AppealDesk

Adams County Property Tax Appeal, Ohio

Travis BunnTravis Bunn·Updated July 24, 2026

Adams County is located in southern Ohio along the Ohio River, with West Union serving as the county seat. As of the 2020 census, the county has a population of approximately 27,477 residents. Adams County has some of the lowest property taxes in Ohio, with a median annual tax bill of $896 compared to the national median of $2,400. The county's effective property tax rate of 0.92% is significantly below both the state average of 1.22% and the national average, making it one of the most affordable counties in Ohio for property tax burden. However, Adams County faces economic challenges, with lower median home values and household incomes compared to state averages.

Notable cities: West Union, Manchester, Peebles, Winchester, Seaman

Median Home

$97,600

Tax Rate

0.92%

Annual Tax

$896

Population

27,477

On the typical Adams County home, valued near $97,600 at the county’s effective tax rate of 0.92%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: March 31, 2026

This year's appeal window has passed in most of Ohio. Order now and we re-run your numbers free when the window reopens, so your evidence is ready the day your next notice lands.

For tax year 2025 assessments, complaints must be filed with the Adams County Board of Revision between January 1 and March 31, 2026. The complaint must be received or postmarked by March 31, 2026. Late filings are not accepted. Property owners can generally only file one complaint per triennial period unless statutory exceptions apply. Tax year 2025 (pay 2026) is the first year of the triennial for Adams County.

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Ohio residential street of family homes. Adams County appeal guide.

How Adams County Assesses Property

35%of market value

Assessed by: Adams County Auditor

Assessment cycle: triennial

Notices typically mailed: Spring (March-May)

In Adams County, properties are assessed at 35% of their market value, which is Ohio's statutory assessment ratio. If your home's market value is $97,600 (the county median), at Ohio's 35% assessment ratio your assessed value would be $34,160, resulting in approximately $896 in annual taxes at the county's effective rate of 0.92%. Ohio counties conduct a full sexennial reappraisal every six years and a triennial update at the three-year midpoint to ensure valuations reflect current market conditions.

The Appeal Process

Appeals are heard by the Board of Revision. The hearing is conducted before the Adams County Board of Revision, which consists of the County Auditor, County Treasurer, and President of the Board of Commissioners. You bear the burden of proof to demonstrate that your property's assessed value is incorrect, and you will have 5-15 minutes to present your evidence and answer questions.

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Step 1: Review your property assessment notice and verify your property's current market value using the Adams County Auditor's property search tool at https://adamscountyauditor.org. Check that property details (square footage, bedrooms, bathrooms, lot size) are accurate, as errors can inflate your value.

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Step 2: Gather compelling evidence to support your appeal, including recent comparable sales (3-5 similar properties that sold for less than your assessed value), a professional appraisal report, photographs showing property condition or defects, and repair estimates for any damage or needed improvements.

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Step 3: Consider requesting an informal review with the Adams County Auditor's office before filing a formal complaint. This optional step allows you to discuss your concerns directly with the assessor and may resolve the issue without a formal hearing.

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Step 4: Complete DTE Form 1 (Complaint Against the Valuation of Real Property), including all required information and attach all supporting documentation. The form must be notarized with original signatures before submission.

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Step 5: File your completed complaint with the Adams County Board of Revision between January 1 and March 31, 2026, ensuring it is received or postmarked by the March 31 deadline. You can file by mail to 110 West Main Street, Room 104, West Union, OH 45693, or in person during office hours.

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Step 6: Wait for notification of your hearing date. You will receive written notice of your hearing date at least 10 days in advance. The hearing will be conducted before the Adams County Board of Revision, which consists of the County Auditor, County Treasurer, and President of the Board of Commissioners.

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Step 7: Attend your hearing and present your evidence clearly and concisely, typically within 5-15 minutes. Bring multiple copies of all documentation and be prepared to answer questions about your property's value.

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Step 8: Receive the Board's written decision by mail, typically within a few weeks of the hearing. If you disagree with the decision, you can appeal to the Ohio Board of Tax Appeals using DTE Form 4 within 30 days, or to the Court of Common Pleas.

Required form: DTE Form 1 (Complaint Against the Valuation of Real Property)

Filing Methods

mail:Mail completed and notarized DTE Form 1 to: Adams County Board of Revision, 110 West Main Street, Room 104, West Union, OH 45693. Postmark date must be on or before March 31, 2026.
in-person:Deliver completed and notarized DTE Form 1 to: Adams County Board of Revision, 110 West Main Street, Room 104, West Union, OH 45693. Office hours: Monday-Friday, 8:00 AM - 4:00 PM.
online:Download DTE Form 1 from the Adams County Auditor website at https://adamscountyauditor.org or call (937) 544-2364 for assistance.

Evidence to Bring

Comparable sales data (recent sales of similar properties in your area)Professional appraisal reportPhotographs showing property condition or defectsRepair estimates for damage or needed improvementsProperty record card showing incorrect property information

Adams County Assessor Contact

Adams County Auditor

Phone: (937) 544-2364

Address: 110 West Main Street, Room 104, West Union, OH 45693

Website: https://adamscountyauditor.org

Online Portal: https://adamscountyauditor.org

Hours: Monday - Friday, 8:00 AM - 4:00 PM

Tax Exemptions in Adams County

Homestead Exemption (General)

$29,000 of market value (tax year 2026, indexed annually for inflation)

Reduces the taxable market value of your primary residence for homeowners age 65 or older, or permanently and totally disabled.

Eligibility: Must be at least 65 years old or permanently disabled, own and occupy the property as your primary residence, and have an Ohio Adjusted Gross Income of $40,000 or less for tax year 2026.Deadline: December 31st annually (first-time applicants); once granted, the exemption continues automatically

Enhanced Homestead Exemption (Disabled Veterans)

$58,000 of market value (tax year 2026, indexed annually for inflation)

Provides an enhanced exemption for disabled veterans with 100% service-connected disability rating.

Eligibility: Veterans with 100% service-connected disability rating (or 100% rating based on individual unemployability) from the VA. No income limit applies. Must own and occupy the home as primary residence.Deadline: File with County Auditor; once granted, continues automatically

Owner Occupancy Tax Reduction

2.5% reduction on tax bill

A 2.5% reduction in property taxes for owner-occupied primary residences.

Eligibility: Must own and occupy the home as principal place of residence as of January 1. A homeowner and spouse may receive this reduction on only one home in Ohio.Deadline: Applied automatically when filing conveyance forms or can be applied for using DTE Form 105C

Surviving Spouses of Public Safety Officers

$58,000 of market value (same as disabled veterans)

Enhanced homestead exemption for surviving spouses of public safety officers killed in the line of duty.

Eligibility: Surviving spouse of public safety officer (police, fire, EMS) killed in the line of duty. No income limit applies.Deadline: File with County Auditor

Adams County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Adams County for 2026?
The deadline to appeal your property taxes in Adams County is March 31, 2026, for tax year 2025 assessments. Your complaint must be filed with the Adams County Board of Revision between January 1 and March 31, 2026, and must be received or postmarked by March 31. Late filings are not accepted under Ohio law, so it's critical to file well before the deadline. Tax year 2025 (payable in 2026) is the first year of the triennial update cycle for Adams County, making this an especially important year to review your assessment and file an appeal if your property is overvalued.
How do I file a property tax appeal in Adams County?
To file a property tax appeal in Adams County, you must complete DTE Form 1 (Complaint Against the Valuation of Real Property) and submit it to the Adams County Board of Revision at 110 West Main Street, Room 104, West Union, OH 45693. You can obtain the form from the Adams County Auditor's website at https://adamscountyauditor.org or by calling (937) 544-2364. The form must be notarized with original signatures and include all supporting evidence such as comparable sales data, appraisal reports, and photographs. You can file by mail (postmark must be on or before March 31) or in person during office hours Monday-Friday, 8:00 AM - 4:00 PM.
What is the homestead exemption worth in Adams County?
The homestead exemption in Adams County reduces the taxable market value of your home by $29,000 for tax year 2026 (this amount is indexed annually for inflation). For a typical Adams County home valued at $97,600, this exemption would reduce your taxable value by approximately 30%, resulting in annual tax savings of approximately $260. To qualify, you must be at least 65 years old or permanently disabled, own and occupy the property as your primary residence, and have an Ohio Adjusted Gross Income of $40,000 or less for tax year 2026. Disabled veterans with 100% service-connected disability qualify for an enhanced exemption of $58,000 with no income limit, saving approximately $520 annually.
What happens at a Board of Revision hearing in Adams County?
At a Board of Revision hearing in Adams County, you will present your case before a three-member panel consisting of the County Auditor, County Treasurer, and President of the Board of Commissioners. You will receive written notice of your hearing date at least 10 days in advance. During the hearing, you bear the burden of proof to demonstrate that your property's assessed value is incorrect, and you will have 5-15 minutes to present your evidence and answer questions. You should bring multiple copies of all supporting documentation including comparable sales data, photographs, appraisals, and any evidence of property defects or needed repairs. The Board will issue a written decision by mail within a few weeks after the hearing.
How much can I save by appealing my property taxes in Adams County?
On the typical Adams County home valued near $97,600 at the county's effective tax rate of 0.92%, an over-assessment of even 10% means you are overpaying approximately $90 per year. If your property is over-assessed by 20%, you could be overpaying approximately $179 annually. Studies show that about 25% of homes in America are unfairly over-assessed and pay an average of $1,346 too much in property taxes every year. The exact savings depend on how much your assessment is reduced and your property's specific tax rate based on your local school district and municipality. Successfully appealing your property taxes means those savings continue year after year until the next reappraisal cycle.
What evidence do I need for an Adams County property tax appeal?
For a successful property tax appeal in Adams County, you should gather recent comparable sales data showing 3-5 similar properties in your area that sold for less than your assessed value within the past 6-12 months. A professional appraisal report conducted by a licensed appraiser carries significant weight with the Board of Revision. Photographs documenting property condition, defects, or needed repairs can demonstrate why your home's value should be lower. Repair estimates from licensed contractors for any significant damage or deferred maintenance are also valuable evidence. Finally, verify that your property record card is accurate by checking the Adams County Auditor's website, as errors in square footage, bedroom count, or other features can artificially inflate your assessment.
Can I appeal my property taxes online in Adams County?
Adams County does not currently offer online electronic filing for property tax appeals. You must complete a paper DTE Form 1 (Complaint Against the Valuation of Real Property), which must be notarized with original signatures and submitted either by mail or in person to the Board of Revision at 110 West Main Street, Room 104, West Union, OH 45693. However, you can download the DTE Form 1 from the Adams County Auditor's website at https://adamscountyauditor.org, and the county does offer online property search tools and GIS mapping to help you research your property information and find comparable sales data to support your appeal. For assistance or questions, call the Adams County Auditor at (937) 544-2364.
Is 2026 a reappraisal year in Adams County?
Yes, tax year 2025 (payable in 2026) is the first year of the triennial update cycle for Adams County, making 2026 a particularly important year to review your property assessment and consider filing an appeal. Tax year 2025 is when Adams County undergoes a triennial update, which is a mid-cycle adjustment between full sexennial reappraisals conducted every six years. During a triennial update, the County Auditor analyzes recent sales data to adjust property values to reflect current market conditions. Because triennial updates often result in significant value increases across neighborhoods, property owners should carefully review their new assessments and file appeals between January 1 and March 31, 2026 if they believe their property is overvalued.

Official Resources

Adams County Auditor Website →

Official website for property search, tax records, assessment information, and downloadable forms including DTE Form 1 for appeals.

Adams County Board of Revision →

Information about filing property valuation complaints and the Board of Revision hearing process in Adams County.

Ohio Department of Taxation - Property Tax Forms →

State resource for official DTE property tax forms including appeal forms, homestead exemption applications, and guidance documents.

Adams County Homestead Exemption Information →

Details on homestead exemption eligibility, income limits, application process, and required documentation for Adams County residents.

For state-wide appeal information including Ohio's assessment ratio and deadlines, see our Ohio Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

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← All Ohio property tax appeal info

Sources: https://adamscountyauditor.org | https://www.appealdesk.com/appeals/ohio/adams | http://www.tax-rates.org/ohio/adams_county_property_tax | https://propertytaxrates.org/blog/ohio-property-tax-guide-2026 | https://jonespyattlaw.com/ohio-property-tax-appeal-window-approaching/ | https://caao.org/auditors-directory/

Last verified: 2026-07-24