A beginner's guide to Ohio valuation complaints
Plain-English basics for Franklin County homeowners. This is educational information, not legal advice.
1.How Franklin County values your home
The Franklin County Auditor sets a full appraised (market) value for every parcel. Ohio then taxes 35% of that value — the taxable assessed value. Complaints to the Board of Revision argue about the full market value, before the 35% listing. Never compare your taxable assessed value directly with a home's sale price.
2.What the Board of Revision considers
The Board of Revision decides whether the county's appraised value matches what your property would likely sell for. A neighbor having a lower assessment is not enough by itself — the strongest evidence is recent, arm's-length sales of similar homes near yours, plus any errors in the county's record of your property.
3.Evidence that helps
Recent sales of similar homes (similar location, type, size, age, and condition), a recent purchase price if you bought near the valuation date, photos and repair estimates for condition issues, and corrections to county record errors such as wrong square footage, room counts, or finished basements.
4.Check the county record first
Many complaints start with a record error. Pull your property record from the Franklin County Auditor and verify square footage, lot size, year built, bedrooms, bathrooms, and condition notes. An inflated record can inflate your value.
5.When to file
The Board of Revision filing season is expected to reopen in November 2026, and the county lists March 31, 2027 as the complaint deadline for tax year 2026. Check the filing dates page for the current status — we recheck the county's official pages before publishing changes.
6.Who can file
Individual homeowners can file their own complaints. Properties owned by business entities or trusts, unusual properties, and parcels with prior or pending complaints can require additional review — sometimes including an attorney. Our packet is built for individually owned residential homes.
7.What happens after you file
The Board reviews your complaint and evidence, may hold a hearing, and issues a decision. The school district can also file a counter-complaint. You are responsible for reviewing, signing, submitting, and following up on your own complaint — NeighborComp Ohio does not file or represent you.
Ready to check your home?
Run the free check first. If the county's value looks out of line with similar sales, the $79 DIY packet organizes everything for your own filing.
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