To order a tax appeal appraisal, use our order form, or call our office, and indicate the appraisal is for a tax appeal.

Tax Assessment Appeal in Northeast Ohio

Most localities determine your property tax burden based on an
ad valorem assessment of the property's value. Sometimes, as a property owner, you get an unwanted surprise in the mail telling you your taxes are going up, and sometimes it may seem as though your property tax assessment is too high.

In the case your valuation was an error, it may be resolved with a phone call. However, if after discussing your assessment with your local taxing authority you still feel as though your property was overvalued, a professional, independent, third-party appraiser is often your best bet in proving your case. That's where we come in. 
There are as many different procedures for appealing assessments as there are property taxing districts, so it's important to enlist the help of a professional appraisal firm that's experienced and trained in the ins and outs of your particular property tax jurisdiction. 

Tax Appeals: Cuyahoga, Lorain, Lake & Medina Counties 

At Fast Appraisals we are specialists in providing valuations for tax appeals in Cuyahoga County, Lorain County, Lake County and Medina County.  Although we also appraise homes in Portage, Summit and Ashtabula counties, we have not been as involved with the tax appeal process in those areas. Read one of our appraiser's accounts of the Cuyahoga County Board of Tax Appeals in "The Property Tax Appeal Process: An Appraiser's Perspective"


Please note: It makes sense to do your own research before determining whether to go forward with a property assessment appeal, especially before you make the decision to hire a professional appraiser. However, according to the Uniform Standards of Professional Appraisal Practice (USPAP), we are not allowed to take "shortcuts" -- i.e., your research -- and use it on its face as part of our independent evaluation. When you hire us for an assessment appeal, you're commissioning  an independent, third-party professional appraisal report. As such we do our own evaluation, beginning to end. If you're right that your property has been overvalued, an independent report such as ours will be even more persuasive than any other evidence you can marshal on your own. But it depends on our ability to do the work independently.


Sometimes, you will have a hearing on your assessment appeal and will need for the appraiser you've hired to testify on your behalf. Be assured that at Fast Appraisals, we are able to professionally and persuasively testify at appeal hearings.  Browse our website to learn more about our qualifications, expertise and services offered.

Cuyahoga County Fiscal Officer - Appraisal Department

In Cuyahoga County it is the Fiscal Officer who is responsible for your tax valuation.  Ohio law mandates a re-appraisal every six years with the next one scheduled for 2015.  Homeowners can anticipate an update in their valuation every three years regardless of improvements made and annualy if building permits have been pulled on their home.  For more information about what determines the property valuation, your tax assessment and other important factors go to the Appraisal Department page on the Cuyahoga County's Fiscal Officer's site.  For more information about submitting an appraisal as evidence in the tax appeal process read our post "Property Tax Assessment: How to Challenge the Value & File an Tax Appeal."

Lake County Ohio - Tax Assessed Valuation

In Lake County it is the duty of the Lake County Auditor to see that every parcel of land, and the homes and building on each parcel, are prope‚Äčrly assessed a valuation for tax purposes.  Ohio law mandates a re-appraisal every six years with the next one scheduled for 2015. A general reappraisal is mandated by Ohio Law every six years and an update every three years. The office maintains a detailed record of the appraisal on each parcel in the County, and these records are open for public inspection. For more information about the tax assessment and appeal process read our post: "Lake County: Appealing Your Tax Assessed Property Value."

Medina County Property Tax Appraisal

In Medina County the auditor's site has a "property tax calculator" which could help homeowners to calculate what their property taxes would be if their property valuation was a certain number.  In addition, the Medina County Auditor has a fairly comprehensive brochure to help you understand how your market value is estimated and what is assessed value.

Lorain County Property Tax Appraisal

In 2012 Lorain County was going through their sexenniel reappraisals which would make 2015 the year of their triennial update.  The triennial update does not include a visual inspection of your property but is based upon actual sales information for each neighborhood during the previous three years. The Lorain County Auditor's Office would be on schedule for a triennial update in 2015 for taxes due and payable in 2016.

After a reappraisal if you believe that the auditor's value for your property is too high, you can appeal to your local county board of revision. To begin an appeal, you must file a Complaint Against the Valuation of Real Property on the proper form. For more details visit the Lorain County Auditor's site.