Across the Columbus area, most Franklin County homeowners received a new property value from the county auditor this summer. If your home went up, you are not alone. The county’s 2026 triennial update shows an average tentative increase of about 9% for residential property, according to Axios Columbus. That is far below the 43% average jump from the 2023 reappraisal, but it is still an increase, and it will show up on tax bills in 2027.

For community associations, these notices tend to bring questions from the board. Here is what changed, what it does and does not mean for owners, and what boards in the Columbus area should keep in mind.

What is a triennial update?

Ohio requires every county to fully reappraise property every six years and to update values at the three-year midpoint. A full reappraisal can include a closer look at individual properties. An update relies mainly on recent sales data to adjust values across neighborhoods.

Franklin County’s last full reappraisal was in 2023, so 2026 is an update year. Tentative values were mailed in June, and final values are expected in December. The county’s next full reappraisal has been moved to 2030.

Franklin County is not the only one. According to the Ohio Department of Taxation’s schedule, Delaware, Licking and Pickaway counties also have updates in 2026, and Madison County has a full reappraisal. Union and Fairfield counties are not scheduled for a value change this year.

Where values rose the most

The increases were not even across the county. Average tentative residential increases by school district included:

• Bexley: 14%
• New Albany-Plain Local: 12%
• Grandview Heights: 11%
• Hamilton Local, Gahanna-Jefferson and Groveport Madison: 7%

Your association’s numbers will depend on its location, its housing type and recent sales nearby. You can look up any parcel on the Franklin County Auditor’s website.

A higher value does not mean an equal tax increase

This is the most common point of confusion. A 9% increase in value does not mean a 9% increase in taxes.

Ohio taxes residential property on 35% of the auditor’s value, not the full amount. Ohio law also adjusts voted levies so they generally collect the same dollar amount when values rise, with some exceptions. The Franklin County Auditor’s office has made this point directly: a change in appraised value does not produce an equal percentage change in taxes.

Ohio also passed several property tax bills in late 2025. Among other changes, they limit how much some school and county tax collections can grow and expand the owner-occupancy credit for homeowners starting in 2027, according to the Ohio House. The effect on any one bill will depend on the levies where that property sits.

What this means for your association

Owners will have questions. Associations do not set, collect or appeal property taxes for individual homes or units. When owners ask, the best answer is usually to point them to the county auditor, who can explain their value and the review options available.

The auditor’s value is not your insurance value. Insurance coverage for buildings the association insures should be based on the cost to rebuild, not on market value or the auditor’s figure. If your association carries a master policy, an insurance appraisal is the right tool for setting coverage. Our guide to HOA and condo insurance compliance in Ohio and Kentucky covers what boards should review.

Check any common area parcels. Some associations own parcels such as a clubhouse, pool or open space that receive their own tax bill. It is a good idea to look those parcels up on the auditor’s site and confirm the value and classification look right. If a value or classification looks incorrect, or the board disagrees with the figures, start by contacting the county auditor’s office with the parcel number and any supporting information, such as deed restrictions, plat notes or recent appraisals. Many errors can be corrected informally. If the issue is not resolved, the association, as the parcel owner, can file a formal complaint with the county Board of Revision once final values are issued, generally by March 31 of the following year.

Keep the bigger picture in mind at budget time. Rising home values usually travel with rising costs for labor, materials and contracted services. Fall is budget season for many associations, and a current reserve study and realistic cost estimates help keep assessments steady and avoid surprises later. For more on funding long-term repairs, see Reserve Planning: The Roof Doesn’t Care How It Gets Funded.

Communicate early. A short note in your next newsletter or annual meeting packet explaining the update, the 2027 tax timing and where to find the auditor’s resources can head off a lot of confusion.

If an owner disagrees with a value

Franklin County’s informal Property Value Review sessions ran through September 5. After final values are issued in December, an owner who still disagrees can file a formal complaint with the county Board of Revision. In Ohio, these complaints are generally due by March 31 of the following year. Owners should check the auditor’s website for exact dates and forms, and owners in Delaware, Licking and Pickaway counties should check with their own county auditor.

How professional management helps

Changes like a county value update land on a volunteer board’s plate along with everything else. A professional management company helps boards work through them with less guesswork:

• Answering owner questions. A manager can field calls and emails, explain the difference between market value and taxes, and point owners to the right county resources, so board members are not fielding every question on their own.
• Keeping an eye on association parcels. A manager can check the values and classifications on common area parcels and help the board raise concerns with the auditor when something looks wrong.
• Building realistic budgets. Managers see vendor pricing, insurance renewals and cost trends across many communities, which helps boards set budgets and reserve contributions based on current numbers rather than last year’s.
• Coordinating the right professionals. When an issue calls for an insurance appraisal, a reserve study update or legal advice, a manager can help the board line up the right expert and keep the process moving.
• Communicating clearly. A manager can help prepare newsletter notes, budget letters and annual meeting materials that explain changes in plain language.

Have questions about budgeting, reserves or how changes like this affect your community? Contact us and we will be glad to help.