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The Assessor’s Office is responsible for estimating the market value in use for each parcel of real property in the county. Currently, Randolph County has over 18,000 parcels. The State of Indiana determines the procedures, rules, and regulations that all 92 countries must adhere to in the development of estimates of market values in use. The estimate of value in use becomes the assessed value (AV). An assessed value is determined for each parcel on an annual basis.

The Assessor’s Office in addition to determining assessed values for real estate is responsible for the development of Business Personal Property assessed values. Randolph County has approximately 7,000 business personal property parcels of which nearly 5,450 have received either an abatement, are exempt due to Religious/Charitable status, or are now below the 80,000 Acquisition Cost threshold.

  • The County maintains a Geographic Information System (GIS) with a wealth of information including an aerial view of your property and access to property card data.
  • Did you know that the Assessor's Office provides Sales Data on ALL valid vacant AG Land Sales in the county?
  • Do you want to know what the Average Vacant AG Land Sale Price, per acre, in Randolph County is or where the rates fall per TWP? - Average Vacant AG Land Sale Price (Remodel almost done)
  • Did you know that the Assessor's Office provides data on ALL sales within the County?
  • Want to know what the Average Sale Price is in your taxing unit or TWP? - Average Sale Price in Taxing Unit (TWP) (Remodel almost done)

Regardless of the type of property being assessed, The Assessment date is January 1st of every year.  This means if you tear something down, sale a piece of property (personal) or build or buy something new something new, after the 1st of the year, the value will not change until January 1 the following year. There are, however, exceptions as it relates to Natural Disasters.  If you have any questions as to what applies, please contact us and we will walk you through the process.


  • What is personal property?

    Any tangible property that is not real estate.

  • What should I do if I removed a building from my property?

    If you have removed a structure from a specific parcel, the best practice is to notify the Assessor's Office by submitting an Affidavit of Destroyed or Removed Property (Form 135). This notification, albeit in person, or by email will result in a physical review of the said parcel. If you obtained the required permit, we may or may not be informed promptly; so, it is in your best interest to inform us as soon as possible.

    It must also be noted that ANY destruction of a structure on YOUR property is YOUR responsibility to report. Fire Departments or Police are under NO obligation to report these matters and therefore, we would not be aware that a structure had been damaged by fire, etc. until you file an appeal based on the said damage. Failure to notify the Assessor's Office is not a justifiable reason for appeal.

    It must also be noted that this review will not only verify the removal of said structure but will also cause the review of the entire parcel to ensure that the data listed for the said parcel is correct.

    Any changes based on the damage and or destruction shall not be retroactive but rather will be effective on January 1 of the following year based on the date Form 135 is submitted and will not affect the current assessment.

  • How is Personal Property different from Real Estate?

    Personal Property is movable – can be relocated. Real Estate includes the land and appurtenances to the land that are not Personal Property.

  • What are improvements on real estate?

    The word "Improvement" simply refers to any and all structures on the land, not considered personal property. It does not refer to any maintenance performed, remodel, additions, or removals.

    Examples include but are not limited to:

    • Dwellings
    • Detached Garages
    • Barns
    • Gazebos
    • Sheds (even if on sleds)
    • Grain Bins (Dryers, legs, and augurs are considered Personal Property and are not part of the overall value of the Grain Bin)
    • Pools (Include Above-Ground and Inground models as well as decks and patios/aprons surrounding the pool)
    • Basketball / Tennis Courts
    • Decks, Patios
    • ANYTHING that sits on the ground is considered an improvement to the Land.
  • What am I being assessed on besides my house I live in?

    Your assessment is based on ALL structures and land associated with a specific parcel. Each parcel is associated with a unique ID or Parcel Number. Whatever is located within the confines of the deeded dimensions of said parcel, will be assessed to that parcel.

    Any structure or piece of equipment associated with or assessed as Personal Property is NOT included in a Real Estate Assessment.

  • How is the amount of property tax I owe determined?

    Though it may seem to be a simple answer, it is not. The calculation of a particular parcel tax liability has many moving factors which include but are not limited to:

    • Assessed Value as of 1 January the year prior to taxes due
    • Local Budgets
    • Bonds or Levy attached by the County and Local Fiscal Bodies
    • Tax Caps
    • Deductions, each applied according to the qualifications of the taxpayer
    • Tax Rates set forth by the State of Indiana are based on the Budgetary requirements of each taxing unit

    The State of Indiana in conjunction with the Indiana Business Research Center has created a calculator for taxpayer use. This calculator can be found here. It must be noted that 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.

  • Can I check the real estate sales for the past couple years?

    Yes, the sales disclosures for the past 5 years are available in the Assessor’s office. In addition, sales data is also available on the Randolph County GIS System.

  • How do I appeal my assessment?

    Visit the Assessment Appeals Process service page for detailed information.

  • When is personal property assessed during the year?

    Personal property values are assessed on January 1 of every year and are self-reported by property owners to assessors using prescribed state forms. The completed personal property return can be submitted beginning January 1 however, must be filed, or post-marked, with the assessor no later than May 15.

    Metered mail will not be accepted as a postmark verification.

    For Personal Property being assessed Prior to December 31, 2019, Taxpayers with less than $20,000 in total acquisition costs for Business Personal Property are required to file an annual personal property return stating that the taxpayer’s business personal property is exempt from taxation for the applicable assessment date. For Personal Property being assessed After December 31, 2021, Taxpayers with less than $80,000 in acquisition costs for Business Personal Property, in the county, are required to file an annual personal property return stating that the taxpayer’s business personal property is exempt from taxation for the applicable assessment date.

    Failure to file the annual forms will result in late fees. The $80,000 is not a deduction to lower your tax liability. If you have acquisition costs that exceed either limit, your filings will remain as normal

    If you have any questions or clarification if you qualify, please contact the Assessor's Office for details at 765-584-2427

  • How do you determine the value of my house?

    In valuing a structure, the Assessor takes into consideration the outside measurements by performing a physical site review, the type of construction, the year built, any modifications to the structure, and the overall condition.

    After all data is gathered, the Assessor applies the State mandated Cost Tables, verifies the effective year, and applies applicable depreciation which results in the Replacement Cost New Value. That value is then adjusted based on the Market Trend, by neighborhood, established based on the sale of properties in the neighborhood compared to the type of structure being assessed. This means if you have a residential structure, it is compared to sold residential structures in your neighborhood, not commercial, and vice versus

    The land is valued separately and takes into consideration such things as location, use, and home site value as well as road and water frontage and any Right-of-Way associated with the land.

    The Assessor's Office will consider the actual cost IF THE INFORMATION IS PROVIDED! Supplying invoices of all materials, and quotes on construction/land prep are all helpful in ensuring we have applied the correct cost. If you claim self-built, you will be required to provide a certified letter stating the hours worked on the project including the number of all those who helped in the construction.

    This data is then sent to the Department of Local Government and Finance for review. Once the State approves the values, it is then passed onto the Auditor for taxation purposes.


George Caster

County Assessor,

Director of valuations

Indiana State Level III Assessor/Appraiser
(765) 584-2907

Shari Caster

Director of Personal Property and Sales
(765) 584-2427

Brittney Burns

Director of Data Maintenance and Budgeting
(765) 584-2427

Linsey Johnting

Office Manager, Deputy Valuation Officer,

PTABOA Secretary

(765) 584-3309

Office Information

(765) 584-2427


Room #104

Mailing Address

County Assessor
100 S Main St. Room 104
Winchester, IN 47394