Real Estate Appraisal and Assessment
The Auditor is responsible for valuation of all real estate in Lucas County. The Auditor's Reappraisal and Triennial set the fair market value of properties in Lucas County.
By law, valuation occurs twice during a six year cycle; first the Revaluation then a Triennial three years later.
The last Lucas County Revaluation was 2012 and 2015 was the most recent Triennial. The 2018 tax year marks the beginning of the next revaluation cycle.
The Triennial does not require visiting each property, instead values are determined by statistical analysis of sales and market data.
The 2018 Revaluation includes a physical examination of every residential, commercial, and agricultural parcel in Lucas County.
Each 2018 Revaluation property is visited for an updated front facing photograph, used to update the county’s public webpage: AREIS.
New photographs and updated satellite imagery are used to inspect features on each parcel. To equalize sudden value changes in neighborhoods such as individual improvements, demolitions, and changing economic conditions, all properties are included in the 2018 Revaluation.
Characteristics evaluated on each 2018 Revaluation property include type, construction style, story height, additions, outbuildings, major remodels and overall condition.
New values are only one part of real estate taxation. Taxes are based on levies (millage) passed by the taxpayer, multiplied by assessed value (35% of fair market value). Local tax rates are applied to calculate each tax bill. Taxes are also adjusted when State-mandated reductions, called rollbacks, are applied to the tax rate.
For those that qualify, reductions include an Owner-Occupied credit, Homestead exemption, CAUV (current agricultural value use) and House Bill 920.