FAQ
What does Arcadia Advisor do?
Arcadia Advisor provides professional property tax appeal services for Ohio homeowners. We analyze property valuations, prepare and file appeals, and represent homeowners throughout the administrative appeal process, including proceedings before the County Board of Revision when required.
Homeowners may be asked to provide limited documentation (such as a settlement statement from a recent purchase), but Arcadia Advisor manages the legal, procedural, and evidentiary aspects of the appeal.
How does Ohio determine property tax assessments?
Ohio property values are established by county auditors using a periodic valuation system rather than continuous market updates.
Counties operate on a six-year reappraisal cycle:
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A full reappraisal occurs every six years
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A triennial update occurs in the third year
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No valuation changes occur in the remaining years unless an appeal or correction is filed
Because valuations rely on mass appraisal models, individual properties may be inaccurately assessed for extended periods.
Why should I appeal my property tax assessment?
If your property is over-assessed, an appeal may reduce its taxable value and lower your property tax bill.
For homeowners with a mortgage and escrow account, a successful appeal often results in:
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Lower annual property taxes
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Reduced escrow requirements
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Lower monthly mortgage payments over time
Is it still worth appealing if a reappraisal or update is approaching?
Yes. Even when a county reappraisal or triennial update is approaching, a successful appeal can still be beneficial.
A reduced valuation establishes a lower baseline value from which future reappraisals and updates are calculated. This can:
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Reduce current tax liability
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Limit the magnitude of future increases
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Produce savings over multiple tax years
For this reason, appealing an over-assessment is often advantageous regardless of where the county is in its valuation cycle.
Who should consider appealing their property taxes?
Certain situations present particularly strong grounds for appeal under Ohio law.
1. I recently purchased my home for less than the county’s assessed value
This is typically the strongest and most straightforward case. A recent, arm’s-length purchase is often the most persuasive evidence of market value.
2. My property was damaged by fire, flooding, or another casualty
If the county’s assessment does not reflect the property’s post-damage condition, an appeal may correct an overvaluation.
3. My home appears overvalued compared to similar properties
Some properties are assessed higher than comparable homes in the same area. These cases are fact-specific and depend on market data and evidence.
When is an appeal not appropriate?
Not every disagreement with a tax bill is a valid basis for appeal under Ohio law.
An appeal is not appropriate when:
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The objection is based solely on a general opposition to property taxes
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The goal is simply to “pay less,” without evidence that the assessed value exceeds market value
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There is no factual or market-based support for a lower valuation
Ohio property tax appeals are valuation disputes, not policy arguments. Appeals must be supported by evidence demonstrating that the county’s assessed value does not reflect the property’s true market value as of the relevant tax lien date.
Filing appeals without a legitimate valuation basis is unlikely to succeed and may consume the homeowner’s limited appeal opportunity during the valuation cycle.
Can I file a property tax appeal myself?
Yes. Ohio homeowners are permitted to file their own property tax appeals, and appeal forms and instructions are publicly available through county auditors and the Ohio Board of Tax Appeals.
However, important limitations apply:
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Appeals are generally permitted only once every three years, except in limited circumstances
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An unsuccessful or poorly supported appeal may prevent you from appealing again during that valuation cycle
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Strict deadlines and evidentiary standards apply
Because appeal opportunities are limited, filing without proper analysis or evidence can permanently forfeit the chance to correct an over-assessment.
Is filing an appeal risky?
No. Filing an appeal cannot increase your property taxes or result in penalties. Appeals are a statutory right under Ohio law.
The primary risk is procedural — missing deadlines, submitting insufficient evidence, or using your one appeal opportunity without a strong factual basis.
How much does the service cost?
There is no upfront cost.
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If the appeal is unsuccessful, you owe nothing
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If the appeal is successful, our fee equals the first year of tax savings
There are no retainers, hourly fees, or out-of-pocket expenses.
Do you handle appeals throughout Ohio?
Yes. Arcadia Advisor handles property tax appeals statewide and is familiar with county-specific valuation practices and procedures.
Why use Arcadia Advisors?
Ohio property tax appeals are infrequent opportunities governed by strict rules. Because most homeowners are limited to one appeal every three years, getting it right matters.
Arcadia Advisor provides:
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Professional valuation analysis
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Procedural compliance
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Evidence preparation and presentation
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A risk-free fee structure
If the appeal is successful, we are paid from the savings. If it is not, you owe nothing.
How do I get started?
You can request a free property tax review to determine whether your property is over-assessed and a good candidate for appeal. There is no obligation and no upfront cost.