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In a year when crop prices are low and it has been very dry in our area the last three months, seeing an unexpected increase in Current Agricultural Use Value (CAUV) can be an unwelcome surprise for Coshocton County farmers. Such is the case for our local farmers enrolled the CAUV program.

CAUV values have been updated for Coshocton County by the state Department of Taxation for tax year 2024. All CAUV soils increased from a low of 77.01% (previous value $1,870 to a new value of $3,310) on the soil of Euclid Silt Loam (EuA) to a high of 420.00% (previous value $350 to a new value $1,820) on the soil of Chili-Urban (CgA). What is happening is that CAUV values are increasing because of higher grain prices in the past.

The state Department of Taxation determines the new CAUV values by using a formula with the following components:

Yield Info (of the soil type), cropping pattern, crop prices, non-land production costs & capitalization rate

The purpose of CAUV is to reduce the taxable valuation of land used for commercial agriculture by basing the value on the potential agricultural production of the land rather than the market value or development potential of the land.

“We are seeing land prices in some areas of the county running between $10,000 to $20,000 per acre. But the highest CAUV is still well below this price range at $3,580 per acre”, said Coshocton County Auditor Grant K. Daugherty.

Despite the large increases in the county’s CAUV values, there is still a sizable savings in property taxes in the CAUV program.

What does this mean for your property taxes for 2025? There will be some increase, but how much is not known at this time. We will have clearer picture about this information after the November election, because of the property tax levies on the ballot.

For an estimate of your property taxes, property owners can go to the auditor’s web page and at the top, click on “Property Search” and then either click “Owner Name” or “Address.” Put in the required information and this will take you to the auditor’s profile page. On the left-hand side toward the bottom is the Tax Estimator. Put in your property value and it will give you an estimate of what your property taxes will be before any credits are applied.

If you have any questions about your CAUV values, please contact the auditor’s office at 740-622-1243, Monday-Friday 8 a.m. to 4 p.m.

There is no pathway to appeal a CAUV value at the county level. The soil value is determined by the state Department of Taxation and an appeal is a legal hearing process through the state Board of Tax Appeals.

Article submitted by Coshocton County Auditor’s Office