How a $200,000 Home Is Taxed Across the Miami Valley

Estimates for tax year 2025, the bills paid in 2026, from the Ohio Department of Taxation’s published rates for every taxing district in Montgomery, Greene, Miami, Warren, Butler, Clark, Preble and Darke counties. For your exact bill, use your county auditor’s site (steps below).

A $200,000 owner-occupied home would owe about $2,822 a year in property tax in the median Miami Valley taxing district, by our estimate. Across the 532 districts, the estimate runs from $1,833 to $6,554. The biggest differences come from school district levies, which make up most of a typical bill.

By county, the median district’s estimate on a $200,000 home: Montgomery $4,200, Greene $3,339, Clark $3,039, Warren $2,993, Butler $2,702, Preble $2,430, Miami $2,410, Darke $2,323.

Some of the highest property tax rates in Ohio are here. Of the state’s 4,479 taxing districts, Dayton (Harrison Twp.) with Northridge Local Schools ranks 3rd; Dayton (Harrison Twp.) with Dayton City Schools ranks 5th; Harrison Township with Northridge Local Schools ranks 7th; Oakwood with Oakwood City Schools ranks 12th; Harrison Township with Dayton City Schools ranks 15th, by the Department of Taxation’s estimate for a $100,000 owner-occupied home. Only 2 districts in the state, in Cuyahoga County, rank higher than the top one here. Every Ohio county and district, ranked.

Calculator: every district, any value

Find your exact bill

Your county auditor has your actual tax bill, including special assessments (street lights, ditches and the like) that this estimate leaves out. Two steps:

• Montgomery County: search by your street address on the Montgomery County Auditor’s property search. Open your parcel: the parcel number is at the top, and the tax page shows your actual bill and your taxing district number, which you can match in the table below.
• Greene County: search by your street address on the Greene County Auditor’s property search. Open your parcel: the parcel number is at the top, and the tax page shows your actual bill and your taxing district number, which you can match in the table below.
• Miami County: search by your street address on the Miami County Auditor’s property search. Open your parcel: the parcel number is at the top, and the tax page shows your actual bill and your taxing district number, which you can match in the table below.
• Warren County: search by your street address on the Warren County Auditor’s property search. Open your parcel: the parcel number is at the top, and the tax page shows your actual bill and your taxing district number, which you can match in the table below.
• Butler County: search by your street address on the Butler County Auditor’s property search. Open your parcel: the parcel number is at the top, and the tax page shows your actual bill and your taxing district number, which you can match in the table below.
• Clark County: search by your street address on the Clark County Auditor’s property search. Open your parcel: the parcel number is at the top, and the tax page shows your actual bill and your taxing district number, which you can match in the table below.
• Preble County: search by your street address on the Preble County Auditor’s website. Open your parcel: the parcel number is at the top, and the tax page shows your actual bill and your taxing district number, which you can match in the table below.
• Darke County: search by your street address on the Darke County Auditor’s property search. Open your parcel: the parcel number is at the top, and the tax page shows your actual bill and your taxing district number, which you can match in the table below.

The auditor’s market value is the county’s appraisal, which can differ from what a home would sell for; to compare your bill with the table, use the auditor’s value.

How the estimate works

Ohio taxes homes on 35% of the county’s appraised market value. Each district’s tax year 2025 effective residential rate (its voted levies, reduced by Ohio’s tax reduction factors so that most levies can’t grow with reappraisals) is applied to that 35%. Two state rollbacks then come off the part of the rate that qualifies for them, levies approved before Sept. 29, 2013: 10% for every home and another 2.5% for an owner’s primary residence. The optional homestead exemption takes the tax on $29,000 of market value off for qualifying owners who are 65 or older or permanently disabled (income limits apply to newer applicants), less the rollbacks. For a $100,000 owner-occupied home, this formula matches the Department of Taxation’s own estimate in every one of the 532 districts.

What it leaves out: special assessments and fees; Ohio’s new credit for school districts at the 20-mill floor (House Bill 186, applied to some 2026 bills and not yet in the state’s rate file), which lowers bills in some districts; local homestead or owner-occupancy credits a county chooses to add; and farmland (CAUV) values. Levies voters approved in November 2025 or later take effect in later tax years. From tax year 2026, House Bill 186 also phases out the 10% rollback for homes while raising the owner-occupancy credit, so rentals will owe more and owner-occupied homes about the same; this page moves to the new rules with the state’s tax year 2026 rates.

Source: Ohio Department of Taxation, Tax Data Series: Aggregate Property Tax Rates by Taxing District, Tax Year 2025 (March 25, 2026). Rates as of tax year 2025. Part of Cost of Living in the Miami Valley.