Your Montgomery County Property Value Just Jumped. Here's What You Can Actually Do About It.
Written by Chris Jurgens, licensed Ohio Realtor and Dayton local. A plain-English look at the 2026 reappraisal, how to request a free review of your value, and whether an appeal is worth your time.
Bottom line up front
Values went way up. Your tax bill is not going up nearly as much. If your new number looks wrong, you have a free, low-effort way to challenge it before it sticks. Don't ignore the notice, but don't lose sleep over the headline percentage either.
What just happened
If you own a home in Montgomery County, keep an eye on your mailbox. The Auditor's Office is sending out new property value notices from this year's reappraisal, and the numbers are eye-catching. Residential values are up about 19% on average countywide, and roughly 92% of homeowners are seeing an increase (WHIO, citing Auditor Karl Keith). The first notices went out July 13, with more than 150,000 on the way (Dayton Daily News).
Zoom out and the whole county's real estate value climbed from about $39 billion to nearly $46 billion, roughly a $7 billion jump (WYSO). A reappraisal like this is state-mandated and happens every six years, so this is a routine process, just a big number this time around thanks to the strong local market.
A 19% value jump does not mean a 19% tax jump
This is the part that gets lost in the headlines, so read it twice. Your home's assessed value going up does not mean your tax bill goes up by the same amount. The Auditor's Office estimates the average tax impact will be around 1.5% to 2% (WYSO and WHIO), and any changes would not hit until your 2027 tax bills.
Why the gap?
Ohio law separates what your home is worth from the millage that actually gets charged. When values rise across the board, most voted levies don't simply collect 19% more. So take a breath before you assume the worst, then decide whether your specific number is actually off.
How to challenge your value (the free, easy way)
If you look at your new value and think there is no way your house is worth that, the county gives you a free, one-on-one informal review with an appraiser. It runs from mid-July through the end of August, and it takes about 15 minutes by phone or Zoom (WYSO). Here is how to start:
- •Schedule online at MCReval.org (or the 2026 Property Reappraisal page at mcohio.org).
- •Or call the property owner hotline at 937-224-8927.
Do a little homework first. The Auditor's Office has an online interactive mapwhere you can compare your value to your neighbors' and to recent home sales nearby (WYSO). That is your best ammunition. If similar homes on your street sold for less than your new assessed value, or are valued lower than yours, that is exactly what you want to point out.
Is it actually worth appealing?
Honest answer: it depends on your situation. Here is how I'd think about it.
Probably worth your time if
- Your new value is clearly higher than what your home would realistically sell for.
- Comparable homes near you are valued noticeably lower.
- The county has details wrong: square footage, a basement you don't have, or the wrong bed/bath count.
Maybe not worth the hassle if
- Your new value lines up with recent sale prices in your neighborhood.
- You're mainly reacting to the big percentage rather than a wrong number.
A quick reality check
Because the actual tax impact averages just 1.5% to 2%, the informal review is really about correcting genuine errors, not fighting the overall market trend. If your value is accurate, an appeal likely won't change much. If it's wrong, it's absolutely worth the 15 minutes.
Want to talk to someone in person? Hit a forum
The Auditor's Office is hosting free community forums at libraries across the county through August. You can hear how values are set and ask questions face to face. Here is the full schedule (WYSO, Dayton Daily News).
| Date | Location | Address | Time |
|---|---|---|---|
| July 22 (Wed) | Woodbourne Library | 6060 Far Hills Ave, Centerville | 5:30 to 6:30 pm |
| July 27 (Mon) | Huber Heights Branch | 6243 Brandt Pike | 5:30 to 6:30 pm |
| July 30 (Thu) | Downtown Dayton Metro (Main) | 215 E 3rd St, Dayton | 5:30 to 6:30 pm |
| Aug 3 (Mon) | New Lebanon Branch | 715 W Main St, New Lebanon | 5:30 to 6:30 pm |
| Aug 5 (Wed) | Wright Memorial Library | 1776 Far Hills Ave, Oakwood | 6:00 to 7:00 pm |
| Aug 10 (Mon) | Vandalia Branch | 330 S Dixie Dr, Vandalia | 5:30 to 6:30 pm |
| Aug 17 (Mon) | Northwest Branch | 2410 Philadelphia Dr, Dayton | 5:30 to 6:30 pm |
| Aug 20 (Thu) | Germantown Public Library | 51 N Plum St, Germantown | 5:30 to 6:30 pm |
| Aug 31 (Mon) | Wilmington-Stroop Branch | 3980 Wilmington Pike | 5:30 to 6:30 pm |
FAQ
Does a 19% higher value mean my property taxes go up 19%?
No. Auditor Karl Keith's office estimates the average tax impact will land around 1.5% to 2%, not 19%. Ohio law separates a home's value from the millage that actually gets charged, so a big value jump does not translate one-for-one to your bill. Any changes would show up on 2027 tax bills.
How do I challenge my new value?
Request a free informal review with a county appraiser. It runs from mid-July through the end of August, takes about 15 minutes, and happens by phone or Zoom. Schedule it at MCReval.org or call the property owner hotline at 937-224-8927.
What should I bring to the informal review?
Recent sale prices of comparable homes near you, and any evidence your home is worth less than the county's number: needed repairs, wrong square footage, or a bed/bath count that does not match reality. The county's online interactive map lets you compare your value to nearby homes and recent sales.
Is it worth appealing?
It is worth it if your new value is clearly higher than what your home would sell for, if comparable homes are valued lower, or if the county has your property details wrong. It is probably not worth the effort if your value lines up with recent nearby sales, since the actual average tax impact is small.
What if I still disagree after the informal review?
[General Ohio process, not stated in the source articles.] Ohio homeowners can file a formal complaint with the county Board of Revision, typically after values are finalized and within a set filing window. Check the Auditor's website for the current deadlines and forms before you count on it.
Sources
- WHIO, July 15, 2026. "Residential property values jump nearly 20% in local county."
- WYSO / Kathryn Mobley, July 18, 2026. "Montgomery County property values increased in 2026 reappraisal."
- Dayton Daily News, July 20, 2026. "Residents can hear about property value increases at several planned forums."
- Montgomery County Auditor's Office. 2026 Property Reappraisal & Informal Reviews (mcohio.org, MCReval.org).
Disclaimer: This article is general information, not tax, financial, or legal advice. Figures come from the Montgomery County Auditor's Office as reported by local news and are point-in-time. The Board of Revision reference is general Ohio process and is not stated in the source articles. Verify current deadlines and details on mcohio.org before acting.
Written by
Chris Jurgens
Licensed Ohio Realtor · U.S. Army Iraq War Veteran · Dayton Local · Team Flory · eXp Realty
Chris has 15 years of real estate experience in the Dayton area and helps buyers and sellers across the Miami Valley, from Wright-Patterson PCS moves to lifelong locals figuring out their next step.
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