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Updated 2025 Tax Year

Preble County
Property Tax Guide

Everything you need to know about property taxes in Preble County, OH. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
~0.82% effective rate (varies by taxing district)
Exemptions
4+ Available
Section 1

How Property Tax Works

Preble County, Ohio operates under a property tax system that funds essential local services including schools, libraries, fire protection, and county operations. Property taxes are administered by the Preble County Auditor's office, which assesses properties at their current market value and applies the appropriate tax rates. The effective residential property tax rate for 2025 is approximately 0.82%, though this represents a county-wide average.

It's important to understand that your actual tax rate will vary depending on your specific location within Preble County due to special taxing districts. These districts include local school districts, fire districts, library levies, and other municipal services that create different tax rates across neighborhoods. Properties are reassessed every three years by the county auditor to reflect current market conditions, with the most recent countywide reappraisal affecting tax bills.

The property tax system in Preble County follows Ohio's structure where taxes are calculated on assessed value after applying any applicable tax credits. Unlike some states, Ohio does not cap property value assessments, but various tax credit programs are available to qualifying homeowners to help reduce their annual tax burden.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
County General~$2.50County operations, roads, courts
School District~$4.50-6.20Varies by district (Preble Shawnee, National Trail, etc.)
Township/Municipal~$1.00-2.50Local government services
Fire/EMS~$0.75-1.25Emergency services
Library~$0.50Public library system
Special AssessmentsVariesDrainage, lighting districts
Total Effective Rate~$8.20Averages 0.82% of assessed value

Rates shown are for Levy Year 2025 and represent typical ranges. Your actual rate depends on which taxing districts serve your property location. Contact the Preble County Auditor at (937) 456-8148 for your specific district rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Preble County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Preble County are additional property tax bills issued when there are changes to your property's assessed value during the tax year. Common triggers include new construction completion, property improvements adding significant value, or corrections to previous assessments. When supplemental taxes are levied, the county uses Form 945S (County Supplemental Return) to calculate the additional tax owed.

The supplemental tax is calculated by applying your property's tax rate to the increased assessed value, prorated for the portion of the tax year the improvement was in place. For example, if you complete a $50,000 home addition in July, you would owe supplemental taxes on that added value for half the tax year (July through December). The county auditor typically issues supplemental tax bills within 60-90 days of discovering the assessment change, and these taxes follow the same payment schedule as regular property taxes.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Homestead Credit Applied: -$75,000 (25% reduction, application required)
  • Net Taxable Value: $225,000
  • Annual Tax: $225,000 × 0.0082 = $1,845
  • Monthly Escrow: $154

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Homestead Credit Applied: -$75,000 (maximum credit amount)
  • Net Taxable Value: $525,000
  • Annual Tax: $525,000 × 0.0082 = $4,305
  • Monthly Escrow: $359

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Homestead Credit Applied: -$75,000 (if qualified and applied)
  • Net Taxable Value: $925,000
  • Annual Tax: $925,000 × 0.0082 = $7,585
  • Monthly Escrow: $632

Note: Homestead and other tax credits require annual application and income qualification. Actual rates vary by taxing district location.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Preble County require borrowers to maintain an escrow account for property taxes, especially for loans with less than 20% down payment. Your lender collects 1/12 of your estimated annual property tax bill each month along with your mortgage payment. The lender then pays your property taxes directly to the Preble County Treasurer when they become due on December 31st each year.

Lenders typically conduct an annual escrow analysis to ensure adequate funds are collected, adjusting your monthly payment if necessary. If you pay property taxes through escrow, you should still review your tax bill for accuracy when received in late summer or early fall. The Preble County Treasurer's office will mail tax bills to your lender's address if an escrow account is established. Property owners can verify their escrow arrangements and payment history through the county's online property tax database or by contacting the Treasurer's office at (937) 456-8160.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Preble County? A: Property taxes for FY 2025 are due December 31, 2025. You can pay the full amount by this date or elect to pay in two installments, with the first half due December 31st and the second half typically due in June of the following year.

Q: What tax credits are available and do I need to apply? A: The primary tax credit is the Homestead Credit for qualifying seniors (65+) and disabled persons with household income under $23,700. This credit requires annual application using form DTE 105A filed with the County Auditor. The credit reduces your taxable value, not your assessed value, and applications are typically due by December 31st.

Q: How does the Homestead Credit work? A: Ohio's Homestead Credit doesn't reduce your home's market value but rather caps the amount of assessment increase you pay taxes on (typically limiting increases to 10% annually). You must apply each year, and the credit applies only if you qualify based on age, disability status, and income limits.

Q: How often are properties reassessed in Preble County? A: Properties are reassessed every three years by the County Auditor. The most recent countywide reappraisal was completed in 2023, with the next scheduled for 2026. Property owners receive notice of assessment changes and have the right to appeal within 30 days of notification.

Q: What are the penalties for late payment? A: Late payments incur penalties and interest charges. If taxes aren't paid by the due date, a 10% penalty is applied, plus interest charges that accrue monthly. Properties with delinquent taxes may eventually face foreclosure proceedings.

Q: Can I pay my property taxes online? A: Yes, Preble County offers online payment options through the County Treasurer's website. You can pay by electronic check or credit card, though credit card payments may include processing fees.

Q: Why do tax rates vary within Preble County? A: Different areas of the county are served by different combinations of school districts, fire departments, library systems, and other special taxing districts. Your total tax rate depends on which services your property location receives.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Preble County Board of Revision within 30 days of receiving your assessment notice. You can file online, by mail, or in person at the County Auditor's office. Include evidence supporting your claim that the assessed value is incorrect.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
Preble County Property Search Ohio in 2026ohiopropertysearch.us
02
County
HARRISON TOWNSHIP PREBLE COUNTY REGULAR ...auditor.state.oh.us
03
County
Total State and Local Sales Tax Rates, by County, Effective ...dam.assets.ohio.gov
04
County
VILLAGE OF VERONA PREBLE COUNTY REGULAR ...ohioauditor.gov
05
Tax Doc
Property Tax – Real Propertydam.assets.ohio.gov
06
The Trail Blazernationaltrail.k12.oh.us
07
Tax Doc
Tax Data Seriestax.ohio.gov
08
Tax Doc
Real Property Tax - Homestead Means Testingtax.ohio.gov
09
Tax Doc
Property Tax – Real Propertytax.ohio.gov
10
Tax Doc
Guidelines for Filing Ohio Personal Property Tax Returns ...dam.assets.ohio.gov
All sources verified as of 2025 Tax Year

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