Preble County Property Tax Appeal, Ohio

Travis Bunn·Updated July 25, 2026

Preble County is a rural county in southwestern Ohio with a population of approximately 40,999 as of the 2020 census. The county seat is Eaton, which is also the county's largest city with a population of about 8,310. Other notable communities include Camden, Lewisburg, West Alexandria, and New Paris. The median home value in Preble County is approximately $137,600, significantly below Ohio's state median. With an effective property tax rate of approximately 1.10% to 1.25%, the median annual property tax bill is around $1,840, which is below the national median of $2,400. However, homeowners should be aware that nearly 25% of properties nationally are overassessed, making a property tax appeal an important consideration for protecting your investment.

Notable cities: Eaton, Camden, Lewisburg, West Alexandria, New Paris

Median Home

$137,600

Tax Rate

1.10%

Annual Tax

$1,840

Population

40,999

On the typical Preble County home, valued near $137,600 at the county’s effective tax rate of 1.10%, 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, 2027 (for tax year 2026 values)

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 for the prior tax year must be filed between January 1 and March 31 of the following year. For tax year 2026 property values (taxes payable in 2027), the filing window is January 1, 2027 through March 31, 2027 at 4:30 PM. Complaints postmarked by March 31 will be accepted if mailed. There are no extensions to this deadline.

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

How Preble County Assesses Property

35%of market value

Assessed by: Preble County Auditor's Office

Assessment cycle: triennial

Notices typically mailed: Spring (typically April-May following triennial update)

In Preble County, properties are assessed at 35% of their fair market value, as mandated by Ohio law. The county conducts a general reappraisal every six years with a triennial update at the three-year midpoint, with the most recent triennial update completed for tax year 2026. For example, if your home's market value is $137,600, at Ohio's 35% assessment ratio your assessed value would be $48,160, resulting in approximately $1,530 in annual taxes at the county's effective rate of 1.10%.

The Appeal Process

Appeals are heard by the Board of Revision. The Preble County Board of Revision meets annually and consists of three members: the County Auditor, County Treasurer, and a County Commissioner. At your hearing, you will have an opportunity to present your evidence showing why the property's assessed market value is incorrect. The school district may file a counter-complaint arguing for a higher value within 30 days of your filing.

Step 1: Consider an informal review first. The Preble County Auditor's Office typically offers informal hearings in October where you can meet with appraisal staff to discuss your property value before filing a formal complaint. This is optional but recommended.

Step 2: Gather evidence to support your claim. Collect recent comparable home sales (within the past year, similar size and location), photographs showing property condition issues, recent appraisals, or contractor estimates for needed repairs. Your evidence must demonstrate that the county's assessed market value is incorrect.

Step 3: Obtain and complete DTE Form 1 (Complaint Against the Valuation of Real Property). The form is available at the Auditor's Office (101 E. Main Street, 2nd floor) or can be downloaded from www.preblecountyauditor.org. Include all supporting documentation with your complaint.

Step 4: File your complaint with the Preble County Board of Revision no later than March 31 at 4:30 PM. You can file in person at the Auditor's Office, by mail (postmarked by deadline), or check the county website for electronic filing options. Late filings will be dismissed.

Step 5: Attend your Board of Revision hearing. The Board, consisting of the County Auditor, County Treasurer, and a County Commissioner, will schedule a hearing where you present your evidence. Be prepared to prove that the county's valuation is incorrect; the burden of proof is on you.

Step 6: If you disagree with the Board of Revision's decision, you can appeal to the Ohio Board of Tax Appeals by filing DTE Form 4 within 30 days of the Board of Revision's decision notice.

Step 7: As a final option, if the Board of Tax Appeals denies your appeal, you may file an appeal in the Ohio Court of Appeals, though legal representation is strongly recommended at this level.

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

Filing Methods

in-person:Preble County Auditor's Office, 101 East Main Street, 2nd Floor, County Courthouse, Eaton, OH 45320

mail:Preble County Auditor, P.O. Box 361, Eaton, OH 45320-0361 (must be postmarked by March 31)

online:Forms available for download at www.preblecountyauditor.org (check website for electronic filing options)

Evidence to Bring

Recent comparable sales (similar homes sold within the past 12 months in your area)Independent appraisal or broker price opinionPhotographs documenting property condition, defects, or needed repairsContractor estimates or repair invoices for significant property issuesPrior property tax assessment notices and valuation history

Preble County Assessor Contact

Preble County Auditor's Office

Phone: (937) 456-8148

Address: 101 East Main Street, 2nd Floor, County Courthouse, Eaton, OH 45320

Website: https://www.preblecountyauditor.org/

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

Hours: Monday through Friday, 8:00 AM to 4:00 PM

Tax Exemptions in Preble County

Homestead Exemption (Senior Citizens and Disabled Persons)

$29,000 market value exemption (approximately $300 average annual savings in Preble County)

Reduces property taxes by exempting $29,000 of the home's market value from taxation for qualifying seniors and disabled homeowners.

Eligibility: Must be age 65 or older by December 31 of the tax year, OR be permanently and totally disabled. Must own and occupy the property as primary residence as of January 1. Total Ohio Adjusted Gross Income must be $41,000 or less for tax year 2026 (based on 2025 income). No income requirement applies if you received the exemption in 2013.Deadline: December 31 annually (DTE Form 105A)

Disabled Veterans Homestead Exemption

$58,000 market value exemption (approximately $600+ average annual savings)

Enhanced exemption for veterans with 100% service-connected disability and surviving spouses of public service officers killed in the line of duty.

Eligibility: Veterans with 100% service-connected disability rating from the VA, OR surviving spouses of public safety officers killed in the line of duty. Must own and occupy as primary residence. No income limit applies.Deadline: December 31 annually (DTE Form 105I)

Owner-Occupied Tax Reduction

2.5% reduction on qualifying residential property taxes

Additional 2.5% reduction available for owner-occupied residential properties in Ohio.

Eligibility: Property must be owner-occupied as primary residence.Deadline: Apply with conveyance documentation (DTE Form 105C)

Current Agricultural Use Valuation (CAUV)

Varies based on agricultural productivity values set by the state

Allows qualifying farmland to be taxed based on agricultural use value rather than market value.

Eligibility: Land must be devoted exclusively to agricultural use for at least three years. Minimum acreage requirements apply (typically 10 acres or $2,500 in agricultural production).Deadline: Initial application DTE Form 109; annual renewal DTE Form 109A by first Monday in March

Preble 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 Preble County for 2026?

The deadline to appeal your 2026 property tax assessment in Preble County is March 31, 2027, at 4:30 PM. In Ohio, you appeal the prior tax year's valuation during the following year, so appeals for tax year 2026 (taxes payable in 2027) must be filed between January 1 and March 31, 2027. You must file your complaint with the Preble County Board of Revision using DTE Form 1, available at the Auditor's Office or online. Complaints submitted by mail must be postmarked on or before March 31. There are absolutely no extensions to this deadline, so missing it means you'll have to wait another full year and continue paying taxes based on the higher assessment.

How do I file a property tax appeal in Preble County?

To file a property tax appeal in Preble County, first obtain DTE Form 1 (Complaint Against the Valuation of Real Property) from the Auditor's Office at 101 East Main Street, 2nd Floor, Eaton, or download it from www.preblecountyauditor.org. Complete the form with your property information and attach supporting evidence such as recent comparable sales, photographs, or an independent appraisal. File your complaint by March 31 at 4:30 PM either in person at the Auditor's Office, by mail to P.O. Box 361, Eaton, OH 45320-0361, or check the website for online filing options. Before filing a formal appeal, consider attending the informal hearing sessions typically held in October, where you can discuss your valuation concerns directly with appraisal staff. After filing, the Board of Revision will schedule a hearing where you'll present your evidence.

What is the homestead exemption worth in Preble County?

The homestead exemption in Preble County exempts $29,000 of your home's market value from taxation if you qualify as a senior (age 65+) or permanently disabled person with income at or below $41,000 for tax year 2026. Based on Preble County's effective tax rate of approximately 1.10%, this exemption saves qualifying homeowners an average of approximately $300 per year in property taxes. Disabled veterans with 100% service-connected disability receive an enhanced exemption of $58,000 in market value with no income limit, saving approximately $600 or more annually. To apply, submit DTE Form 105A (or DTE Form 105I for veterans) to the Preble County Auditor's Office by December 31. Once approved, the exemption appears as a reduction on your annual property tax bill.

What happens at a Board of Revision hearing in Preble County?

At a Preble County Board of Revision hearing, you'll present your case to a three-member panel consisting of the County Auditor, County Treasurer, and a County Commissioner or representative. The hearing is your opportunity to prove that your property's assessed market value is incorrect by presenting evidence such as comparable sales, photographs, appraisals, or contractor estimates. You typically have 5-15 minutes to present your case, so organize your evidence clearly and be prepared to answer questions. The burden of proof is on you to demonstrate the county's valuation is wrong. Be aware that the local school district has the right to file a counter-complaint within 30 days of your filing, arguing that your property value should actually be higher. After hearing all evidence, the Board will issue a written decision, which you can appeal to the Ohio Board of Tax Appeals if you disagree.

How much can I save by appealing my property taxes in Preble County?

The amount you can save depends on how much your property is overassessed and whether your appeal is successful. In Preble County, with an effective tax rate of approximately 1.10%, every $10,000 reduction in your assessed market value saves you about $110 per year in property taxes. For example, if your home is overassessed by $20,000 and you successfully appeal, you would save approximately $220 annually. Nationally, about 25% of homes are overassessed by an average of $1,346 in excessive taxes each year. Given that Preble County's median home value is $137,600 and median tax bill is $1,840, even a 10% overassessment could mean you're paying $184 too much annually. The key is gathering strong evidence of comparable sales to support your appeal. Professional tax appeal services typically work on contingency, charging a percentage of your savings only if they win.

What evidence do I need for a successful Preble County property tax appeal?

The most important evidence for a successful appeal in Preble County is recent comparable sales, ideally three to five similar homes in your area that sold within the past 12 months for less than your assessed value. The comparables should be similar in size, age, condition, and location to your property. Additional strong evidence includes a recent independent appraisal (less than 6 months old), photographs documenting property defects or condition issues, contractor estimates for needed repairs, and documentation of factors that negatively impact value such as proximity to commercial property or environmental issues. You should also bring your property tax assessment notice showing the county's current valuation. Organize all evidence clearly in a binder or folder, with comparable sales listed in a simple table showing address, sale date, sale price, and square footage. The Board of Revision needs clear, factual evidence that the county's market value assessment exceeds what your property would actually sell for in the current market.

Can I appeal my Preble County property taxes if I just bought my home?

Yes, you can appeal your Preble County property taxes even if you recently purchased your home, and in fact, a recent sale price can be excellent evidence for your appeal. If you purchased your home for significantly less than the county's assessed market value, that sale is strong evidence that the assessment is too high, especially if the sale was recent (within the past 12 months) and was an arm's-length transaction between unrelated parties. However, you must still file your appeal between January 1 and March 31 following the tax year in question, using DTE Form 1. Include your closing statement, deed, and other sale documentation as evidence. Keep in mind that the county may argue that your purchase was not representative of market value if it was a foreclosure, family sale, or other non-typical transaction. Even if you just bought the home, combining your purchase price with additional comparable sales from your neighborhood will strengthen your appeal.

When does Preble County reappraise properties, and how does it affect my taxes?

Preble County conducts a full reappraisal every six years as required by Ohio law, with a triennial update at the three-year midpoint. The most recent countywide reappraisal was completed in 2023, with the next triennial update completed for tax year 2026 (taxes payable in 2027). During a reappraisal or update, the County Auditor reviews sales data and market trends to adjust property values to approximately 92-95% of current market value as required by the Ohio Department of Taxation. When property values increase significantly, as they did between 2020 and 2022 when average sale prices in Preble County rose 41% from $166,428 to $235,465, many homeowners see substantial tax increases. Property owners receive notice of assessment changes in the spring following the triennial update and have 30 days from receiving the notice, or until March 31 of the following tax year (whichever is later), to file an appeal with the Board of Revision if they believe the new valuation is incorrect.

Official Resources

Preble County Auditor's Official Website →

Access property records, tax bills, assessment information, and download appeal forms directly from the county auditor.

Preble County Board of Revision Information →

Official information about the Board of Revision process, forms, deadlines, and meeting schedules for property tax appeals.

Preble County Homestead Exemption Information →

Details about homestead exemptions for seniors, disabled persons, and veterans, including eligibility requirements and application forms.

Ohio Department of Taxation - Property Tax Information →

State-level property tax resources, exemption information, and guidance on the appeals process throughout Ohio.

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

Adams County (West Union)Allen County (Lima)Ashland County (Ashland)Ashtabula County (Jefferson)Athens County (Athens)Auglaize County (Wapakoneta)

← All Ohio property tax appeal info

Sources: https://www.preblecountyauditor.org/ | https://www.registerherald.com/2026/07/13/preble-county-property-values-available-for-review/ | https://honestcasa.com/taxes/ohio/preble-property-tax-guide | https://www.ownwell.com/trends/ohio/preble-county | https://www.tax-rates.org/ohio/preble_county_property_tax | https://en.wikipedia.org/wiki/Preble_County,_Ohio | https://www.appealdesk.com/blog/how-to-appeal-property-taxes-in-ohio

Last verified: 2026-07-25