Preble County Property Tax Appeal — Ohio

Rob Hartley·Updated April 3, 2026

Preble County is located in southwestern Ohio with its county seat in Eaton, a city of approximately 8,375 residents. The county has a total population of 40,999 as of the 2020 census and encompasses 424 square miles of primarily rural and agricultural land. With a median home value of $123,500 and an effective property tax rate of 1.10%, Preble County's property tax burden is below both the national median of $2,400 and significantly lower than many neighboring Ohio counties. The county ranks 962nd out of 3,143 U.S. counties in property tax collections, making it a relatively affordable area for homeowners seeking lower property tax obligations while maintaining access to essential local services including schools, fire protection, and county operations.

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

Median Home

$123,500

Tax Rate

1.10%

Annual Tax

$1,355

Population

40,999

2026 Appeal Deadline: March 31, 2026

The Preble County Board of Revision accepts complaints against property valuations from January 1st through March 31st of the year following the tax year being challenged. For the 2025 tax year (payable in 2026), the deadline is March 31, 2026. Complaints postmarked on or before March 31st will be accepted. Property owners also have 30 days from receiving their assessment notice to file an appeal if they receive notice of an assessment change.

Property in Preble County, Ohio — local tax assessment and 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 mid-April)

In Preble County, properties are assessed at 35% of their fair market value for taxation purposes, as mandated by Ohio law. The Preble County Auditor conducts a general reappraisal every six years with a triennial update at the three-year midpoint, with the most recent countywide reappraisal completed in 2023. For example, if your home's market value is $123,500 (the county median), your assessed value would be $43,225 (35% of market value), resulting in approximately $1,355 in annual property taxes at the county's effective rate of 1.10%.

The Appeal Process

Appeals are heard by the Board of Revision. The Board of Revision consists of the County Auditor, County Treasurer, and a County Commissioner. Hearings are typically brief (approximately 15 minutes) and the Board reviews all submitted evidence to determine if a valuation adjustment is warranted. The Board decides cases based on property value, not tax amounts.

Step 1: Gather evidence supporting your claim that your property is overvalued, including recent comparable sales in your neighborhood, professional appraisals, photographs of property condition issues, or repair estimates for significant defects.

Step 2: Obtain and complete DTE Form 1 (Complaint Against the Valuation of Real Property) from the Preble County Auditor's website at https://www.preblecountyauditor.org or by calling(937) 456-8148. The form must be completed in full with your property information, parcel number, current assessed value, and requested value.

Step 3: File your completed complaint with supporting documentation between January 1 and March 31, 2026 by mail (postmarked by March 31st) or in person at the Auditor's Office (101 East Main Street, Eaton, OH 45320) by 4:30 PM on March 31st. Include all evidence you intend to present.

Step 4: Wait to receive notice of your hearing date and time from the Board of Revision. The hearing will be scheduled after your complaint is reviewed by the Chief Appraiser, who may contact you for additional information.

Step 5: Attend your Board of Revision hearing (typically lasting 15 minutes) and present your evidence to the three-member board consisting of the County Auditor, County Treasurer, and a County Commissioner. Be prepared to explain why your property's value should be adjusted.

Step 6: Receive the Board's written decision by mail. If you disagree with the decision, you have 30 days from the date of the decision letter to file an appeal with either the Ohio Board of Tax Appeals or the Court of Common Pleas using DTE Form 4.

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

Filing Methods

mail:Preble County Auditor's Office, Board of Revision, 101 East Main Street, Eaton, OH 45320. Forms must be postmarked on or before March 31st.

in-person:Preble County Auditor's Office, 101 East Main Street, County Courthouse, 2nd Floor, Eaton, OH 45320. Must be filed by 4:30 PM on March 31st.

Evidence to Bring

Recent comparable sales of similar properties in your areaProfessional appraisal report (appraiser must attend hearing if submitting)Photographs documenting property condition or defectsRepair estimates for structural issues or needed improvementsRecent purchase price documentation if sold within last 3 yearsListing agreement if property was listed but not sold

Preble County Assessor Contact

Preble County Auditor's Office

Phone: ((937) 456-8148

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

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

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

Tax Exemptions in Preble County

Homestead Exemption (Seniors & Disabled)

$25,000 market value reduction (saves approximately $300 annually)

Reduces the taxable market value of a primary residence for qualifying seniors (65+) and permanently disabled homeowners by exempting $25,000 of the home's market value from all local property taxes.

Eligibility: Must be age 65 or older by January 1 of the application year, OR permanently and totally disabled, OR surviving spouse of qualifying individual. For those turning 65 after 2013 or disabled after January 1, 2013, Ohio adjusted gross income must be $40,000 or less for tax year 2025 (based on 2024 return), increasing to $41,000 for tax year 2026. Must own and occupy as primary residence.Deadline: First Monday in June (applications accepted from first Monday in January through first Monday in June)

100% Disabled Veterans Homestead Exemption

$50,000 market value reduction (approximately double the standard homestead exemption savings)

Enhanced homestead exemption for qualifying disabled veterans with a 100% service-connected disability rating from the VA, providing greater property tax relief than the standard homestead exemption.

Eligibility: Must be a veteran of the U.S. armed forces (including reserves or National Guard) with a permanent total disability rating or total disability rating for service-connected disabilities that the Code of Federal Regulations identifies as 100% evaluation. No income requirement. Surviving spouses may also qualify if they were living in the home at the time of the veteran's death.Deadline: First Monday in June (applications accepted from first Monday in January through first Monday in June)

Owner Occupancy Tax Reduction

2.5% reduction in tax bill

Automatic 2.5% reduction in property taxes for owner-occupied residential properties in Ohio, applied after all other calculations.

Eligibility: Must own and occupy the property as primary residence. Applied automatically; no application required.Deadline: Not applicable - automatic if you occupy your home

Official Resources

Preble County Auditor Website →

Official website for property assessments, tax information, Board of Revision details, homestead exemption applications, and property search tools.

Preble County Board of Revision Information →

Detailed information about filing complaints with the Board of Revision, including filing periods, forms, and hearing procedures.

Ohio Department of Taxation - Property Tax Forms →

Official state resource for property tax forms including DTE Form 1, exemption applications, and guidance on property tax procedures.

Ohio Board of Tax Appeals →

State-level appeals board where you can appeal Board of Revision decisions, with online filing options and appeal guidance resources.

Check Your Preble County Assessment

Enter your address to see if your Preble County property is overassessed.

✓ All 50 states✓ Instant results✓ $49 flat fee

Frequently Asked Questions

What is the deadline to appeal my property taxes in Preble County for 2026?

The deadline to file a property tax appeal in Preble County is March 31, 2026, for the 2025 tax year. The Preble County Board of Revision accepts complaints from January 1 through March 31 of the year following the tax year you are challenging. Your complaint must be filed in person by 4:30 PM on March 31st or postmarked by that date if mailed. If you receive an assessment notice showing a value change, you also have 30 days from the date of that notice to file an appeal. Missing this deadline means you may have to wait until the next filing period to challenge your assessment.

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

To file a property tax appeal in Preble County, you must complete DTE Form 1 (Complaint Against the Valuation of Real Property), which is available on the Preble County Auditor's website at https://www.preblecountyauditor.org or by calling(937) 456-8148. The form requires your property information, parcel number, current market value, and your opinion of the correct value with justification. You must submit the completed form with all supporting evidence (comparable sales, appraisals, photos, etc.) either by mail to the Preble County Auditor's Office, 101 East Main Street, Eaton, OH 45320 (postmarked by March 31st) or in person at the same address by 4:30 PM on March 31st. After filing, you will receive notice of a hearing date where you can present your case to the Board of Revision.

What is the homestead exemption worth in Preble County?

The homestead exemption in Preble County exempts $25,000 of your home's market value from property taxation, saving qualifying homeowners an average of approximately $300 per year. For example, if your home is valued at $100,000, you would only pay taxes as if it were valued at $75,000. For 100% disabled veterans, the exemption is even more valuable, exempting $50,000 of market value and providing approximately double the savings. To qualify for the standard homestead exemption, you must be age 65 or older, permanently and totally disabled, or a surviving spouse, and for those qualifying after 2013, your Ohio adjusted gross income must be $40,000 or less for tax year 2025. Applications must be filed with the Preble County Auditor between the first Monday in January and the first Monday in June.

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

At a Preble County Board of Revision hearing, you will present your case for a property value reduction to a three-member board consisting of the County Auditor, County Treasurer, and a County Commissioner (or their representatives). Hearings typically last approximately 15 minutes and are informal proceedings where you explain why you believe your property is overvalued and present supporting evidence such as comparable sales, appraisal reports, photographs, or documentation of property defects. The county may also present evidence supporting their valuation. The Board considers only property value, not tax amounts, and makes decisions based on the evidence presented. After the hearing, you will receive a written decision by mail, and if you disagree, you have 30 days to appeal to the Ohio Board of Tax Appeals or Court of Common Pleas.

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

The amount you can save by successfully appealing your property taxes in Preble County depends on how much your property's assessed value is reduced and your specific tax rate. With Preble County's effective tax rate of approximately 1.10%, every $10,000 reduction in market value results in approximately $110 in annual tax savings (calculated as $10,000 × 35% assessment ratio × 1.10% tax rate). For example, if you successfully reduce your property's market value from $150,000 to $130,000, you would save approximately $220 per year in property taxes. Over a three-year period until the next reappraisal, this could result in $660 in total savings. However, your actual tax rate may vary depending on your specific location within the county and the taxing districts that serve your property.

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

For a successful property tax appeal in Preble County, you need evidence demonstrating that your property's market value is lower than the auditor's assessment. The most effective evidence includes recent comparable sales of similar properties in your neighborhood (ideally sold within the last year, of similar size, age, and condition), a professional appraisal report prepared by a licensed appraiser (who must attend your hearing), photographs documenting property defects or condition issues, repair estimates for significant structural problems, or your recent purchase price if you bought the property within the last three years. You should submit all evidence with your initial complaint or at least 10 days before your hearing. Simply claiming your taxes are too high is not valid evidence—you must prove your property's market value is incorrect based on factual data and comparable sales.

How does Preble County calculate my property taxes?

Preble County calculates your property taxes by first determining your property's market value through appraisal, then multiplying that value by Ohio's 35% assessment ratio to get your assessed value. This assessed value is then multiplied by your local tax rate (which varies by location and averages about 1.10% countywide) to determine your annual tax bill. For example, if your home has a market value of $123,500, your assessed value is $43,225 (35% of $123,500), and at the county's effective rate of 1.10%, your annual tax bill would be approximately $1,355. Your actual rate may differ based on which school district, fire district, library levy, and other special taxing districts serve your property. The county reassesses all properties every three years with a full reappraisal every six years to reflect current market conditions.

Can I appeal my Preble County property taxes online?

Currently, Preble County does not offer an online portal for filing property tax appeals with the Board of Revision. You must file your appeal using the traditional methods: either by mailing your completed DTE Form 1 and supporting documentation to the Preble County Auditor's Office at 101 East Main Street, Eaton, OH 45320 (postmarked by March 31st), or by filing in person at the same address by 4:30 PM on the deadline date. While some Ohio counties have implemented electronic filing systems for Board of Revision complaints, Preble County requires paper submissions. However, you can download the necessary forms from the Preble County Auditor's website at https://www.preblecountyauditor.org, and you can contact the office at(937) 456-8148 for assistance with the appeal process.

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.preblecountyauditor.org/site-links/board-of-revision/ | https://www.preblecountyauditor.org/site-links/homestead-exemption/ | https://www.tax-rates.org/ohio/preble_county_property_tax | https://honestcasa.com/taxes/ohio/preble-property-tax-guide

Last verified: 2026-04-03