Home › Guides › Ohio cities › South Middletown
Butler County · South Middletown, OHSouth Middletown, OH property taxes. Values cooled. Check yours.
In January 2026, the typical home in South Middletown was worth about $131,000, 3.6% below the April 2025 peak of $136,000. If your assessment still reflects peak-era prices, a complaint may be worth filing.
Check my South Middletown home for free →
What South Middletown home values did
South Middletown values peaked in April 2025 and were 3.6% lower by January 2026. In the year to January 2026, they fell 2.8%. That's weaker than Butler County as a whole (+3.4%).
Values have been roughly flat since January, through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $93,000 | +21.5% |
| January 2022 | $107,000 | +14.9% |
| January 2023 | $108,000 | +0.4% |
| January 2024 | $125,000 | +16.6% |
| January 2025 | $135,000 | +7.3% |
| January 2026 | $131,000 | -2.8% |
| August 2026 (latest) | $130,000 | -0.3% since January |
Peak since 2021: $136,000 in April 2025. January 2026 was 3.6% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical South Middletown home lost 2.8% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the county auditor should be able to explain it.
How South Middletown compares nearby
Among 10 Butler County places, South Middletown has the 1st largest drop from its peak and the 10th highest typical value. Statewide, its 1-year change ranks 47th of 935 Ohio places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Hamilton | $302,000 | +3.6% | At peak |
| Middletown | $259,000 | +2.8% | At peak |
| West Chester | $418,000 | +3.8% | At peak |
| Fairfield | $280,000 | +3.4% | At peak |
| Oxford | $339,000 | +2.3% | At peak |
| Trenton | $282,000 | +3.0% | At peak |
| Monroe | $351,000 | +3.3% | At peak |
| Okeana | $456,000 | +4.1% | At peak |
| New Miami | $149,000 | +4.9% | At peak |
| South Middletown | $131,000 | -2.8% | -3.6% |
Deadline and where to file
South Middletown values are set by the local county auditor. File a complaint with the county auditor on or before March 31 of the year after the tax year, or the date collection of first-half taxes closes, whichever is later. Complaints can be filed starting January 1. By mail, the postmark counts as the filing date.
Reading this in fall 2026? The window for tax year 2025 closed March 31, 2026. The next window opens January 1, 2027 and closes March 31, 2027 (or the close of first-half collection, whichever is later) for tax year 2026. Gather your evidence over the winter and file early in 2027.
The Butler County guide covers the full Ohio complaint process: forms, fees, hearing levels and what happens next.
Building a South Middletown case
The numbers above describe the typical South Middletown home, not yours. South Middletown is part of the Cincinnati metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Photos and repair estimates help if damage or condition lowers value.
Get your South Middletown appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Ohio complaint. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Ohio forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Ohio Revised Code 5715.19 (complaint filing, effective March 20, 2026), Ohio Revised Code 5717.01 (appeal to Board of Tax Appeals, 30 days), Ohio Department of Taxation: DTE Form 1, Ohio Department of Taxation: Reappraisal and update schedule. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.