Butler County's 2026 Reappraisal: What It Means in Fairfield
Butler County Auditor Nancy Nix's office finished the county's state-required reappraisal this summer. Median residential values rose 19% countywide and 12% in the City of Fairfield, the smallest increase on the Auditor's list. Here is what changed, when it shows up on tax bills, and where to check a specific property.
At a glance
| Countywide change | Median residential and agricultural values up 19%. Commercial and industrial up 20%. |
|---|---|
| City of Fairfield | Median residential value up 12%, the lowest of any jurisdiction on the Auditor's list. Fairfield Township: 15%. |
| Which bills | Tax year 2026, paid in 2027 |
| New countywide levy | A 2-mill Board of Developmental Disabilities levy, about $70 per $100,000 of value, starting with tax year 2026 |
| Appeals | Butler County Board of Revision, January through March 31 |
| Check a property | auditor.bcohio.gov, Property Search |
What a reappraisal is
Ohio law requires every county auditor to reset property values on a regular cycle: a full reappraisal every six years and an update at the three-year mark. Butler County's last update was in 2023. This year was the full reappraisal.
The Auditor's office sent its new values to the state in June, and the Ohio Department of Taxation's equalization division approved them on June 25, 2026. The office says its values sit at about 90% of full market value across the county's taxing districts.
Fairfield had the smallest increase in the county
The median is the midpoint: half of the properties in a jurisdiction rose by more, and half by less. Here is where Fairfield landed next to its neighbors, from the Auditor's published list of residential and agricultural changes.
| Butler County overall | 19% |
|---|---|
| Lemon Township (highest) | 39% |
| Hamilton | 27% |
| Liberty Township | 18% |
| West Chester Township | 18% |
| Fairfield Township | 15% |
| City of Fairfield (lowest) | 12% |
The City of Fairfield and Fairfield Township are separate governments with separate levies. Fairfield Square, on Woodtrail Drive, is in the city. If you are comparing a property elsewhere, the Auditor's Property Search shows which jurisdiction it sits in.
A higher value is not the same as a higher bill
The Auditor's own release leads with this point. Tax bills move more with voted levies than with value changes.
- Reduction factors. When values rise, Ohio lowers the effective rate on most voted levies so each one collects close to the dollars voters approved.
- The 20-mill floor. The exception is a school district that has reached Ohio's 20-mill floor. Past that point, some school taxes can rise with values.
- New limits. The legislature passed a package of property tax laws in 2025 and 2026. The Auditor's office says they will prevent the large increases many owners saw after the 2023 update.
One of those laws, House Bill 186, created an inflation cap credit for school districts at the 20-mill floor. The Auditor's office says Fairfield City School District does not qualify, because its operating levies have not reached the floor. Properties in the district may still receive the smaller joint vocational school district portion of the credit.
What is new on the 2027 bills
- A countywide levy for the Board of Developmental Disabilities. The 2-mill levy adds about $70 per $100,000 of property value, starting with tax year 2026.
- A fire levy in Fairfield Township only. Township voters approved a 4.49-mill fire district levy, about $157 per $100,000 of value. It does not apply inside the City of Fairfield.
- Anything voters approve on November 3. Levies that pass this fall can also start with tax year 2026. Our November ballot guide lists what Fairfield voters will see.
Tools and dates from the Auditor's office
- Look up a property. The 2026 tentative values are already on auditor.bcohio.gov under Property Search.
- Estimate a ballot levy. The office added an online levy calculator in September. Search a property, then open the calculator tab at the top left.
- Watch the mail. Owners of residential and agricultural property will receive their new 2026 value by mail later this year.
- Attend a town hall. The Auditor plans four town hall forums on the reappraisal. Dates and places will be posted on the Auditor's website and Facebook page.
- Appeal if you disagree. The Butler County Board of Revision takes value complaints from January through March 31.
Properties in a tax increment financing or residential incentive district get special handling. The Auditor asks those owners to call 513-887-3154.
Watch out for the "federal senior tax review" video
In August, the Auditor's office warned about a viral video claiming Congress created a property tax break for older homeowners. The video tells viewers to request a "Senior Homeowner Tax Review Request" form. The office says no such form, federal law or program exists. Ohio's real programs are the Homestead Exemption, the Owner-Occupancy Credit and the Current Agricultural Use Value program, all explained on the Auditor's website.
What about abolishing property taxes?
A statewide campaign to abolish Ohio property taxes will not be on the November 2026 ballot. The committee behind it said in June that it had not gathered the roughly 620,000 signatures it wanted before the July 1 deadline. It needed at least 413,487 valid signatures from 44 counties to qualify. Organizers say they will keep collecting for a possible November 2027 vote.
If you rent
Property tax bills go to property owners, so renters will not receive a new value notice or a tax bill. Renters who are registered to vote do help decide the levies on each ballot, and several issues are on Fairfield ballots this November.
Looking for an apartment in Fairfield? Fairfield Square has two-bedroom apartments and townhomes at 2080 Woodtrail Dr. Take a 360° tour, check availability or call or text (513) 392-8074.
Questions
How much did property values go up in Fairfield, Ohio in 2026?
The median residential value in the City of Fairfield rose 12% in Butler County's 2026 reappraisal. Countywide, the median residential increase was 19%, and Fairfield Township's was 15%.
When will the new Butler County values show up on tax bills?
The new values are for tax year 2026. Ohio collects property tax in arrears, so they appear on bills paid in 2027.
Does a 12% value increase mean a 12% tax increase?
No. Tax bills depend more on voted levies than on value changes, and Ohio's tax reduction factors hold most voted levies near the dollars they were approved to collect when values rise. New state laws passed in 2025 and 2026 also limit how much some taxes can grow after a reappraisal.
Does Fairfield City School District get the new inflation cap credit?
No. The Butler County Auditor's office says Fairfield City School District does not qualify because its operating levies have not reached Ohio's 20-mill floor. Properties there may still receive the joint vocational school district portion of the credit.
How do I appeal my Butler County property value?
File with the Butler County Board of Revision between January and March 31. Details are on the Auditor's website at auditor.bcohio.gov.
Sources
- Butler County Auditor, "Residential Values Increasing 19% Countywide: Tax Increases Will Be Blunted by New Legislation", auditor.bcohio.gov, June 30, 2026, read September 28, 2026
- Butler County Auditor, "Inflation Cap Credit Now in Effect for Second Half Bills", auditor.bcohio.gov, July 2026
- Butler County Auditor, "Auditor's Levy Calculator is Available Online", auditor.bcohio.gov, September 2026
- Butler County Auditor, alert on a false viral video about a federal property tax program, auditor.bcohio.gov, August 2026
- Ohio Municipal League, "Property Tax Abolition Initiative Won't Be on 2026 Ballot", omlohio.org, June 5, 2026
Published by Fairfield Square, managed by TLP Property Management. We check every fact in our guides against the sources listed above; business hours, prices and event dates change, so confirm with the business or organizer before you go. Spot something out of date? Call or text (513) 392-8074.
