Understanding Delaware OH Property Taxes: A Buyer's Guide

Buying a home in Delaware, Ohio and trying to make sense of the tax line on your budget? You are not alone. Property taxes affect your monthly payment and long-term affordability, so understanding the basics can save you stress later. In this guide, you will learn how taxes are calculated in Ohio, how to estimate a bill for a Delaware property, and how escrow with your lender works. You will also get a practical checklist to verify numbers before you close. Let’s dive in.

How property taxes work in Ohio

In Ohio, property taxes are based on assessed value, not the full market price. Assessed value is a fraction of true market value that the state applies to real property. That means the number you offer for a home is not used directly to compute your tax bill.

Ohio also uses mills to set tax rates. One mill equals 1 dollar of tax per 1,000 dollars of assessed value. Your annual tax bill is generally calculated by multiplying the assessed value by the total millage rate for your specific parcel.

At a high level, the math looks like this:

• Assessed value = Market value × Assessment percentage
• Annual tax (before credits) = Assessed value × (Total mills ÷ 1,000)

Your total millage combines rates from several taxing units that apply to your property.

Why tax bills vary by location

Two similar homes in Delaware can have different tax bills. That is because different taxing districts apply depending on the parcel’s boundaries. The largest share is often the school district levy. In the city of Delaware, many parcels fall under Delaware City Schools. Other components can include county operations, city or township services, libraries, parks, and special assessments.

When you view a parcel record, you will usually see each taxing unit listed, along with the rates that combine to form the total mills. This is why even within Delaware County, taxes can vary between neighborhoods, school districts, and townships.

Estimate your property taxes

You can build a solid estimate with a few steps. This is helpful for budgeting and for comparing homes.

Step-by-step estimate

1. Find the property’s market value. Use your offer price or a recent market value.

2. Determine the current Ohio assessment ratio for residential property. Multiply the market value by that percentage to get the assessed value.

3. Look up the combined millage for the parcel. Add the mills for county, school district, city or township, library, parks, and any special assessments.

4. Calculate the annual tax. Assessed value × (Total mills ÷ 1,000) = Estimated annual tax before credits or rollbacks.

5. Convert to monthly. Divide by 12 to estimate the monthly tax portion for your mortgage budget. If you plan to pay semiannually, divide by 2 instead.

Always verify the current assessment percentage and the millage rate for the specific parcel before you rely on a number.

Illustrative example

The following example is for illustration only. Use actual parcel data for accuracy.

• Hypothetical market value: 300,000 dollars
• Example assessment percentage: 35 percent
• Assessed value: 300,000 × 0.35 = 105,000
• Hypothetical combined millage: 80 mills
• Estimated annual tax: 105,000 × (80 ÷ 1,000) = 8,400 dollars
• Monthly estimate: 8,400 ÷ 12 = 700 dollars

Where to find your numbers

• Delaware County Auditor: Parcel search for appraised and assessed values, taxing districts, and tax history.
• Delaware County Treasurer or Auditor: Current and historical millage rates, bills, and payment records.
• Local school district pages, such as Delaware City Schools: Levy history and voter information that affect school tax rates.

Credits, exemptions, and changes to watch

Several programs and timing events can affect your tax bill.

• Rollbacks and owner-occupancy credits. Ohio authorizes state reductions that can lower taxes on owner-occupied residential property. Ask whether you need to apply after closing or whether credits transfer automatically.

• Exemptions and special programs. Ask about senior or disabled reductions, veteran-related exemptions, income-based relief, or agricultural valuations when applicable. Your eligibility and any required applications are set by law and administered locally.

• New construction and improvements. Additions, remodels, or new builds can increase assessed value when the county updates the tax roll. If you buy a home with recent improvements, plan for possible changes.

• Reappraisals and value updates. Counties periodically reappraise properties. A reappraisal can change assessed values and tax bills even when millage does not change.

• Levies and ballot issues. Voter-approved levies, especially for schools, can significantly change the tax rate. Check recent levy history and any upcoming ballot measures that affect your parcel’s districts.

How escrow affects your monthly payment

Most lenders collect property taxes through escrow. This is how it typically works:

• What escrow is. Your lender adds a monthly tax amount to your mortgage payment and holds it in an escrow account. The servicer then pays your semiannual tax bill when due.

• Initial deposit at closing. Lenders usually collect an initial escrow deposit to cover the next bill. Expect a cushion, which federal rules allow, to prevent shortages.

• Annual analysis. Your servicer performs a yearly escrow analysis to match projected tax bills. If your taxes rise, your monthly escrow portion may increase, or you may be asked to make a one-time shortage payment.

• Questions to ask your lender.

  • Will taxes be escrowed or paid directly by me?
  • How do you calculate the initial escrow deposit and the monthly escrow line?
  • What is your policy for shortages and surplus refunds after the annual analysis?
  • When will the first tax payment be due after closing, and how will prorations be handled at closing?

Buyer checklist for Delaware, OH

Use this checklist to stay ahead of surprises and keep your budget accurate.

Before you sign a contract

• Look up the property on the Delaware County Auditor site for current assessed value, last year’s tax amounts, and the taxing districts.
• Ask the seller or listing agent for the most recent tax bill and any notices of special assessments.
• Review recent levy history or upcoming ballot issues for the school district and your city or township.

During inspections and contract period

• Include a contingency for reviewing tax history and confirming any special or pending assessments.
• If there were recent improvements, ask when added value might appear on the tax roll.

At mortgage application and closing

• Confirm whether the lender will escrow taxes and get a written PITI estimate that shows the monthly tax line.
• Expect prorations at closing. The seller usually pays the portion of taxes that cover the time they owned the home. Clarify who is responsible for any unpaid installments.

After closing

• Update your name and mailing address with the county so tax bills and notices reach you.
• Apply for any owner-occupancy credit or applicable exemptions if an application is required.
• Watch for valuation notices from the Auditor and billing schedules from the Treasurer.

Smart budgeting tips

• For a quick affordability check, start with last year’s tax bill and divide by 12 to estimate the monthly amount.
• If you are unsure about pending levies or a county reappraisal, add a buffer. Many buyers add 10 to 20 percent to cover possible increases.
• Revisit your escrow estimate after closing if you make improvements that can raise assessed value.

Next steps

If you are comparing homes in Delaware, use the steps above to estimate taxes and confirm credits early. Then talk with your lender about escrow, and build a cushion in your monthly budget. If you want a second set of eyes on parcel details, millage, or escrow planning, reach out. As a local, veteran-led practice focused on Central Ohio, I will help you verify the numbers and keep your closing on track.

Have questions about a specific property or your lender’s estimate? Connect with David E Straight for clear guidance.

FAQs

How do property taxes work in Delaware, Ohio?

• Ohio taxes are based on assessed value, which is a fraction of market value, multiplied by the combined millage rate for your parcel’s taxing districts.

How can I estimate my monthly property tax?

• Use last year’s tax bill or calculate assessed value times total mills divided by 1,000, then divide by 12. Add a buffer for possible levy or value changes.

Why does my tax bill differ from a similar home nearby?

• Parcels can fall into different school districts, cities or townships, and special districts, which changes the total millage applied to each property.

Do taxes change right after I buy a house?

• Ownership change alone does not usually change taxes. Taxes change when assessed value changes or when voters pass or reject levies.

Who pays property taxes in the year of sale?

• Taxes are generally prorated at closing so the seller covers the portion for the time they owned the home. Confirm the details in your purchase contract.

Can I appeal my property assessment in Delaware County?

• Yes. You can appeal through the county’s Board of Revision. You will need evidence like recent comparable sales, an appraisal, or corrections to the property record.

How does escrow handle tax increases after closing?

• Your servicer performs an annual analysis and may raise your monthly escrow amount or ask for a one-time payment to cure a shortage if taxes increase.