Franklin County Commercial Property Tax Appeals

We represent owners of all commercial property types in Franklin County, including retail, office, industrial, multifamily, healthcare, and more — across Columbus, Dublin, Westerville, Gahanna, Reynoldsburg, and every other Franklin County community. Each property type carries its own valuation nuances: office buildings may be affected by rising remote-work vacancy, retail centers by anchor tenant rollover, and industrial facilities near Rickenbacker by functional obsolescence or site constraints. Our team tailors the appeal strategy to your specific asset class and submarket to build the strongest possible case.

The deadline to file a complaint with the Franklin County Board of Revision is March 31. This is a firm deadline — once it passes, you cannot challenge your assessment for that tax year. Check our deadline guide for more details. Because Ohio's reappraisal cycle means assessment values can spike dramatically in a single year, acting promptly — ideally well before the March 31 deadline — gives our team adequate time to gather current market data, build the income analysis, and prepare the complaint filing. Do not wait until the final days of March to begin the process.

The Board of Revision (BOR) is the county-level body in Ohio that hears property tax complaints. Franklin County property owners file a complaint with the BOR to challenge their assessed value. The BOR reviews evidence from both the property owner and the county auditor, then issues a decision. If the BOR ruling is unfavorable, you can appeal to the Ohio Board of Tax Appeals (BTA) within 30 days. The BOR is composed of the county auditor, the county treasurer, and a member of the board of county commissioners, and it follows formal evidentiary procedures. While property owners can appear without representation, commercial cases almost always benefit from professional counsel who understands how to present market evidence persuasively and counter arguments from the county auditor's office.

EPTA works on a contingency basis — you pay nothing unless we successfully reduce your assessment and save you money. There are no upfront fees, no retainers, and no risk. Learn more about property tax appeal costs. Because EPTA's fee is contingent on your savings, we have a direct financial incentive to maximize your reduction — our interests are fully aligned with yours from day one. This structure also means there is no financial risk in requesting a free review to determine whether your Franklin County property qualifies for a reduction.

A strong Franklin County appeal is built on current, property-specific evidence that contradicts the county's mass appraisal assumptions. The most compelling submissions typically include an independent appraisal or broker opinion of value, a current rent roll with actual lease terms and concessions, a trailing 12-month income and expense statement, and documentation of any condition issues the assessor's records do not capture. Franklin County's rapid growth has led auditors to apply broad market appreciation factors that frequently overstate the value of individual properties — especially those with elevated vacancy, below-market tenants, or significant capital needs. The Board of Revision gives property owners the opportunity to replace those blanket assumptions with evidence grounded in your specific asset. Review our property tax appeal evidence guide for a detailed breakdown of what to prepare.

Ohio requires each county to complete a full sexennial reappraisal — a comprehensive reassessment of every property — every six years, with a triennial update at the three-year midpoint that applies statistical adjustments to reflect market movement. For Franklin County, this cycle is particularly consequential: Columbus's sustained commercial growth means that reappraisal years routinely deliver double-digit assessment increases across office, industrial, retail, and multifamily property classes. Triennial updates compound the problem by applying market-wide appreciation factors that may not reflect conditions in a particular submarket or for a particular property type. Owners who miss the complaint filing deadline in a reappraisal year can find themselves locked into an inflated value for up to six years, paying excess taxes until the next full reappraisal gives them another opportunity to appeal. Visit our Ohio property tax appeals overview to understand how the cycle applies statewide.

Commercial property tax appeals in Franklin County have a solid track record when supported by credible, property-specific evidence — and EPTA only accepts cases where our analysis indicates a meaningful reduction is achievable. Properties with clear disconnects between the assessed value and actual market performance — such as high vacancy, below-market leases, or deferred maintenance — tend to produce the strongest outcomes. The Franklin County Board of Revision has demonstrated willingness to reduce assessments when owners present well-documented income analyses, current comparable sales, or independent appraisals. Many cases are resolved through negotiation before a formal hearing, which reduces cost and uncertainty. See our client results and learn more about property tax appeal success rates to understand what to expect from the process.