Are you moving to Cleveland, OH or finally buying a home of your own? If homeownership is in your future, you should definitely know what to expect when it comes to property taxes in Cuyahoga County, Ohio.
When ranking property taxes in Ohio by county, Cuyahoga comes out at the very top. Cuyahoga County real estate taxes are significantly higher than the OH average, ranging from $650 to $35,000 per year depending on the community.
Here is everything you need to know about Cleveland county taxes, including average property taxes in Cleveland, Ohio and inner suburbs, how to pay your tax bill, and how to qualify for a tax exemption.
Overview of Cuyahoga County Real Estate Taxes
Each community is responsible for determining tax rates expressed in mills. One mill is equal to $1 tax per $1,000 of assessed value. Many taxing authorities can levy tax rates including Cuyahoga County, the city, the school district, and the metropark system.
Taxing authorities are limited to jointly tax up to 1% of property value without voter approval under the Ohio Constitution. This is called the 10 “inside” mills or $10 property tax per $1,000 assessed value. This is generally a small portion of your tax bill.
Cuyahoga County property valuation is determined by the County Fiscal Officer. Under Ohio law, the Cuyahoga County auditor or appraiser must conduct a reappraisal every 6 years, an update every 3 years, and annual valuation of improvements based on city building permits. A Triennial Update was conducted in 2021 with the next reappraisal set for 2024.
The Triennial Update in 2021 determined the change in market value since the last reappraisal in 2018 to keep property values uniform with the market. You can see the 2021 Triennial Update Map here.
Under House Bill 920, an increase in property value will not result in a comparable increase in property taxes. This bill reduces the impact of increasing home values.
House Bill 920 applies to voted levies, or taxes voters in the city have approved.
You can click here to see how property taxes are calculated in Cuyahoga County, OH.
Cuyahoga County Tax Rates
Cuyahoga County property tax rates are the highest in Ohio, but some communities have higher tax rates than others.
In 2020, most Cleveland suburbs in surrounding counties of Summit, Medina, Lorain, Portage, Geauga, and Lake had property taxes of less than $2,000 per $100,000 in home value. In Cuyahoga County, property taxes are rarely less than $2,000 to $3,000 per $100,000 in value and they are often higher.
What is the average Cleveland county tax? How does it compare to City of Cleveland taxes? Below, you can see average Cuyahoga County real estate taxes by community and school district in 2020/2021. You’ll notice Cleveland taxes are usually very low if you are within the Cleveland city school district, but buying a home in the Cleveland Heights/University Heights or Shaker Heights district can double your tax bill.
Cuyahoga County Tax Rates by Community
|Community||School District||Avg Home Value||Avg Tax Bill|
|Hunting Valley||Orange||$1.3 million||$34,738|
|Chagrin Falls Twp||Chagrin Falls||$779,000||$20,597|
|Maryland Hills||Chagrin Falls||$462,000||$13,560|
|Chagrin Falls||Chagrin Falls||$320,000||$9,098|
|Shaker Heights||Shaker Heights||$224,000||$8,978|
|University Heights||Cleveland Hgts/
|Cleveland Heights||Cleveland Hgts/
|South Euclid||Cleveland Hgts/
|Cleveland Heights||East Cleveland||$66,000||$2,029|
|East Cleveland||East Cleveland||$20,500||$638|
Communities with the highest tax rates aren’t necessarily those with the highest tax bills. The lowest Cuyahoga property tax rates are in Cuyahoga Heights (1.6590%), Brooklyn Heights (1.6590%), Valley View (1.7185%), and Independence (1.8054%). The highest tax rates are in University Heights (3.6633%), Garfield Heights (3.7420%), Shaker Heights (3.7588%), South Euclid/Cleveland Heights (3.7947%), and Cleveland/Shaker Heights (3.8446%).
Recently completed appraisals in 2021 resulted in higher Cuyahoga County real estate tax bills for most homeowners. The 2021 appraisal increased the average county home value by 16%.
In some communities, individual taxes do not fluctuate with inflation, but they do in certain communities in the county. Individual taxes affected by inflation are determined by city charters as well as taxes called “inside mills” in every municipality.
The strong housing market of 2020/2021 hit the inner-ring suburbs of Cleveland the hardest. Overall, the average homeowner will see their tax bill increase $64 for every $100,000 of home value. In inner-ring suburbs like Garfield Heights, the average tax bill will rise $236 for every $100,000 of home value.
You can see 2021 Cuyahoga County property tax rates by city, village, or township on the Cuyahoga County Treasurer website.
Cuyahoga County Tax Payments
Cuyahoga County real estate taxes due date:
- February 10, 2022 (first half 2021 tax bill, extended from January 27)
- July 14, 2022 (second half 2021 tax bill)
Payments made past the due date are assessed a 10% penalty.
There are many ways to pay your tax bill. The Cuyahoga County tax collector is the treasurer.
Cuyahoga County Treasurer property tax payments can be made online by clicking here. Online payments can be made with debit/credit card or e-check.
You can pay by mail by including the bottom section of your tax bill with a money order or check made out to “Cuyahoga County Treasurer” sent to:
Cuyahoga County Treasurer, P O Box 94547, Cleveland, OH 44101-4547
To pay in person, visit the Cuyahoga County Administrative Headquarters at 2079 East 9th Street, Cleveland, OH. The Cashier Department accepts cash, money order, check, and credit/debit card payments.
To pay by phone, call 1-800-272-9829.
There are several drop boxes to make payments including one located at the Cuyahoga County Administrative HQ.
Finally, payments are accepted at Key Bank branches in Cuyahoga County. You can only pay the full tax bill amount with your original tax bill by money order or check at a bank branch.
You can apply for the EasyPay program which automatically debits property tax payments with annual, semi-annual, or monthly installments. Prepaid monthly installment payments are applied to each half year tax amount.
Additional Information on Real Estate Taxes in Cuyahoga County
Need to look up your tax bill online? Reduce your tax bill by qualifying for an exemption? Here is additional information to help you understand and pay your property taxes in Cuyahoga County.
Cuyahoga County Property Tax Search
The Cuyahoga County property search tool is available through the county treasurer website. You can look up your Cuyahoga County tax bill online by parcel number, last name of owner, owner’s address, or AFN number.
The property search tool allows you to see your current tax bill, tax history, appraised value, homestead exemption, and more.
You can also use the MyPlace Cuyahoga County property search platform to view parcel information.
Ohio Property Tax Exemptions & Reductions
There are several ways to reduce your Cuyahoga County tax bill.
All property owners who live in their own property are entitled to a 2.5% reduction on their tax bill. This requires submitting an application which is usually, but not always, done during the transfer of the real estate. You are entitled to the reduction if you own and live in the home on January 1 of the year you file for the reduction.
Click here for the application for the 2.5% owner-occupied tax reduction.
Qualified homeowners can also receive a property tax credit through the Ohio Homestead Exemption. This exemption applies to your home and up to an acre of land.
How does the homestead exemption work in Ohio? Low-income seniors and disabled homeowners can exempt up to $25,000 of their home’s value against property taxes.
To qualify for the $25,000 property tax exemption, you must:
- Own and occupy the home as your primary residence on January 1 of the year you apply, and
- Be 65 or turn 65 by December 31 of the year in which you apply or be permanently, totally disabled by January 1, OR
- Be the surviving spouse of someone who was receiving the homestead exemption when they passed if you were at least 59 on the date of the spouse’s death, and
- Have total income that does not exceed the maximum amount allowed. The maximum allowed income was $34,200 for 2021.
There is an enhanced disabled veterans homestead exemption of $50,000 for veterans who were honorably discharged or released with a 100% disability rating or with compensation based on individual un-employability (IU).
Homestead exemption savings vary based on community, home value, and tax rates, but the Department of Taxation says the average taxpayer in Ohio saved $495 per year in 2015.
The State of Ohio reimburses local governments and school districts for the revenue saved by taxpayers through the homestead exemption.
You must apply for the homestead exemption with the Cuyahoga County auditor. You must file your application by December 31 of the year for which you are seeking the exemption.
The application can be completed in person or mailed to the Cuyahoga County Fiscal Department. Click here to download the homestead exemption application or click here for the veterans enhanced exemption.
Cuyahoga County Fiscal Department
Real Estate Services – Homestead
2079 East Ninth Street
Cleveland, OH 44115
Cuyahoga County Property Tax Appeal
If you disagree with your Cuyahoga County property valuation, you have the right to file an appeal. This process is handled by the Cuyahoga County Board of Revision (BOR).
You can file your property valuation complaint in three ways:
- Completing this form which must be signed and notarized before it is mailed or emailed to the board.
- E-filing online which does not require notarization.
- Visiting the Board of Revision office in person to fill out a complaint.
Your complaint must be filed between December 28, 2021 and March 31, 2022 for the 2021 tax year. Once your complaint is filed, a hearing will be scheduled. During this hearing, you must provide evidence to support your opinion on your property’s valuation. This can include certified new construction costs, recent neighborhood sales, certified estimates from a contractor for repairs cited, recent appraisal reports for tax valuation purposes, and more.
Contact Information for Cuyahoga County Taxes
The Cuyahoga County Auditor office, the Treasurer office, and the Board of Revision are both located at the Cuyahoga County Administrative Headquarters, 2079 E 9th St, Cleveland, Ohio 44115.
Cuyahoga County Treasurer
- Phone: (216) 443-7400
- Cuyahoga County Treasurer website
Cuyahoga County Auditor / Fiscal Officer, Michael Chambers
- Phone: (216) 443-7010
- Cuyahoga County auditor website
Cuyahoga County Board of Revision
- Phone: (216) 443-7195
- Cuyahoga County Board of Revision website
Cuyahoga County Property Tax FAQ
What is the tax rate in Cuyahoga County?
The average effective property tax rate in Cuyahoga County is 2.44%, the highest tax rate in Ohio. Tax rates range from 1.6590% to 3.8446%.
When are Cuyahoga County property taxes due?
Your Cuyahoga County property tax bill is due in two installments, typically in January and July. Cuyahoga County property tax due dates in 2022 are February 10 and July 14.
How do I pay my property taxes in Cuyahoga County?
You can pay your Cuyahoga County Treasurer tax bill at the treasurer’s office at the Cuyahoga County Administrative Headquarters, online at the treasurer’s website, over the phone, at a Key Bank branch, or via one of five drop boxes.
Now that you have a good understanding of Cuyahoga County real estate taxes, are you ready to take the plunge and become a homeowner? While our friendly team of movers can’t help with your tax bill, we can take the stress out of the move! Give us a call at Summit Moving & Storage to discuss your move and get a free, affordable moving quote.