Compare completed sales of land with a use like yours. Then read the labels on the county record. Coshocton County shows values used for different tax purposes, and they are not all the same number. Farm-use enrollment also needs attention when ownership changes. Gather the parcel record, farm papers and road rights before deciding which offer works best.
Find your parcel and check when the record was updated
The Auditor’s real-estate search page links the county property search. You can search by owner, address or parcel number. Use the land ID from your tax bill when a street address does not find the right tract.
The county asks users to check the record’s last-updated date. A recent sale or change may not show yet. Save that date with the record, then match the owner, acres and description to your deed.
For a closing, the county says to confirm tax figures with the Treasurer. A screen print is a useful starting point. Ask for the current amount due before subtracting taxes from an offer.
If the sale would include several parcels, list each one. Check whether the price or taxes belong to a single parcel or the whole group. This can prevent a wrong price-per-acre calculation.
Read appraised, taxable and farm-use values separately
The county’s tax-bill guide explains the labels. Appraised value is the county’s opinion of market value. Taxable value is 35% of appraised value. It is part of the tax calculation, not a separate cash offer.
The guide also says that improvements means buildings. Check whether the value includes a house, barn or other structure before comparing it with vacant land.
CAUV means Current Agricultural Use Valuation. It is a farm-use tax program. A CAUV value on the bill shows that the land has a tax reduction under that program. It is not proof of what a buyer will pay.
Make three labeled notes: county appraised value, taxable or farm-use value, and prices from completed sales. Don’t choose the smallest number just because it looks official. Each number answers a different question.
Give the buyer the farm-program papers early
The county’s CAUV page says an ownership change calls for a new application. The program also has yearly renewals. Ask the Auditor how the buyer’s planned use and the sale date fit those steps.
Have your current application and renewal papers ready. If timber use is part of the enrollment, include any forest-management plan. The county lists a written management plan or timber-business tax record among its timber documentation.
Ask whether your plan could bring recoupment charges. These are taxes added back after removal from the program. Don’t assume that a buyer can keep the reduction without meeting the rules.
For a partial sale, mark the acres you want to sell and keep. Ask the Auditor how the change affects both pieces. Share the written answer with the person preparing the closing. Your goal is to learn about costs before they become a surprise.
Use actual sales, not a neighbor’s tax value
The county’s Board of Revision guide makes a useful distinction. It looks at similar sales and other value evidence. A neighbor’s tax value alone does not prove your land’s value. The guide also treats sheriff, bank and short sales differently from ordinary sales for tax-value review.
For your selling notes, separate an ordinary sale from a pressured sale. An ordinary sale is between a willing buyer and seller who are not forced to act. A low auction result may tell a different story from a normal listing sale.
Check these points for each possible match:
- The sale date, total price and acres actually included.
- Whether buildings, equipment or other parcels were part of the deal.
- The written road rights and a usable way to enter the land.
- Whether the land is farm ground, woodland or a home site.
- Any missing record that makes the comparison uncertain.
Keep the deed or sale record behind each note. If one price covers several parcels, don’t count it again for each land ID. Choose fewer clear matches over a long list you can’t explain.
Compare the ground a buyer can actually use
Think about what your likely buyer needs. A farmer may care about the field shape, soil and equipment access. A home buyer may care about a practical driveway, water and space for a wastewater system. A woodland buyer may ask about trails and timber records.
Make a simple map note showing the open ground, woods and road entrance. Add any lease or written crossing right you know about. Ask about a planned use before calling land ready to build on. Trees or a mowed spot do not prove that approval.
If a buyer would need site work, get a local estimate rather than guessing a cost per acre. Keep known costs separate from items you still need to check. This gives you a better reason to explain why one sale fits and another does not.
Compare the money you keep from each offer
Write down the total offer and the land included. Then ask who pays survey, closing and cleanup costs. Add the current tax amount and any confirmed farm-program charge. Mark uncertain items so you can ask about them.
Next, record the buyer’s review period. Does the buyer need a loan, a new lot split or a site approval? Could the price change after a review? Read those terms before comparing two offers with the same headline price.
Use our land-offer comparison sheet to keep the offers side by side. For a direct-sale discussion, tell us about your land. Start with the land ID, acres and what you know about access. Farm-use or timber papers can help us understand the tract.
Questions About Coshocton County Land Value
Is taxable value the same as my land’s sale value?
No. Coshocton County’s tax guide says taxable value is 35% of appraised value. Keep that tax number separate from actual completed sale prices.
Does the buyer automatically keep my CAUV tax reduction?
Don’t assume so. The county says an ownership change needs a new application. Ask the Auditor about the buyer’s planned use, paperwork and timing before closing.
Why should I check the property record’s update date?
The Auditor says changes after the listed date will not show yet. Save the date with your notes. Confirm tax amounts with the Treasurer when using them for a closing.
Is a nearby auction a good price match?
It may be a weak match if the seller was under pressure or the land had different terms. Keep it separate from ordinary sales and check what the buyer actually received.