BELMONT COUNTY, Ohio – Are you still frustrated about your property taxes and wonder how your appraisal was done? River News Network met with Belmont County Deputy Auditor Anthony Lucarelli in an exclusive interview this week to learn how the property reappraisal process works.
Lucarelli said the auditor’s office had 658 open property reappraisal tax complaints as of Wednesday. He said the office hopes to have them processed by June or July after they wind through the Board of Revision and appeal process.
RNN also learned that the deadline to appeal your tax bill and appraisal value is just days away, Monday, March 31.
Lucarelli says his expertise lies in property appraisal and he has more than a decade of experience in the appraisal industry. Lucarelli has been involved in property valuation since 2013, initially working for appraisal firms before transitioning to the auditor’s office.
Lucarelli says Belmont County conducts a property reappraisal every six years, with a process that begins three to four years in advance. Lucarelli described the transition of appraisals over the years, mentioning that in 2014, John G. Cleminshaw, Inc. handled the county’s reappraisal work. Shortly after, in preparation for the 2018 reappraisal, the county signed a contract with Appraisal Research Corporation of Findlay, Ohio, which was later acquired by Vision Government Solutions, a firm based in Boston, Massachusetts.
Lucarelli explained that property valuation follows a dual approach, incorporating both construction-based and market-based models. “When we assess new properties, we use standard construction cost data while also factoring in current market trends,” he said.
The construction-based model estimates a property’s value based on the cost to build it. For example, if a homeowner adds a deck, the appraised value is calculated using average construction costs, usually 5-10% lower than actual costs. Similarly, for an entire house, the construction cost is considered, but the final market value may differ.
The market-based model is dictated by sales data from the open market. Only valid sales—where a willing buyer and seller are involved—are considered. Sales between family members or foreclosure sales are excluded.
Lucarelli says his office also uses the Computer-Assisted Mass Appraisal (CAMA) system, which processes data to generate property values. The system acts as a sophisticated calculator, he says, using input rates and construction costs inputted by staff members to determine a final property valuation. CAMA calculates property values based on standardized formulas and market analysis.
Lucarelli says ultimately, no single person appraises a property. Instead, multiple data sources, systems, and market sales trends are used to calculate an estimated value.
“It’s important to understand that no single person determines a home’s value—it’s a collaborative process,” Lucarelli emphasized.
The appraisal process involves multiple steps, including data collection through on-site inspections, photography teams verifying property conditions, and statistical teams reviewing recent sales data to ensure accuracy. All data is then integrated into a computer-assisted mass appraisal (CAMA) system.
After the appraisal firm submits its assessments, the county auditor’s office reviews the values before they are finalized. Property owners have opportunities to contest their valuations. In October 2024, the county sent notifications encouraging homeowners to review their updated valuations online and address discrepancies before tax bills were issued.
Property owners seeking adjustments can submit an appeal through the Board of Revision (BOR) which has the final say in valuation disputes. The BOR is comprised of these Belmont County officials who oversee any value revisions: Auditor Cindy Henry, Treasurer Katherine Kelich, and Commissioner Vince Gianangeli.
“Reappraisals are complex, and while we aim for a high level of accuracy, mistakes can happen. That’s why we have these review processes in place,” Lucarelli stated. “Our goal is to ensure fair and transparent property valuations for all Belmont County residents.”
For those interested in challenging their property valuation, forms are available through the auditor’s office, or by clicking below, and residents are encouraged to reach out for assistance in navigating the process.
He said that most people who have already been through the BOR process are satisfied, even if their appeal was not settled in their favor. Lucarelli says people appreciate learning how their property was appraised and their taxes calculated. He added that his own property taxes went up $500.
Lucarelli encourages anyone with appraisal questions to contact him and to file appeals by Monday, March 31.
Lucarelli’s contact information is below:
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