Community Reinvestment Area (CRA)

When you build a new home or invest in renovations, your property taxes will likely increase.  The City of Blue Ash’s Residential Property Tax Abatement makes it possible for property owners in R-3 zoning districts surrounding downtown Blue Ash to minimize the taxes they pay.  Property tax abatement is available for any increased valuation that results from improvements to the property for new construction and renovation project of at least $50,000 in cost.  For a single-family home, 100% of the increased valuation is abated (allowing owners to pay taxes just on the pre-improvement value) and for multi-family homes, 50% of the increased valuation is abated for a period of 8 years.  Tax abatement benefits stay with the property the entire length of the abatement and transfer to any new property owner within the approved time period.  Only owner-occupied properties qualify for the program. 

Note: As of March 30, 2018 the Hamilton County Auditor's office has changed it's process for the timing of the abatement.  The term of the abatement shall commence as soon as any value attributable to the abated improvement is placed on the tax record.  This means that the abatement period would begin when partial or full valuation is placed on the tax record.  This change will start with tax year 2017, payable in 2018.

The Residential Property Tax Abatement Program aims to:

•Stimulate Community Revitalization in Aging Neighborhoods

•Retain City Residents

•Attract Homeowners

•Reduce Development Costs for Home ownership

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Approval

All, owner-occupied, single-family homes and condominiums within the City of Blue Ash’s R-3 residential zoning districts surrounding downtown (see map below) undergoing new construction or rehab, may apply for the tax abatement program. A minimum of $50,000 must have been spent on eligible activities. The Hamilton County Auditor's Office determines the abatement amount based on the type of improvements.

An increase or decrease in taxes during the abatement period may result when voted changes in tax rates, state-mandated reappraisals or updates reflecting neighborhood trends are adopted.
 

An annual exterior inspection is required for all new and existing tax abatements to ensure that the property is being properly maintained.  New tax abatement applications may be subject to an exterior inspection prior to final approval by the Department of Community Development.  If building code violations are observed, the application will be denied.  Properties with current abatements will have their tax abatement revoked if violations are placed against the property and the violations are not promptly resolved.

Please allow four weeks for the City of Blue Ash to respond to your application.  Once the City has qualified the property for the program, your application will be forwarded to the Hamilton County Auditor’s Office for certification and valuation.  A letter from the Hamilton County Auditor's Office will be received after the Auditor's appraisal has been completed. This could take several months.

For more information, contact the Assistant City Manager Kelly Harrington at 513-745-8503 or kharrington@blueash.com.

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Eligibility

Real property must be within the City of Blue Ash’s R-3 residential zoning districts surrounding downtown Blue Ash.

Owner-occupied single family and multi-family homes.

The renovation abatement is 100% (single-family) of the property’s increased value and 50% (multi-family) for a period of 8 years.

It should be noted that some types of remodeling do not increase taxable value. Improvements to the house itself, garage, in-ground pool, decks and patios qualify for abatement. Any improvement for making a building more structurally sound, more habitable, or for improving the structure is eligible.

Roofing, vinyl siding, windows, gutters and painting may improve the condition of the house but may not increase the taxable value of the property. Landscaping, retaining walls, driveways and the like do not qualify for the abatement.

For example, if the owner of a $100,000, single-family home makes $50,000 in taxable improvements, the owner is only responsible for taxes based on the home's value prior to improvements, plus or minus changes due to reappraisals, triennials, and/or tax levies for a period of 8 years.
 

CRA Application in Word Format and PDF

CRA Map Overview 

CRA Map - Close up view

(Note: In some instances such as Hunt and Kenwood Roads, only one side of the street is eligible.  Please call 745-8500 for clarification.)