Real Estate Property
Methods of Taxation:
- After the Market Value is established by the state, or by the reappraisal process, a final Abstract of Values must be submitted to the State for approval. Upon approval, the state issues the new tax rates for the next tax year based upon the new values, levies voted on by the taxpayers, and the 10 mills receivable by the county. If property values increase the state makes adjustments called "reduction factors" which prevent the levies from generating more revenue than was levied for at the time the levy was voted into law.
- After the final Market Value is established the individual real estate parcels are then taxed on 35% (Assessed or Taxable value) of the market value. This 35% is called the Assessed or Taxable value. This Assessed Value is multiplied by the Tax Rate for your School District, and the "reduction factor" for your taxing district subtracts the excess that would have been generated over and above the allowable millage.
- Most Residential parcels also qualify for the non-business credit on taxes based on legislation enacted in 1971. This rollback does not apply to Commercial or Industrial properties.
- Residential parcels where the home is owner-occupied may also qualify for the owner-occupied credit on taxes on their dwelling and up to a one acre home site.
- The millage generated by the county is for the general fund, Children Services, the County Care Center, Medway Drug Enforcement, and the County Board of Developmental Disabilities. There are also levies for various Townships, Municipalities, and Schools. Listed under "Other" on your tax bill distribution are levies for Libraries, Fire Districts, and Wayne Holmes Mental Health.
Transfer of Ownership:
When a real property parcel transfers ownership a legal document commonly called a "Deed" must be prepared and brought to the Wayne County Map Office in the Wayne County Administration Building, 428 West Liberty Street, Wooster Ohio.
Next the deed is taken to the Wayne County Auditor's Office (Wayne County Administration Building), where a $2.00 per thousand Conveyance Fee is paid, plus a Transfer Fee of $0.50 per parcel. (PLEASE NOTE - We round to the next $100 per the sale price.) ***Conveyance fees will be $4.00 per thousand effective October 1, 2021
Next the deed is taken to the Wayne County Recorder's Office (Wayne County Administration Building) where it is legally recorded.
- $34.00 = first two pages
- $8.00 = each additional page
- $4.00 = marginal notations
- $2.00 = Copies
- $20.00 = Standardization guideline fee
Tax Exempt Properties: (See the Tax Exemption Application)
- Churches - the actual place of worship, Sunday school classrooms, fellowship halls, and pavilion areas used by the church. Parsonages are not exempt. If the parsonage is on the same parcel as the church, the state will split off one acre and the parsonage as taxable. Sometimes the parsonage also has a church office, or the basement is used as church storage. In this case the state will exempt the office and basement, leaving the rest of the square footage taxable.
- Schools - almost everything owned by the school is exempt, the school, baseball dugouts, tracks, concession stands, press boxes, etc.
- Townships, Cities, and Villages - almost everything used for these entities is exempt.
- Non-Profit Organizations - Salvation Army, Every Woman's House, etc.
- County owned property
- Public Parks
- State of Ohio - ODOT, OARDC, OSU
Note: If these entities were to lease a portion of their property for profit, or the land were vacant with no future plans for use, these portions would not qualify for tax exemption.
Community Reinvestment Area (CRA):
The Ohio Community Reinvestment Area program is an economic development tool administered by municipal and county governments that provides real property tax exemptions to businesses or individuals making investments in Ohio. In order to use this program a city, village, or county must petition the Ohio Department of Development for a geographical area in which investment in housing has generally been discouraged. The petition is reviewed by the department and a housing survey performed by the city, village, or county involved. Once an area is confirmed, communities may offer real property tax exemptions to taxpayers that invest in the area. If you have questions on the Community Reinvestment Area program, please contact the Ohio Development Services Agency’s Office of Strategic Business Investments by calling 614.466.2317 or 800.848.1300 or visit their web site at: http://development.ohio.gov/bs/bs_comreinvest.htm
Tax Increment Financing (TIF):
Tax Increment Financing is a method of assigning a portion of the taxes (usually dependent on changes in value beyond a given year) to a specific municipality to facilitate growth. It is an abatement but one that is taxed as if it were normal taxes. The difference is that the monies collected are not distributed to the normal taxing authority but either go straight to the municipality (city) or a combination of city and school.
Public Utilities Parcels:
Amended Substitute House Bill 66 enacted several changes that impacted the way some public utility real and personal property is valued and assessed. Preliminary assessments for railroad companies do not include values for non-operating railroad real property. It is the responsibility of the county auditor to value and assess non-operating railroad real property. The state sends preliminary assessments to the county auditor for public utilities that have taxable property in the county. The taxable values reflected on the certifications from the state must be placed on the Real and Public Utility Tax List with taxes computed accordingly.
If you have questions please call the Auditor's Office at: 330.287.5430