For more information on how to calculate your real estate taxes, check out How to Compute Your Tax Bill.

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A review of Ohio Revised Code sections 303 and 519, which contain the 'agricultural exemption' from county and township zoning authority, is the first step toward understanding whether a county or township can regulate an agricultural land use (note that different laws apply for cities and villages). The Division of Forestry promotes and applies management for the sustainable use and protection of Ohio’s private and public forest lands.

Medina County Cauv Program Ohio Locations

Determine the assessed value
Formula: (Appraised Value) x 35% = Assessed Value
Example: $100,000 x .35 = $35,000
Example: $100,000 x .35 = $35,000
Divide (Assessed Value) in half to Calculate Half-Year Tax Bill Amount.
Formula: (Appraised Value) / 2 = Assessed Value (For Half-Year Tax Bill Calculation)
Example: $35,000 / 2 = $17,500
Calculate the gross tax
Formula: (Assessed Value x (Full Rate) = Gross Tax (for Half-Year) / 1,000
Example: $17,500 x 96.15 / 1,000 = $1,682.63
Calculate the reduction factor credit amount
Formula: (Gross Tax) x (Reduction Factor) = Credit
Example: $1,682.63 x .392630 = $660.65
Reduce the gross tax by the reduction factor credit amount
Formula: (Gross Tax) - (Reduction Factor Credit) = Adjusted Tax
Example: $1,682.63 - $660.65 = $1,021.98
Calculate the rollback credit amount
Formula: (Adjusted Tax) x (Rollback) = 10% Rollback Reduction
Example: $1,021.98 x .10 = $102.20
For Owner-Occupied Residential Properties, there is an additional 2.5% Rollback.
Formula: (Adjusted Tax) x (Rollback) = 2.5% Rollback Reduction
Example: $1,021.98 x .025 = $25.55
Reduce Adjusted Tax by Total Rollback for Half-Year Tax Amount.
Formula:
(10% Rollback) + (2.5% Rollback) = Total Rollback Reduction
(Adjusted Tax Amount) - (Total Rollback Reduction) = Total Half-Year Tax Amount.
Example:
$102.20 + $25.55 = $127.75
$1,021.98 - $127.75 = $894.23
Half Year Tax Amount: $894.23 (Billed Semi-Annually)
Full Year Tax Amount: $1,788.46

MEDINA, Ohio— Many Medina County agricultural landowners may be surprised when they open their 2014 tax bills.

Soil type determination

Medina County Cauv

For those on Current Agricultural Use Values (CAUV) program, property values have increased several hundred percent over 2010 CAUV values, depending on soil type. Ohio has approximately 3,500 soil types.

Unlike fair market value appraisals, CAUV values are calculated by the State of Ohio Department of Taxation by a formula that is based on five factors. The CAUV soil rates allow land to be taxed based on its agricultural value, rather than fair market value, which is considerably higher.

No control

The county auditor has no control over the calculation performed by the state. The auditor’s role in this regard is simply to apply the results of the predetermined calculation from the Ohio Department of Taxation. The five factors the Ohio Department of Taxation uses in calculating CAUV land values are yield information, cropping patterns, crop prices, non-land production costs and the capitalization rate. CAUV rates are updated every three years and current rates were updated because of the state mandated 2013 sexennial reappraisal.

Significantly less values

Even with the significantly increased CAUV values, farmers are paying taxes on values significantly less than those not on the CAUV program. In 2012 the statewide average value for CAUV acreage was $994, compared to $3,044 per acre for agricultural acreage not in the CAUV program. Because the county auditor has no role in setting the CAUV values, there is no appeal available to land owners at the local level.

Questions

Harvard simulation answers. Additional information regarding CAUV values is available on the auditor’s website at www.medinacountyauditor.org.
5e dmg optional disarm rule. For questions, call the auditor’s office at 330-725-9765 or visit at 144 N. Broadway St., Medina. Hours are Monday through Friday, 8 a.m.-4:30 p.m.

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