Bluffton, Ohio Property Taxes
The median property tax rate in Bluffton, OH is 1.26%, which is higher than the national median of 0.99% but lower than the Ohio state median of 1.80%. With the median home value in Bluffton at $156,800, the typical annual property tax bill amounts to $1,930, falling below the national median of $2,690. Property taxes in Bluffton are calculated based on the assessed value, which is often lower than the market value due to exemptions like primary residence and agricultural exemptions. Understanding Bluffton's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to significant annual savings. Whether you're in the heart of Bluffton or another part of Allen County, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Bluffton, Ohio Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.26%
Estimate Property Tax Bill
$1,976
Ownwell’s Bluffton Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Bluffton with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Bluffton to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’re interested in seeing trends on a neighborhood level, scroll down to find more localized information. Your property’s assessed value is the value assigned by the county for property tax calculations, accounting for any exemptions that may apply.
Property Tax Rates Across Bluffton, Ohio
Property taxes in Bluffton, Ohio, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Bluffton is 1.26%, notably higher than the U.S. national median of 0.99%. Local government entities within Bluffton set these rates annually, and they can vary significantly across different neighborhoods. Each year, Bluffton estimates its required budget to maintain services for the upcoming fiscal year, then divides this budget by the total value of all taxable property within the jurisdiction to calculate the property tax rate. While tax rates and budgets are influenced by laws and voter input, this calculation forms the basis of setting property tax rates. The data below compares Bluffton's effective property tax rate to other areas in Ohio and the national median. For comparison, the zip code 45817 has the highest median property tax rate of 1.26%, while the same zip code also has the lowest median tax rate of 1.26%. Understanding how these areas compare with Bluffton provides valuable insights into the varying tax landscape across Allen County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Bluffton Tax Rate
1.26%
Average Allen County Tax Rate
1.57%
Average Ohio Tax Rate
1.80%
Average United States Tax Rate
0.99%
Property Tax Rates Across Bluffton, Ohio
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 45817 | 1.10% | 1.25% | 1.26% | 1.28% | 1.29% |
Source: Ownwell
Property Tax Assessment Values Across Bluffton, Ohio
In Bluffton, Ohio, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. The market value is the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors like location, property condition, and economic trends. This value is estimated by the Allen County Appraisal District for tax purposes. In contrast, the assessed value is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. In Bluffton, assessment notices are typically mailed out in the spring, usually by mid-April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. The median home price in Bluffton is $156,800, with tax bills ranging from $1,492 at the 25th percentile to $3,526 at the 90th percentile. The highest and lowest median tax bills are both $1,930, found in the 45817 zip code. By understanding the distinction between these valuation concepts, property owners can better navigate their tax responsibilities and comprehend how their property taxes are determined. Being aware of these valuation processes in Bluffton helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden.
Average Bluffton Assessed Value
$156,800
Average Allen County Assessed Value
$103,100
Average Ohio Assessed Value
$133,400
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Bluffton, Ohio
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 45817 | $90,500 | $120,150 | $156,800 | $217,900 | $284,000 |
Source: Ownwell
Property Tax Bills Across Bluffton, Ohio
In Bluffton, Ohio, property tax bills are calculated based on the assessed value of a property, which is determined by the county assessor. The assessed value is a percentage of the property's market value, reflecting current real estate trends. For homeowners in Allen County, the median home price is $156,800. Property tax rates are applied to this assessed value to determine the annual tax bill. Several factors influence the final tax bill, including the property's assessed value, the local tax rate, and any applicable exemptions or deductions. For example, the 25th percentile tax bill in Bluffton is $1,492, while the 75th percentile reaches $2,714. At the higher end, the 90th percentile tax bill is $3,526, indicating a significant range based on property value and applicable tax rates. These tax bills impact homeowners by contributing to local services such as schools, infrastructure, and emergency services. Understanding how these bills are calculated can help homeowners better manage their finances and anticipate annual expenses.
Average Bluffton Tax Bill
$1,930
Average Allen County Tax Bill
$1,550
Average Ohio Tax Bill
$2,396
Average United States Tax Bill
$2,690
Property Tax Bills Across Bluffton, Ohio
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 45817 | $1,115 | $1,492 | $1,930 | $2,714 | $3,526 |
Source: Ownwell