A modern approach to citizen engagement suggests that some citizens appreciate the ability to interact with their local government in a digital environment, such as online access to services to; pay property taxes, research publicly available information, submit documents and forms, etc. That's where Engage™ comes in!
Thank you for visiting our website and for the opportunity to serve you and your needs.
Please contact us anytime - we are here to help!
A modern approach to citizen engagement suggests that some citizens appreciate the ability to interact with their local government in a digital environment, such as online access to services to; pay property taxes, research publicly available information, submit documents and forms, etc. That's where Engage™ comes in!
Thank you for visiting our website and for the opportunity to serve you and your needs.
Please contact us anytime - we are here to help!
The Assessor's office works alongside several other county offices to serve property owners. The links below will direct you to the appropriate office for common tasks related to your property.
The Assessor's office works alongside several other county offices to serve property owners. The links below will direct you to the appropriate office for common tasks related to your property.
During statewide reassessments, county and township assessors physically inspect each property to ensure that records are correct. Approximately 25% of the parcels in each jurisdiction will be reassessed each year, over a four-year time frame.
During a field inspection, personnel will attempt to make contact with the taxpayer to identify his/herself and explain their purpose for the visit. They will ask several questions to verify information about the interior of the property and request permission to inspect the exterior. If no one is home, personnel will proceed with their work, which includes an inspection of the front and rear of the property. When the inspection is complete, a door hanger will be left to inform the taxpayer that we were there. Photographs will also be taken during all inspections.
Each reassessment field inspector wears an ID badge. If a taxpayer is uncertain about the identity of a representative, please contact the St. Joseph County Assessor's Office for verification.
How Reassessment Works in IndianaDLGF guidance on Indiana's statewide cyclical reassessment process.
During statewide reassessments, county and township assessors physically inspect each property to ensure that records are correct. Approximately 25% of the parcels in each jurisdiction will be reassessed each year, over a four-year time frame.
During a field inspection, personnel will attempt to make contact with the taxpayer to identify his/herself and explain their purpose for the visit. They will ask several questions to verify information about the interior of the property and request permission to inspect the exterior. If no one is home, personnel will proceed with their work, which includes an inspection of the front and rear of the property. When the inspection is complete, a door hanger will be left to inform the taxpayer that we were there. Photographs will also be taken during all inspections.
Each reassessment field inspector wears an ID badge. If a taxpayer is uncertain about the identity of a representative, please contact the St. Joseph County Assessor's Office for verification.
How Reassessment Works in IndianaDLGF guidance on Indiana's statewide cyclical reassessment process.
IC 6-1.1-15-1.1
As a result of legislative changes that were passed in 2017, significant changes have been made to the appeal process. Taxpayers wishing to contest their assessment must now do so on the State prescribed form, Form 130. Form 133, which was previously used to contest assessments on objective grounds, has been eliminated. Taxpayers wishing to contest their assessment on objective grounds (for example, a garage that has been removed or too much square footage) should now do so using page 2 of Form 130. For further information, please visit the DLGF's website at http://www.in.gov/dlgf/ or contact our office directly.
For the assessment, January 1, 2026 Form 11's were mailed on April 27, 2026 and the filing deadline is June 15, 2026.
IC 6-1.1-15-1.1
As a result of legislative changes that were passed in 2017, significant changes have been made to the appeal process. Taxpayers wishing to contest their assessment must now do so on the State prescribed form, Form 130. Form 133, which was previously used to contest assessments on objective grounds, has been eliminated. Taxpayers wishing to contest their assessment on objective grounds (for example, a garage that has been removed or too much square footage) should now do so using page 2 of Form 130. For further information, please visit the DLGF's website at http://www.in.gov/dlgf/ or contact our office directly.
For the assessment, January 1, 2026 Form 11's were mailed on April 27, 2026 and the filing deadline is June 15, 2026.
The Property Tax Assessment Board of Appeals (PTABOA) is comprised of two appointments made by the City/County Council, one of whom must be certified by the Department of Local Government Finance as a Level II or III Assessor-Appraiser, unless waived. Three freehold appointments are made by the County Commissioners, one of whom must be certified by the Department of Local Government Finance as a Level II or III Assessor-Appraiser, unless waived. The County Assessor is the secretary. No more than three members may be from the same political party.
IC 6-1.1-28-1
| Board Member | Title | Appointing Authority | Term Start | Term End |
|---|---|---|---|---|
| Anthony Piraccini | President | Board of Commissioners | January 1, 2026 | December 31, 2027 |
| Connor McCarthy | Vice President | Board of Commissioners | January 1, 2026 | December 31, 2027 |
| Rosemary Mandrici | Member | County Council | January 1, 2026 | December 31, 2027 |
| Heather Merrill | Member | Board of Commissioners | December 23, 2025 | December 31, 2027 |
| Michael Dobson | Member | County Council | May 19, 2026 | December 31, 2027 |
Non-Voting Members
Michael Castellon – St. Joseph County Assessor, Certified Level III Assessor/Appraiser, Secretary to the Board
PTABOA Attorney
Frank Agostino
Meetings are held on the 4th Floor, Council Chambers, County-City Building, 227 W Jefferson Blvd, South Bend IN 46601.
What to Expect at PTABOA (PDF)The Property Tax Assessment Board of Appeals (PTABOA) is comprised of two appointments made by the City/County Council, one of whom must be certified by the Department of Local Government Finance as a Level II or III Assessor-Appraiser, unless waived. Three freehold appointments are made by the County Commissioners, one of whom must be certified by the Department of Local Government Finance as a Level II or III Assessor-Appraiser, unless waived. The County Assessor is the secretary. No more than three members may be from the same political party.
IC 6-1.1-28-1
| Board Member | Title | Appointing Authority | Term Start | Term End |
|---|---|---|---|---|
| Anthony Piraccini | President | Board of Commissioners | January 1, 2026 | December 31, 2027 |
| Connor McCarthy | Vice President | Board of Commissioners | January 1, 2026 | December 31, 2027 |
| Rosemary Mandrici | Member | County Council | January 1, 2026 | December 31, 2027 |
| Heather Merrill | Member | Board of Commissioners | December 23, 2025 | December 31, 2027 |
| Michael Dobson | Member | County Council | May 19, 2026 | December 31, 2027 |
Non-Voting Members
Michael Castellon – St. Joseph County Assessor, Certified Level III Assessor/Appraiser, Secretary to the Board
PTABOA Attorney
Frank Agostino
Meetings are held on the 4th Floor, Council Chambers, County-City Building, 227 W Jefferson Blvd, South Bend IN 46601.
What to Expect at PTABOA (PDF)The Department of Local Government Finance (DLGF), in partnership with the Indiana Business Research Center (IBRC) at Indiana University, created the below tax bill projection tools for Indiana taxpayers. These tools will allow the taxpayer to enter their property's assessed value and possible deductions to see a range of tax bill estimates.
The estimates provided by these tools are projections only and should not be taken as a statement of true tax liability.
For a list of Taxing Districts (Number/Name) by Township, please see this listing made available by the DLGF.
The Department of Local Government Finance (DLGF), in partnership with the Indiana Business Research Center (IBRC) at Indiana University, created the below tax bill projection tools for Indiana taxpayers. These tools will allow the taxpayer to enter their property's assessed value and possible deductions to see a range of tax bill estimates.
The estimates provided by these tools are projections only and should not be taken as a statement of true tax liability.
For a list of Taxing Districts (Number/Name) by Township, please see this listing made available by the DLGF.
Please take note of the instructions regarding the forms below:
Please take note of the instructions regarding the forms below:
Inheritance tax in the State of Indiana was repealed for individuals who died after Dec. 31, 2012. No inheritance tax returns have to be prepared or filed. No tax has to be paid. In addition, no Consents to Transfer personal property or Notice of Intended Transfer of Checking Account are required for those dying after Dec. 31, 2012. However, for individuals who died before January 1, 2013, inheritance tax returns are still required for those that exceed their exemption amount.
Effective April 1, 2016, all resident Indiana Inheritance Tax Returns (Form IH-6) for individuals who died prior to January 1, 2013 must be filed with the Indiana Department of Revenue, rather than the county courts.
For more information regarding the repeal of inheritance tax, view the letter the Indiana Department of Revenue issued here: inheritance.pdf. You can also visit the DOR's Inheritance Tax webpage, contact via email, or call 317-232-2154, Monday through Friday, 8:00 AM – 4:30 PM, Eastern Time.
Inheritance tax in the State of Indiana was repealed for individuals who died after Dec. 31, 2012. No inheritance tax returns have to be prepared or filed. No tax has to be paid. In addition, no Consents to Transfer personal property or Notice of Intended Transfer of Checking Account are required for those dying after Dec. 31, 2012. However, for individuals who died before January 1, 2013, inheritance tax returns are still required for those that exceed their exemption amount.
Effective April 1, 2016, all resident Indiana Inheritance Tax Returns (Form IH-6) for individuals who died prior to January 1, 2013 must be filed with the Indiana Department of Revenue, rather than the county courts.
For more information regarding the repeal of inheritance tax, view the letter the Indiana Department of Revenue issued here: inheritance.pdf. You can also visit the DOR's Inheritance Tax webpage, contact via email, or call 317-232-2154, Monday through Friday, 8:00 AM – 4:30 PM, Eastern Time.
The true tax value of mobile homes is assessed under IC 6-1.1-7 (other than mobile homes subject to the preferred valuation method under IC 6-1.1-439(b)) using The National Automobile Dealers Association Guide.
50 IAC 3.3-2-2
"Annually assessed mobile home" defined Sec. 2 — "Annually assessed mobile home" means a mobile home that: (1) has a certificate of title issued by the bureau of motor vehicles under IC 9-17-6; and (2) is not on a permanent foundation.
IC 9-17-1-0.5
Items requiring a title under IC 9-17 Sec. 0.5. The following are required to be titled under this article: (3) Manufactured or mobile homes that are: (A) personal property not held for resale; or (B) not attached to real estate by a permanent foundation.
50 IAC 3.3-2-3 — "Mobile Home" means a "dwelling" as defined in IC 9-13-2-103.2.
A "manufactured home" as defined in IC 9-13-2-96.
If you have any questions regarding Transferring/Moving permits, see the guidance offered by the Office of the St. Joseph County Treasurer.
The true tax value of mobile homes is assessed under IC 6-1.1-7 (other than mobile homes subject to the preferred valuation method under IC 6-1.1-439(b)) using The National Automobile Dealers Association Guide.
50 IAC 3.3-2-2
"Annually assessed mobile home" defined Sec. 2 — "Annually assessed mobile home" means a mobile home that: (1) has a certificate of title issued by the bureau of motor vehicles under IC 9-17-6; and (2) is not on a permanent foundation.
IC 9-17-1-0.5
Items requiring a title under IC 9-17 Sec. 0.5. The following are required to be titled under this article: (3) Manufactured or mobile homes that are: (A) personal property not held for resale; or (B) not attached to real estate by a permanent foundation.
50 IAC 3.3-2-3 — "Mobile Home" means a "dwelling" as defined in IC 9-13-2-103.2.
A "manufactured home" as defined in IC 9-13-2-96.
If you have any questions regarding Transferring/Moving permits, see the guidance offered by the Office of the St. Joseph County Treasurer.
Personal Property is a self-assessed valuation system whereby property owners are responsible for reporting all tangible personal property that is used in their trade or business, used for the production of income, or held as an investment that should be or is subject to depreciation for federal income tax purposes. Completed personal property returns must be received on or before Monday, May 15, 2023. Returns can be mailed to: St. Joseph County Assessor, 127 W Jefferson Blvd Flr 3, South Bend, IN 46601 and must be postmarked on or before May 15, 2023.
Personal Property exemption eligibility/notification SEA 233-2019
Indiana Senate bill 233 was passed amending IC 6-1.1-3-7.2 to allow an exemption from the tax for business owners filing under $80,000 in acquisition costs. Beginning with January 1, 2023 assessment date, a taxpayer is no longer required to file a personal property tax return if they have previously filed a return that claimed the exemption, unless or until the taxpayer no longer qualifies for the exemption. (IC 6-1.1-3-7.2(f) SEA-2002 Sec. 11)
Business owners shall report assets in the correct taxing unit where the property has tax situs.* The return must have an NAICS code which appears on the federal return. Individuals using Social Security numbers as Federal Identification numbers are only required to use the last four digits. Failure to file a return on or before the due date without a declared value or signature, not in the correct taxing unit, or without an NAICS code, will result in a penalty of $25.00 per Indiana code 6-1.1-37-7.
* See links below to access websites for required information.
The Indiana Department of Local Government Finance (DLGF) has a new online service portal to file business personal property filings, and can be found here.
To look up your taxing district go to https://budgetnotices.in.gov/
NAICS codes look up go to https://www.census.gov/naics/
Please contact our office at (574) 235-9523 or personalproperty@sjcindiana.gov if you have any further questions.
Personal Property is a self-assessed valuation system whereby property owners are responsible for reporting all tangible personal property that is used in their trade or business, used for the production of income, or held as an investment that should be or is subject to depreciation for federal income tax purposes. Completed personal property returns must be received on or before Monday, May 15, 2023. Returns can be mailed to: St. Joseph County Assessor, 127 W Jefferson Blvd Flr 3, South Bend, IN 46601 and must be postmarked on or before May 15, 2023.
Personal Property exemption eligibility/notification SEA 233-2019
Indiana Senate bill 233 was passed amending IC 6-1.1-3-7.2 to allow an exemption from the tax for business owners filing under $80,000 in acquisition costs. Beginning with January 1, 2023 assessment date, a taxpayer is no longer required to file a personal property tax return if they have previously filed a return that claimed the exemption, unless or until the taxpayer no longer qualifies for the exemption. (IC 6-1.1-3-7.2(f) SEA-2002 Sec. 11)
Business owners shall report assets in the correct taxing unit where the property has tax situs.* The return must have an NAICS code which appears on the federal return. Individuals using Social Security numbers as Federal Identification numbers are only required to use the last four digits. Failure to file a return on or before the due date without a declared value or signature, not in the correct taxing unit, or without an NAICS code, will result in a penalty of $25.00 per Indiana code 6-1.1-37-7.
* See links below to access websites for required information.
The Indiana Department of Local Government Finance (DLGF) has a new online service portal to file business personal property filings, and can be found here.
To look up your taxing district go to https://budgetnotices.in.gov/
NAICS codes look up go to https://www.census.gov/naics/
Please contact our office at (574) 235-9523 or personalproperty@sjcindiana.gov if you have any further questions.
The owner of the property who wishes to obtain an exemption must file State Form 9284 / Form 136 with the County Assessor. The owner must provide all information requested on the application and accompanying information sheet. There is no filing fee.
This application/form must be filed on or before April 1 of the assessment year and must be re-filed every even year unless the exempt property is owned, occupied, and used for educational, literary, scientific, religious, or charitable purposes and continues to meet the requirements of IC 6-1.1-10-16 or IC 6-1.1-10-21, or is owned by a fraternity or sorority and continues to meet the requirements of IC 6-1.1-10-24. An application should be filed in any year in which an appeal to the Indiana Board of Tax Review or to a court for an exemption determination on the property is pending from any preceding year.
Notification - Exemption AuditOfficial notification regarding the St. Joseph County exemption audit process.
The owner of the property who wishes to obtain an exemption must file State Form 9284 / Form 136 with the County Assessor. The owner must provide all information requested on the application and accompanying information sheet. There is no filing fee.
This application/form must be filed on or before April 1 of the assessment year and must be re-filed every even year unless the exempt property is owned, occupied, and used for educational, literary, scientific, religious, or charitable purposes and continues to meet the requirements of IC 6-1.1-10-16 or IC 6-1.1-10-21, or is owned by a fraternity or sorority and continues to meet the requirements of IC 6-1.1-10-24. An application should be filed in any year in which an appeal to the Indiana Board of Tax Review or to a court for an exemption determination on the property is pending from any preceding year.
Notification - Exemption AuditOfficial notification regarding the St. Joseph County exemption audit process.
Record cards can be searched, located, and printed online through a parcel search by clicking here.
Residents of Penn Township should contact the Penn Township Assessor. Contact information is available by clicking here.
The Indiana Department of Local Government Finance (DLGF) offers extensive information regarding current legislation and tax policy. DLGF Overview
The term "Improvement" refers to your house, structure, or other improvements to the raw land. These are not necessarily improvements that have been added during the current year.
For more information on the Notice of Assessment of Land and Improvements (Form 11), visit the Department of Local Government Finance (DLGF).
Assessed values are established as of January 1 of the tax year. To determine a property's value on that date, sales data from the prior year is analyzed.
Ratio studies are conducted to ensure uniformity and equity in a mass appraisal system. For more information, visit DLGF.
Real property in Indiana is assessed at Market Value in Use. Distress sales such as tax, foreclosure, or short sales are typically not representative of market value.
Please see the first paragraph on the following webpage: Tax Bill 101.
If the Form 11 Notice of Assessment is mailed before May 1, the filing deadline is June 15 of that year.
If the Form 11 is mailed after April 30, the filing deadline is June 15 of the year that tax statements are mailed.
Indiana Code reference: IC 6‑1.1‑15‑1.1
Contact your County or Township Assessor for the status of active appeals.
Assessed values reflect market conditions and are trended annually. Actual taxes may vary based on approved tax rates, referendums, or individual property circumstances.
Assessed values fluctuate with the market. An arm's‑length sale is a significant factor in determining market trends and may affect future assessed values.
Sales information can be obtained here, or at the Department of Local Government Finance website by clicking here.
During reassessment, field agents inspect the exterior of properties and may interview owners for interior information. If no one is available, a door hanger is left to document the visit.
Assessors may inspect properties during statewide reassessments to verify structural characteristics and ensure accurate valuations.
For general recording questions, please click here.
State tax lien questions should be directed to the County Clerk's Office.
Federal tax lien questions should be directed to the County Recorder's Office.
Probate and estate filings should be directed to the Probate Court Clerk.
If you live within a city or town, contact the municipality. If you live outside municipal boundaries, contact the Area Plan Commission.
Record cards can be searched, located, and printed online through a parcel search by clicking here.
Residents of Penn Township should contact the Penn Township Assessor. Contact information is available by clicking here.
The Indiana Department of Local Government Finance (DLGF) offers extensive information regarding current legislation and tax policy. DLGF Overview
The term "Improvement" refers to your house, structure, or other improvements to the raw land. These are not necessarily improvements that have been added during the current year.
For more information on the Notice of Assessment of Land and Improvements (Form 11), visit the Department of Local Government Finance (DLGF).
Assessed values are established as of January 1 of the tax year. To determine a property's value on that date, sales data from the prior year is analyzed.
Ratio studies are conducted to ensure uniformity and equity in a mass appraisal system. For more information, visit DLGF.
Real property in Indiana is assessed at Market Value in Use. Distress sales such as tax, foreclosure, or short sales are typically not representative of market value.
Please see the first paragraph on the following webpage: Tax Bill 101.
If the Form 11 Notice of Assessment is mailed before May 1, the filing deadline is June 15 of that year.
If the Form 11 is mailed after April 30, the filing deadline is June 15 of the year that tax statements are mailed.
Indiana Code reference: IC 6‑1.1‑15‑1.1
Contact your County or Township Assessor for the status of active appeals.
Assessed values reflect market conditions and are trended annually. Actual taxes may vary based on approved tax rates, referendums, or individual property circumstances.
Assessed values fluctuate with the market. An arm's‑length sale is a significant factor in determining market trends and may affect future assessed values.
Sales information can be obtained here, or at the Department of Local Government Finance website by clicking here.
During reassessment, field agents inspect the exterior of properties and may interview owners for interior information. If no one is available, a door hanger is left to document the visit.
Assessors may inspect properties during statewide reassessments to verify structural characteristics and ensure accurate valuations.
For general recording questions, please click here.
State tax lien questions should be directed to the County Clerk's Office.
Federal tax lien questions should be directed to the County Recorder's Office.
Probate and estate filings should be directed to the Probate Court Clerk.
If you live within a city or town, contact the municipality. If you live outside municipal boundaries, contact the Area Plan Commission.