AppealDesk

Montgomery County Property Tax Appeal, Ohio

Travis BunnTravis Bunn·Updated July 25, 2026

Montgomery County is located in southwestern Ohio with a population of approximately 537,309, making it the fifth-most populous county in the state. The county seat is Dayton, with other major cities including Kettering, Huber Heights, Centerville, and Miamisburg. Property tax appeals are particularly important in Montgomery County due to the county's effective tax rate of 1.78%, which is significantly higher than both the Ohio state average of 1.36% and the national average of 0.91%. With a median home value of $167,400, Montgomery County homeowners pay a median annual property tax bill of $2,975, which is above the state median of $2,712 and well above the national median of $2,400.

Notable cities: Dayton, Kettering, Huber Heights, Centerville, Miamisburg

Median Home

$167,400

Tax Rate

1.78%

Annual Tax

$2,975

Population

537,309

On the typical Montgomery County home, valued near $167,400 at the county’s effective tax rate of 1.78%, 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.

Appeals must be filed between January 1 and March 31 of the tax year. The March 31 deadline is statutory and strict with no extensions. Appeals submitted after March 31 are automatically rejected unless special legal conditions apply.

Want the full walkthrough? Read our Montgomery County Property Tax Appeal Guide with evidence strategies and hearing tips.

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

How Montgomery County Assesses Property

35%of market value

Assessed by: Montgomery County Auditor's Office

Assessment cycle: triennial

Notices typically mailed: Spring (typically by mid-May)

Ohio law requires all property to be assessed at 35% of its market value for tax purposes. This means your taxable assessed value is always 35% of your home's appraised market value. For example, if your home's market value is $167,400 (the county median), at Ohio's 35% assessment ratio your assessed value would be $58,590, resulting in approximately $2,975 in annual taxes at Montgomery County's effective rate of 1.78%.

The Appeal Process

Appeals are heard by the Board of Revision. After filing, the Board of Revision schedules a formal hearing where you can present evidence, explain discrepancies, and challenge the county's valuation. The Board may question both homeowners and county representatives before issuing a written decision that can adjust your property value if the appeal is approved.

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Step 1: Review your assessment notice from the Montgomery County Auditor's Office, which is mailed in spring (typically by mid-May). Verify the property details, new taxable value, and compare to prior years to identify errors or overvaluations.

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Step 2: Gather strong supporting evidence including recent sales of comparable homes in your neighborhood, professional appraisals, repair estimates for property damage, photographs of property issues, and documentation of incorrect property data (square footage, lot size, etc.).

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Step 3: Complete DTE Form 1 (Complaint Against the Valuation of Real Property) in its entirety. The form must be signed and notarized. Attach all supporting documentation to present a clear and compelling case.

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Step 4: File your completed DTE Form 1 with the Montgomery County Board of Revision between January 1 and March 31. Submit by certified mail, in person at 451 W. Third Street, or online at www.mc-bor.org. Keep copies of all documents and proof of submission.

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Step 5: Attend your Board of Revision hearing when scheduled. Present your evidence, explain discrepancies, and articulate why the assessed value is inaccurate using data, appraisals, or market comparables. The Board will review testimony and documentation from both you and county representatives.

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Step 6: Receive the Board's written decision by mail. If approved, your assessed value will be reduced and your taxes lowered accordingly. If denied, you may appeal to the Ohio Board of Tax Appeals or Common Pleas Court within 30 days of the Board of Revision decision.

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

Filing Methods

mail:Mail completed DTE Form 1 to: Board of Revision, 451 W. Third St., 3rd Floor, Dayton, OH 45422
in-person:Submit in person at Montgomery County Auditor's Office, 451 W. Third Street, Dayton, OH 45422, Monday-Friday 8:00 AM - 5:00 PM
online:Visit www.mc-bor.org for appeal information and filing resources

Evidence to Bring

Recent sales of comparable propertiesProfessional appraisalsPhotographs of property condition or damageRepair estimates for structural issuesDocumentation of incorrect property dataPurchase documents showing lower value

Montgomery County Assessor Contact

Montgomery County Auditor's Office

Phone: (937) 225-4326

Address: 451 W. Third Street, Dayton, OH 45422

Website: https://www.mcohio.org/1212/Auditor

Online Portal: https://www.mcrealestate.org

Hours: Monday - Friday, 8:00 AM - 5:00 PM

Tax Exemptions in Montgomery County

Homestead Exemption (General)

$29,000 reduction in market value (2026, adjusted annually for inflation)

Reduces the taxable value of owner-occupied primary residences for qualifying senior citizens and disabled residents

Eligibility: Homeowners age 65 or older, or permanently and totally disabled, who own and occupy their home as their primary residence on January 1. Ohio Modified Adjusted Gross Income (MAGI) cannot exceed $41,000 for 2026 applications.Deadline: December 31 of the first year of qualification

Homestead Exemption (Enhanced - Disabled Veterans)

$60,000 reduction in market value (2026, adjusted annually for inflation)

Enhanced exemption for 100% service-connected disabled veterans with no income limit

Eligibility: Honorably discharged veterans with a 100% service-connected disability rating from the VA. Not subject to income testing.Deadline: December 31 of the first year of qualification

Homestead Exemption (Enhanced - Surviving Spouses)

$60,000 reduction in market value (2026, adjusted annually for inflation)

Enhanced exemption for surviving spouses of public service officers killed in the line of duty

Eligibility: Surviving spouses of emergency responders or public safety officers who died in the line of duty. Not subject to income testing. Exemption continues as long as the spouse does not remarry and continues to occupy the home.Deadline: December 31 of the first year of qualification

Owner Occupancy Credit

Varies by taxing district (2.5% reduction in most districts)

Additional tax credit for owner-occupied residential properties

Eligibility: Homeowners who own and occupy their property as their primary residence on January 1 of the tax yearDeadline: Application typically required with first-time occupancy; contact Auditor's office

Montgomery County Appeal Statistics

Success Rate

10-20% value reduction typical

Montgomery County Appeal Packet · $49

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Montgomery County?
The deadline to file a property tax appeal with the Montgomery County Board of Revision is March 31, 2026 for the 2026 tax year. Appeals must be submitted between January 1 and March 31, and this deadline is statutory and strict with no extensions. If you miss the March 31 deadline, you must wait until the next filing period the following year. The Board of Revision will automatically reject any appeals filed after March 31 unless special legal conditions apply. To ensure timely filing, submit your DTE Form 1 by certified mail or in person well before the deadline.
How do I file a property tax appeal in Montgomery County online?
Montgomery County property tax appeals are filed with the Board of Revision using DTE Form 1 (Complaint Against the Valuation of Real Property). While you can access appeal information online at www.mc-bor.org, you will need to complete the form, have it notarized, and submit it either by mail to Board of Revision, 451 W. Third St., 3rd Floor, Dayton, OH 45422, or in person at the Montgomery County Auditor's Office at the same address during business hours (Monday-Friday, 8:00 AM - 5:00 PM). The form must be complete, signed, notarized, and accompanied by supporting evidence such as comparable sales, appraisals, or photographs. Keep copies of all documents and proof of submission for your records.
What is the homestead exemption worth in Montgomery County?
In Montgomery County, the general homestead exemption reduces your home's taxable market value by $29,000 for 2026 (adjusted annually for inflation). At Montgomery County's effective tax rate of 1.78%, this translates to approximately $516 in annual property tax savings. The enhanced homestead exemption for 100% disabled veterans and surviving spouses of public safety officers killed in the line of duty provides a $60,000 reduction in market value, saving approximately $1,068 per year. To qualify for the general exemption, you must be age 65 or older or permanently and totally disabled, with household income below $41,000. Disabled veterans receive the enhanced exemption regardless of income. Applications must be filed with the Montgomery County Auditor's Office by December 31 of the first year you qualify.
How much can I save by appealing my property taxes in Montgomery County?
A successful Board of Revision appeal in Montgomery County typically results in a 10-20% reduction in property value. For example, if your home is overvalued by $30,000, at Montgomery County's effective tax rate of approximately 1.78%, you could save around $534 per year in property taxes. On a median-valued home of $167,400, a 15% value reduction would lower your assessment by approximately $25,110, saving you about $447 annually. These savings continue until the next reappraisal, and filing an appeal is free. The exact savings depend on your property's overvaluation and the strength of evidence you present, such as comparable sales, professional appraisals, and documentation of property issues. Keep in mind that 25% of homes are estimated to be overassessed, making appeals worthwhile for many homeowners.
What evidence do I need for a Montgomery County property tax appeal?
Strong evidence is critical for a successful Montgomery County Board of Revision appeal. You should collect recent sales of comparable homes in your neighborhood to demonstrate fair market value, ideally properties sold within the past year that are similar in size, age, and condition to your home. Obtain a professional appraisal if possible, as this carries significant weight with the Board. Include repair estimates for existing damage, photographs documenting property issues (foundation cracks, roof damage, outdated systems), and any documentation showing incorrect property data on record (square footage, lot size, number of rooms). If your recent purchase price was lower than the county's estimate, include closing documents. The DTE Form 1 requires you to attach all supporting documents, and the burden of proof lies with you as the complainant, so comprehensive documentation is essential.
When will I receive my property assessment notice in Montgomery County?
Montgomery County mails property assessment notices in the spring each year, typically reaching homeowners by mid-May. The notice contains both your property's market value and assessed value (which is 35% of market value under Ohio law), along with an estimate of your property tax bill. In 2026, Montgomery County is conducting a state-mandated full reappraisal, so property owners should carefully review their notices for significant value changes. Once you receive your notice, you can also look up your property's value online at www.mcrealestate.org. If you disagree with the new value, you have until March 31 of the following year to file a Board of Revision appeal, so it's important to review your notice promptly and begin gathering evidence if you plan to challenge the valuation.
What happens at a Board of Revision hearing in Montgomery County?
At a Montgomery County Board of Revision hearing, you will present your evidence and explain why you believe your property's assessed value is inaccurate. The Board consists of representatives from the Auditor's Office, Treasurer's Office, and Board of Commissioners. During the hearing, you can submit comparable sales data, appraisals, photographs, and repair estimates to support your proposed value. The Board may question both you and county representatives who defend the current valuation. Attorneys representing parties may appear as counsel but cannot testify. The hearing is quasi-judicial in nature, and the burden of proof lies with you as the complainant. After reviewing all testimony and documentation, the Board issues a written decision by mail that can increase, decrease, or affirm your property value. If you disagree with the Board's decision, you have 30 days to appeal to the Ohio Board of Tax Appeals or Common Pleas Court.
Can I appeal my Montgomery County property taxes if my tax bill increased?
You can only appeal your property's assessed market value through the Board of Revision, not the tax rate or the total tax amount due. If your tax bill increased solely because of a new levy or tax rate increase, an appeal will not help. However, if your bill increased because your property's assessed value increased and you believe that value is too high, you should file an appeal. The Board of Revision can adjust property values but cannot directly change tax rates or the amount of tax due. Before filing, compare your property's market value to recent sales of similar homes in your neighborhood. If your home is valued significantly higher than comparable properties, you have strong grounds for an appeal. Remember that Ohio law sets assessed value at 35% of market value, so if your assessed value is significantly higher than 35% of what your home would actually sell for, you should appeal during the January 1 to March 31 filing window.

Official Resources

Montgomery County Auditor - Official Website →

Access property records, tax information, homestead exemption applications, and Board of Revision appeal resources from the Montgomery County Auditor's Office.

MCRealEstate Property Search Portal →

Search Montgomery County property records by address, owner name, or parcel number to view assessments, tax data, and property details.

Montgomery County Board of Revision →

File property value appeals, access DTE Form 1, view workshop schedules, and learn about the formal appeal process.

Ohio Department of Taxation - Property Tax Forms →

Download official Ohio property tax forms including DTE Form 1, DTE 105A (Homestead Exemption), and other real property tax documents.

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 →

More Ohio Counties

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← All Ohio property tax appeal info

Sources: https://www.mcohio.org/1212/Auditor | https://propertytaxrates.org/counties/ohio/montgomery-county/ | https://countyauditors.org/montgomery-county-auditor/ | https://montgomerycountyauditors.org/appeal-property-tax-assessment-in-montgomery-county/ | https://www.mcohio.org/657/Homestead | https://propertytaxrates.org/blog/ohio-property-tax-guide-2026

Last verified: 2026-07-25