CLEVELAND, Ohio - The property tax bill for a typical Cleveland Heights home ranks near the middle among Cuyahoga County cities and villages, despite Cleveland Heights having one of the highest tax rates in the county.
The reason?
Property tax bills are the product of both the tax rate in a given area and home values.
This means that many places where the tax rates are lower and home values are higher - such as Broadview Heights, Gates Mills, Pepper Pike and Solon - actually end up with higher tax bills than those in Cleveland Heights, based on the median home value in each place.
Earlier this year, cleveland.com published tax rates for each community in Greater Cleveland, pointing out where the rates are the highest (places such as Shaker Heights, Cleveland Heights and University Heights) and lowest (such as Independence and Valley View).
Here is a different ranking, based on the annual property tax bill for the median value of single-family home in each place.
In other words, how much needs to be raised per home in taxes to cover the bill for local services, largely the schools.
| Town (school district) | Single- family homes |
Median home value |
Taxes for median value home |
Tax rate per $100,000 of home value |
|---|---|---|---|---|
| Hunting Valley (Orange) | 196 | $1,307,600 | $33,878 | $2,591 |
| Chagrin Falls Twp. (Chagrin Falls) | 38 | $779,300 | $20,266 | $2,601 |
| Bentleyville (Chagrin Falls) | 319 | $527,300 | $14,702 | $2,788 |
| Moreland Hills (Chagrin Falls) | 277 | $455,200 | $13,166 | $2,892 |
| Gates Mills (Mayfield) | 934 | $461,350 | $12,213 | $2,647 |
| Moreland Hills (Orange) | 1,022 | $427,900 | $10,233 | $2,391 |
| Pepper Pike (Orange) | 2,526 | $412,350 | $9,674 | $2,346 |
| Chagrin Falls (Chagrin Falls) | 1,315 | $316,500 | $8,861 | $2,800 |
| Shaker Hts. (Shaker Hts.) | 7,058 | $224,050 | $8,848 | $3,949 |
| Bratenahl (Cleveland) | 397 | $278,200 | $7,881 | $2,833 |
| Orange (Orange) | 1,061 | $328,200 | $7,474 | $2,277 |
| Broadview Hts. (North Royalton) | 2,131 | $286,200 | $6,819 | $2,383 |
| Glenwillow (Solon) | 227 | $275,000 | $6,700 | $2,436 |
| Solon (Solon) | 7,577 | $273,200 | $6,684 | $2,446 |
| Beachwood (Beachwood) | 3,167 | $302,300 | $6,563 | $2,171 |
| Pepper Pike (Beachwood) | 21 | $273,600 | $6,380 | $2,332 |
| Rocky River (Rocky River) | 6,014 | $266,800 | $6,366 | $2,386 |
| Bay Village (Bay) | 6,128 | $232,100 | $6,328 | $2,727 |
| Brecksville (Breck.-Broad. Hts.) | 4,419 | $268,900 | $6,221 | $2,314 |
| Brooklyn Hts. (Parma) | 1 | $258,400 | $6,159 | $2,383 |
| Olmsted Twp. (Olmsted Falls) | 3,523 | $194,400 | $5,775 | $2,970 |
| Highland Hts. (Mayfield) | 3,303 | $238,500 | $5,711 | $2,394 |
| University Hts. (Cleve Hts./Univ. Hts.) | 3,909 | $146,200 | $5,588 | $3,822 |
| Westlake (Westlake) | 8,447 | $274,100 | $5,536 | $2,020 |
| Mayfield (Mayfield) | 1,169 | $224,900 | $5,396 | $2,399 |
| North Royalton (Breck.-Broad. Hts.) | 128 | $235,700 | $5,340 | $2,266 |
| Broadview Hts. (Breck.-Broad. Hts.) | 3,592 | $214,500 | $5,096 | $2,376 |
| North Royalton (North Royalton) | 8,491 | $215,800 | $4,904 | $2,273 |
| Solon (Orange) | 146 | $219,350 | $4,769 | $2,174 |
| Berea (Olmsted Falls) | 32 | $178,150 | $4,752 | $2,668 |
| Strongsville (Strongsville) | 15,272 | $199,000 | $4,713 | $2,368 |
| Lakewood (Lakewood) | 9,476 | $158,000 | $4,636 | $2,934 |
| Seven Hills (Parma) | 5,126 | $163,500 | $4,392 | $2,686 |
| North Olmsted (North Olmsted) | 10,052 | $154,200 | $4,360 | $2,827 |
| Olmsted Falls (Olmsted Falls) | 2,402 | $166,800 | $4,330 | $2,596 |
| Fairview Park (Fairview Park) | 5,679 | $157,100 | $4,306 | $2,741 |
| Richmond Hts. (Richmond Hts.) | 2,886 | $137,100 | $4,248 | $3,098 |
| Valley View (Cuyahoga Hts.) | 745 | $231,200 | $4,226 | $1,828 |
| Cleveland Hts. (Cleve Hts./Univ. Hts.) | 11,640 | $110,000 | $4,179 | $3,799 |
| Independence (Independence) | 2,921 | $220,000 | $4,086 | $1,857 |
| Walton Hills (Bedford) | 973 | $187,000 | $3,966 | $2,121 |
| Cleveland (Shaker Hts.) | 493 | $97,500 | $3,934 | $4,035 |
| Middleburg Hts. (Berea) | 4,980 | $165,000 | $3,826 | $2,319 |
| Woodmere (Orange) | 139 | $170,100 | $3,733 | $2,195 |
| Richmond Hts. (S. Euclid/Lyndhurst) | 304 | $118,900 | $3,665 | $3,083 |
| Lyndhurst (S. Euclid/Lyndhurst) | 5,771 | $123,500 | $3,641 | $2,949 |
| Fairview Park (Rocky River) | 115 | $146,500 | $3,531 | $2,410 |
| Olmsted Falls (Berea) | 123 | $142,200 | $3,495 | $2,458 |
| South Euclid (Cleve Hts./Univ. Hts.) | 498 | $84,550 | $3,374 | $3,991 |
| Mayfield Hts. (Mayfield) | 5,237 | $129,300 | $3,334 | $2,578 |
| Berea (Berea) | 5,977 | $128,500 | $3,290 | $2,560 |
| Oakwood (Bedford) | 1,267 | $137,100 | $2,928 | $2,136 |
| South Euclid (S. Euclid/Lyndhurst) | 7,808 | $92,000 | $2,918 | $3,172 |
| Parma Hts. (Parma) | 6,045 | $111,100 | $2,872 | $2,586 |
| Bedford Hts. (Bedford) | 2,625 | $102,900 | $2,768 | $2,690 |
| Brooklyn (Brooklyn) | 3,545 | $101,400 | $2,710 | $2,672 |
| Brooklyn Hts. (Cuyahoga Hts.) | 602 | $150,200 | $2,648 | $1,763 |
| Parma (Parma) | 27,964 | $104,800 | $2,619 | $2,499 |
| North Randall (Warrensville Hts.) | 138 | $87,050 | $2,576 | $2,959 |
| Highland Hills (Warrensville Hts.) | 150 | $75,900 | $2,563 | $3,377 |
| Brook Park (Berea) | 6,870 | $109,300 | $2,535 | $2,320 |
| Garfield Hts. (Garfield Hts.) | 9,191 | $62,900 | $2,469 | $3,926 |
| Euclid (Euclid) | 14,499 | $76,500 | $2,352 | $3,074 |
| Cuyahoga Hts. (Cuyahoga Hts.) | 181 | $131,100 | $2,311 | $1,763 |
| Bedford (Bedford) | 4,041 | $81,400 | $2,185 | $2,684 |
| Cleveland Hts. (East Cleveland) | 1,230 | $65,600 | $2,132 | $3,249 |
| Warrensville Hts. (Warrensville Hts.) | 3,100 | $70,300 | $2,119 | $3,014 |
| Maple Hts. (Maple Hts.) | 9,157 | $53,100 | $1,971 | $3,711 |
| Garfield Hts. (Cleveland) | 863 | $52,300 | $1,715 | $3,278 |
| Newburgh Hts. (Cleveland) | 477 | $50,600 | $1,710 | $3,380 |
| Cleveland (Cleveland) | 81,302 | $49,800 | $1,392 | $2,795 |
| Linndale (Cleveland) | 16 | $38,000 | $947 | $2,492 |
| East Cleveland (East Cleveland) | 2,898 | $20,450 | $665 | $3,254 |
The highest tax bills, as would be expected, are in some of the most expensive places to live.
Topping the list is Hunting Valley at $33,878 a year in property taxes, based on the median home value of just over $1.3 million for the portion of the village in Cuyahoga County.
Next are Chagrin Falls Township ($20,266), Bentleyville ($20,266), a portion of Moreland Hills ($13,166) and Gates Mills ($12,213).
Yet in Cleveland Heights, where the millage rate is much higher, the annual tax bill for a median value home is $5,588 a year. This is for the large part of the city that is in the Cleveland-Heights-University Heights school district. The median home value there is $110,000, based on county appraisals.
A small section of Cleveland Heights is in the East Cleveland school system. The median home value there is $65,600 with a bill for that home amounting to $2,132 a year.
Two suburbs where the swing is even greater than Cleveland Heights are Maple Heights and Garfield Heights. They are in the top eight for tax rates among 73 residential taxing districts in the county, but in the bottom seven for tax bills for a median valued home.
The median value of a single-family home in Maple Heights is $53,100, resulting in a tax bill of $1,971 for such a home. In Garfield Heights, the median value is $52,300, with a tax bill of $1,715.
So, as high as Hunting Valley’s tax bill might seem high at $33,878 for a typical home there, the Hunting Valley bill would be $42,549 if Hunting Valley residents had to pay the tax rate charged to Garfield Heights homeowners.
Rich Exner, data analysis editor for cleveland.com, writes about numbers on a variety of topics. Follow on Twitter @RichExner. See more data-related stories at cleveland.com/datacentral.
Previous real estate coverage
Cuyahoga County data by city, village, township: annual median home sales prices, 2007-2019.
Cleveland neighborhoods: annual median home sales prices, 2007-2019.
See 24 homes that sold for $1.4 million to $3.65 million in Cuyahoga County in 2019
Home sales database with details for all Cuyahoga County property transactions since 2007
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February 17, 2020 at 06:36PM
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Median home values in Cuyahoga County; plus tax bills on the typical house in each city, village - cleveland.com
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