The Office of the Wells County Assessor is responsible for accurately and uniformly determining the market value in the use of every property in the county. This is achieved by using three approaches to value: Cost, Income, and Sales Comparison. The State now requires annual adjustments of assessments to reflect changes in the market. We encourage you to contact us with any questions or concerns regarding your assessment.
During statewide reassessments, our field assessment team physically inspects each property to ensure that records are correct. Inspections accomplish the gathering of data to value the property. For example, does the property still have a free-standing garage and an in-ground pool? Is the building on this property still 1,500 square feet or has it increased or decreased in size? By confirming this information, assessors can ensure properties are uniformly valued. Assessing officials will re-assess approximately 25% of the parcels in their jurisdiction each year over a four-year time frame.
The Indiana Legislature has revised the appeal process for taxpayers and Assessors. The taxpayer has the right to appeal the assessed value reported on Form 11 (Notice of Assessment of Land and Structures) up through June 15th of the year the Form 11 is dated. The filing of an appeal initiates a review of the property and constitutes a request by the taxpayer for a preliminary informal meeting with the Assessor.
The Assessor will hold an informal hearing with the taxpayer to resolve as many issues as possible. Not later than 10 days after the meeting, the Assessor must forward results of the preliminary meeting to Auditor and the Property Tax Assessment Board of Appeals (PTABOA). If no agreement is reached, the PTABOA must hold a hearing within 180 days of the filing of appeal. PTABOA must give the taxpayer 30 days notice of the hearing date. The taxpayer may request a continuance at least 20 days before the hearing date. PTABOA must rule on continuance within 10 days of the request. The taxpayer may request action without his presence or withdraw a petition at least 8 days before the hearing. A PENALTY OF $50 WILL BE ASSESSED AGAINST THE TAXPAYER OR REPRESENTATIVE FOR AN UNEXCUSED FAILURE TO APPEAR AT THE HEARING PER PARCEL.
During the PTABOA hearing the taxpayer may present his/her evidence of disagreement. The Assessor must present the basis for the assessment decision and refute the taxpayer’s evidence. No appraisal is required by the taxpayer.
The Taxpayer may appeal the PTABOA action to the Indiana Board of Tax Review (IBTR). The taxpayer must file the Form 130 (Petition to IBTR for Review of Assessment) within 45 days of the date of the PTABOA decision mailing a copy of the petition to all parties involved.
PTABOA Board
Judy Affolder – appointed by County Council 12/31/2025 to 12/31/2027
Ben Beer – appointed by County Commissioners 12/16/2024 to 12/16/2027
Nathan Schrock - appointed by County Commissioners 12/16/2024 to 12/16/2025
Senate Bill 1 and House Bill 1427 changed the threshold for the Business Personal Property Exemption from $80,000 to $2,000,000 for 2026. So, starting January 1st, 2026 the Indiana Legislature exempts any taxpayer from filing a Business Personal Property Return if the COST of all business personal property owned in Wells County, as of January 1 is less than $2,000,000.
It also discontinued the Personal Property Online Portal (PPOP-IN) beginning in 2026, and changed the 30% floor for new equipment placed in service after January 1, 2025. For more information, view the DLGF Memo 2025 Legislation Affecting Assessment Matters.
Business tangible personal property is the value of all property besides real estate that is used in your business or organization. It includes equipment used in the production of income or held as an investment; billboards; foundations for the equipment; and all other tangible property other than real property. Computer application software is considered an intangible asset and is not assessable. Inventory is no longer taxed. Licensed motor vehicles, trailers, motorized boats, most airplanes, campers, recreational vehicles, and other registered vehicles that are subject to excise tax collected at the time of licensure by the Indiana Bureau of Motor Vehicles are not subject to personal property tax.
If a person fails to file the required property return on or before the due date, the county auditor shall add a penalty of twenty-five dollars ($25) to the person's next property tax installment. The county auditor shall also add an additional penalty to the taxes payable by the person if the person fails to file the personal property return within thirty (30) days after the due date. The amount of the additional penalty is:
(1) the lesser of ten percent (10%) of the taxes finally determined to be due with respect to the personal property which should have been reported on the return or ten thousand dollars ($10,000) if the return is filed on or before November 15 of a year; or
(2) the lesser of twenty percent (20%) of the taxes finally determined to be due with respect to the personal property which should have been reported on the return or fifty thousand dollars ($50,000) if the return is filed after November 15 of a year.
IC 6-1.1-37-7
All business tangible property is also to be filed at this time. Leased property is included in these filing requirements. If the taxpayer has leased equipment in their possession or own property that has been leased to someone else, they must report this on a Form 103-N or 103-O.
Churches and religious societies that filed business personal property tax for five years and who were exempt for 5 years will not have to file personal property returns going forward, unless there is a change in ownership or there are changes resulting in the Personal Property no longer being eligible for an exemption. As added by P.L.80-2014, SEC.1. Amended by P.L.249-2015, SEC.3; P.L.199-2016, SEC.1; P.L.273-2019 SEC.2; P.L.153-2021, SEC.1; P.L. 137-2022, SEC.11.
The exemption is automatic—AND—the taxpayer is NOT required to file a Form 103 with the Wells County Assessor.
Per IC 6-1.1-2-1.5, the assessment date for Personal Property is January 1st and the filing is due May 15th each year. Amended returns are allowed within twelve months from the date of the original return. Only timely filed original returns can be amended per IC 6-1.1-3-7.5.
https://gateway.ifionline.org/TaxDistrictLookUp/LookUp.aspx
Application for exemption must be filed before April 1 of the assessment year with the county assessor. The application must be re-filed every even year unless: (1) the exempt property is owned, occupied and used for educational, literary, scientific, religious or charitable purposes; (2) the property continues to meet the requirements of IC 6-1.1-10-16 or IC 6-1.1-10-21; and (3) an application was properly filed at least once in accordance with these statutes.
Form 136: Application for Property Tax Exemption
Predominate Use Worksheet Any exempt applicant with improvements on real estate must file this form with the Form 136.
Affidavit of Parsonage Any religious organization filing for exemption on Form 136 must file this form.
The Wells County Property Tax Assessment Board of Appeals (PTABOA) will hold a meeting on Monday October 6, 2025. It will be in the Commissioner’s room in the Courthouse Annex at 223 W Washington St. Bluffton, Indiana beginning at 9:00 am. The Board will consider properties that have been appealed for the 2025 pay 2026 tax year.
Upon completion of the business at hand, the Board will recess sine die until the next scheduled meeting.
This is an open meeting unless private financial information of the appellant is being presented.
PTABOA Board
Judy Affolder – appointed by County Council 12/31/2025 to 12/31/2027
Ben Beer – appointed by County Commissioners 12/16/2024 to 12/16/2027
Nathan Schrock - appointed by County Commissioners 12/16/2024 to 12/16/2025
Once the budgets for local units are certified, anyone interested in estimating their property tax bill may do so using the DLGF’s online property tax calculator at http://www.in.gov/dlgf/4932.htm. Individuals will need their property’s assessed value, deductions, and taxing district to use the tool. The ESTIMATES provided are PROJECTIONS ONLY and SHOULD NOT be taken as a statement of true tax liability, which is determined by the county.
Visit the Department of Local Government Finance website for current forms here.
Click the forms below to view the PDF version. Right click to download.
Procedure for Appeal of Assessment Effective October 1, 2020.
Form 130: Taxpayer’s Notice to Initiate an Appeal
FORM 131: Petition to the Indiana Board of Tax Review
FORM 133: Petition for Correction of Error
FORM 135 : Affidavit of Destroyed or Removed Property
* Visit www.salesdisclosuresonline.com to access previously filed forms. Click on the SEARCH option on the left hand side.
* To search for only Wells County data scroll down and click the plus (+) sign next to PROPERTY DETAILS. You will then be able to choose Wells County along with other details you may want to include for your search.
For all other forms please visit the state web site at www.in.gov/dlgf and follow the link to DLGF Forms.
