How To Search for Toledo Property Records

Always check property records before buying or investing in real estate. They contain a wealth of information that is essential for due diligence and making informed decisions. Some of the information you can find in Toledo property records includes ownership history, assessed values, liens, zoning regulations, amenities, foreclosure status, legal disputes, and much more. Property records are considered public in Toledo, which means anyone can access them or request copies. The key is knowing where to look. Below is a list of helpful resources that you can use to search for Toledo property records.

Lucas County Recorder's Office

The Lucas County Recorder officially documents and keeps records of all legal paperwork related to property ownership and land use in Toledo. These include deeds, mortgages, liens, easements, plats, and land contracts. You can use the Recorder's public access tool to look up these documents online. Searches may be done by name and instrument number, with additional options for narrowing search results. You can also visit the recorder's office at Suite 700, One Government Center, Toledo, OH 43604 to search for and get copies of these records in person. Note that copy fees may apply. You can call the office at (419) 213-4400 for general assistance or if you would like to speak to someone before your visit.

Lucas County Auditor's Office

The Lucas County Auditor is responsible for valuing all real property in Toledo for taxation purposes. The auditor's office maintains an AREIS (Auditor's Real Estate Information System) Online tool, which is a one-stop shop for accessing property and tax information remotely. Some information that you can access with this tool includes ownership details, assessed values, authorized uses, property characteristics, sales history, maps, and tax information. You can search by address, name, parcel ID, assessor number, and year; there is also an advanced search option that offers additional criteria to narrow down results. You may also visit the auditor's office at Suite 600, One Government Center, Toledo, OH 43604, for in-person services. You can call (419) 213-4406 for general inquiries.

Lucas County Treasurer's Office

The Lucas County Treasurer is responsible for collecting property taxes for Toledo. You can call the treasurer's office at (419) 213-4305 or visit them at Suite 500, One Government Center, Toledo, OH 43604 to get information on current bills, past payments, delinquency records, and other tax-related information. Some of this information may also be accessed online using the County Auditor's AREIS Online tool.

Local Courts

The Lucas County Court of Common Pleas and the Toledo Municipal Court System are useful resources for property information relating to legal proceedings, such as foreclosures, liens, title disputes, landlord-tenant issues, and civil judgments. These courts offer case search tools on their websites that you can use to look up records by name or case number. You may also visit the courthouse where the case was heard to request copies of records in person. For additional assistance, you can contact the Clerk of Courts for each respective court. Below are their contact details:

Lucas County Clerk of Courts:

700 Adams Street

Toledo, OH 43604.

Phone: (419) 213-4484.

Toledo Municipal Clerk of Courts:

555 North Erie Street

Toledo, OH 43604.

Phone: (419) 936-3650.

Toledo property taxes are a crucial source of funding for many local government operations and public services, including schools, police and fire departments, libraries, parks, 911 dispatch, road and infrastructure maintenance, and more. The Lucas County Auditor assesses property in Toledo to determine its value (for tax purposes), while the County Treasurer collects tax payments from property owners. A property's market value is determined based on comparable recent sales, neighborhood factors, and the property's condition and features. The property is then assessed at 35% of its market value, and this assessed value is used to calculate property taxes. Properties are reassessed every six years, with triennial updates in between and annual reviews to reflect new construction or major improvements.

Tax bills are issued twice a year, and payments are usually due by the end of January and July, though exact dates vary by year. The due dates for each tax year are usually indicated on the tax bill (and also on the Treasurer's official website). Payments made after these dates are subject to penalties: 5% interest on the unpaid amount for late payments made within 10 days of the due date and 10% thereafter. However, an extension of time for payment is usually offered to members of the armed services. If the taxes remain unpaid, they can be certified delinquent, resulting in a tax lien being placed on the property and potential foreclosure if left unresolved. The Lucas County Treasurer offers several options for paying property taxes, including online, by mail, in person, and over the phone by calling 1-866-288-9803. You can also call the treasurer's office at (419) 213-4305 for more information.

Assessments

The Lucas County Auditor regularly assesses all property in Toledo (and Lucas County as a whole) to determine their fair market value for tax purposes. These assessments include a full, physical revaluation conducted every six years (sexennial revaluations) and valuation updates done every three years in between (triennial updates). The auditor's office also performs annual updates to property values to account for new construction or significant improvements (identified through building permit data). The most recent sexennial revaluation was in 2024, while the next triennial update is scheduled for the 2027 tax year.

Property owners usually receive a valuation notice during the summer of a revaluation year, detailing their property's new assessed value. If you disagree with the valuation, you may file a formal complaint with the Lucas County Board of Revision (BOR) to appeal it. Appeals must be filed between January 1st and March 31st. You will need to provide supporting evidence to back your claim, such as recent sales figures, sales contracts, or independent appraisals. You can contact the auditor's office at (419) 213-4406 for questions or assistance with appealing your property valuation.

Appraisals

Toledo assessments work similarly to appraisals. They both determine the fair market value of property by comparing similar properties with others in the local area that have sold recently. In cases of odd structures or new construction, the county may call upon an appraiser to help determine the value. Estate planners, courts, and lenders also use appraisals to value real property.

Tax Rates

The median effective tax rate in Toledo, Ohio, is 2.43%. This is significantly higher than both the national median of 1.02% and the Ohio state median of 1.80%. However, the city's average annual tax bill is $1,789, which is lower than the national average of $2,400.

Here's a look at how Toledo's tax rate compares to other counties in Ohio:

• Butler County 1.23%
• Champaign County 1.33%
• Crawford County 1.54%
• Cuyahoga County 2.64%
• Franklin County 2.10%
• Hamilton County 2.32%
• Harrison County 1.35%
• Medina County 1.53%
• Noble County 1.86%
• Seneca County 1.43%
• Shelby County 1.56%
• Stark County 1.67%
• Summit County 1.63%
• Trumbull County 1.84%

Exemptions

While Toledo's property tax rates are higher than both state and national averages, the city's average annual tax bill remains below the national median thanks to lower home values in the area. However, keeping up with property taxes can still be challenging for some residents. Fortunately, there are several tax relief programs available to eligible homeowners that can help ease the burden. These include:

• Homestead Exemption Program: Reduces the taxable value of the primary residence for senior citizens (65+), permanently disabled homeowners, qualifying veterans, and their surviving spouses.
• Owner Occupancy Credit: Provides a small reduction on the tax bill for homeowners who live in their home as their principal residence.
• Residential Tax Abatement Program: Freezes the taxable value of newly constructed or significantly renovated single-family homes and multi-family structures with no more than four units for up to 15 years.

You can contact the Lucas County Auditor's Office at (419) 213-4406 for more details and assistance with applying for available tax relief programs. For specific questions about the residential tax abatement program, you can also email carmen.watkins@toledo.oh.gov.

You need to get a permit before constructing new buildings in Toledo or making renovations that alter an existing structure's design, systems, or use. Cosmetic updates and minor repairs, such as painting, flooring, or replacing fixtures, are usually exempt. Permits are issued by the Toledo Division of Building Inspection. The division offers an online portal that you can use to apply for these permits, submit plans for review, and schedule inspections. Note that you will need to create a user account to access this portal. You can also visit the division's office at Suite 1600, One Government Center, Toledo, OH 43604 to apply for permits in person or call them at (419) 245-1220 for general information and assistance.

The types of permits issued in Toledo include:

• Building Permits: For the construction, alteration, or repair of the structure itself.

  • Residential Permits: Required for constructing or altering homes and accessory structures.
  • Commercial Permits: Required for work on commercial buildings.
  • Accessory Structure Permits: Covers standalone structures like garages, sheds, and greenhouses.
  • Demolition Permits: For the complete or partial tearing down of a structure.

• Specialty/Trade Permits: For specific systems within a building, which are often required even if no other construction is happening.

  • Electrical Permits: For the installation, alteration, or repair of any electrical wiring or equipment.
  • Plumbing Permits: For the installation, alteration, or repair of any plumbing system, including gas lines.
  • Mechanical (HVAC) Permits: For the installation or replacement of heating, ventilation, air conditioning, refrigeration, and hydronic systems.
  • Fire Protection/Suppression Permits: For installing or modifying fire safety systems.

When applying for any of these permits, you must submit the proper documentation (building plans, blueprints, contractor licenses, materials lists, etc.). You must also pay the appropriate fee.

Building inspections are part of the permit process, and they ensure that the work complies with local building and safety codes. You can schedule an inspection through the online portal or in person at the office during regular business hours.

Toledo is a major trade center for the Midwest and home to one of the busiest ports in the Great Lakes. Known as the "Glass City" for its long history in glass manufacturing, it also boasts attractions like the Toledo Museum of Art, the Imagination Station science center, and the Toledo Zoo & Aquarium, one of the nation's most visited zoos.

Toledo, Ohio, has a population of 270,871 residents. The city has 131,630 housing units: 118,699 of these units are occupied and 12,931 are vacant, indicating an occupancy rate of approximately 90%. Several housing options are available in the city, including single-family homes, duplexes, modern condos, lofts, townhomes, multi-unit apartment buildings, and public housing units. Common architectural styles include Colonial, Tudor Revival, Craftsman, Ranch, Victorian, and Mid-Century Modern. The average home value in Toledo, OH, is $127,767, representing a 4.1% increase from previous years. Keep in mind that actual prices can vary significantly by neighborhood. Here are a few examples of average home prices in different Toledo neighborhoods:

• DeVeaux $146,785
• Five Points $109,985
• Old West End $70,261
• Olde Towne $61,753
• Ottawa $126,520
• Scott Park $104,128

The Toledo, Ohio, real estate market is quite competitive. Home prices have risen steadily year over year, with strong momentum continuing, driven by low inventory and high demand. Despite rising prices, the city remains one of the more affordable housing markets in the Midwest, attracting both local buyers and out-of-state investors. Listed homes typically go under contract in around 6 days, and more than 46% of listings sell above the asking price.