usually the deadline for the first half of your property tax payment.
- July 20: The deadline for the second half.
- January 1 to March 31: This is the "Board of Revision" window. If you think the Auditor’s new value on your home is dead wrong, this is when you file a formal complaint to challenge it.
If you miss the deadline, the Treasurer (Jim Stubbs) has to charge a penalty. It’s usually 5% if you’re only a few days late, but it jumps to 10% after ten days. That’s a lot of money to throw away on a late fee.
Challenging Your Value: Is It Worth It?
If you get your notice and think, "There is no way I could sell my house for this much," you should fight it. But you need evidence.
Zillow screenshots don't really count for much in a formal hearing. You need a recent appraisal, photos of structural issues the Auditor might not know about, or a list of comparable sales from your specific neighborhood that sold for less.
The Board of Revision—which is made up of the Auditor, the Treasurer, and the President of the Commissioners—will hear your case. They aren't trying to rob you; they just need to make sure the data is right. If your neighbor’s house is a palace and yours is a fixer-upper, but the Auditor has them valued the same, you have a very strong case.
Practical Next Steps for Miami County Homeowners
- Check your current status: Go to the Miami County Auditor’s website and search for your parcel. Look at the "Tax Distribution" tab to see exactly where your money is going.
- Verify your credits: Look for the "Owner Occupancy" and "Homestead" indicators. If you’re over 65 and don’t see that credit, call the office immediately.
- Prepare for the 2026 bill: Since the new 28% average value increase hits the 2025 tax year (paid in 2026), start budgeting now. Even with the rate reductions, most people will see a modest increase in their total "cash out the door."
- Consider a payment plan: If you’re behind, the Treasurer’s office offers delinquent payment contracts to help you catch up without losing the house to a tax lien sale.
Managing property taxes isn't fun, but in Miami County, the local government is actually being more aggressive than most about trying to offset the pain of rising home prices. Stay on top of your exemptions, and don't be afraid to pick up the phone and ask the Auditor's staff for a plain-English explanation of your specific bill.