The annual tax figure on a Chandler listing looks precise. A buyer sees a number to the dollar, adds it to an estimated payment, and moves on to the next house.
That number is a record of the seller's tax year. Warrick County figures the tax for whoever owned the home on January 1 and bills it the following year in two installments, so the bill attached to a listing today is for an earlier assessment year. It also reflects the seller's homestead status, the seller's deductions and the seller's taxing district. In the Chandler area that last item matters a lot, because Chandler-area homes fall into four different district rates.
The bill on the listing comes from a different year's rules
Indiana's 2025 property tax law, Senate Enrolled Act 1, became Public Law 68 on April 15, 2025, and it is changing homestead deductions on a set schedule. According to the Indiana Department of Local Government Finance's deductions and credits guide, the two homestead deductions are moving in opposite directions:
| 2025 assessment, paid 2026 | 2026 assessment, paid 2027 | |
|---|---|---|
| Standard homestead deduction | $48,000 | $40,000 |
| Supplemental deduction rate, applied after the standard deduction | 40% | 46% |
The standard deduction keeps falling to $0 for assessments after 2029. The supplemental rate climbs to 66.7% for taxes paid in 2031 and later, and it can never exceed 75% of gross assessed value. The law also added a homestead credit for taxes payable starting in 2026, worth 10% of the tax or $300, whichever is less. It applies automatically to anyone who qualifies for the standard homestead deduction.
The assessed value itself moves too. Warrick County's assessor says 2026 assessments, payable in 2027, are based on 2025 sales, and that annual trending can change a value even when nothing about the house or its owner changed. Ohio Township alone had 689 improved residential sales in the state's 2026 ratio study. So the listing's tax figure was calculated on a different value, under a different deduction schedule, for a different owner.
Four rates share the Chandler name
The state's 2026 Warrick County budget order, dated January 14, 2026, certifies a separate rate for each taxing district. The Town of Chandler crosses a township line, so the town has two rates, and the unincorporated land around it has two more.
| Taxing district | 2026 rate per $100 of assessed value | 2025 rate |
|---|---|---|
| Chandler Town, Ohio Township | 1.9712 | 2.1100 |
| Chandler Town, Boon Township | 1.8578 | 1.9822 |
| Ohio Township, unincorporated | 1.3989 | 1.4339 |
| Boon Township, unincorporated | 1.4136 | 1.4159 |
| Newburgh Town | 1.9061 | 1.9634 |
| Boonville City | 3.1989 | 3.3780 |
The tax district listed on the property record decides which row applies. The town boundary also moves. At its May 11, 2026 meeting, the Chandler Advisory Planning Commission discussed the owner of two parcels on Gardner Road, about 28 acres in total, asking to be annexed into the town ahead of a 35-lot subdivision for new homes. The commission's June 8 minutes record that the Town Council approved that annexation. Subdivision review follows the same line. Chandler's subdivision ordinance covers land inside the corporate limits, and the Warrick County Area Plan Commission handles development in the rest of the county.
One assessed value, run through each district
Here is the arithmetic for a single illustrative home with a $250,000 gross assessed value, using the pay-2027 deduction schedule. Certified 2027 rates do not exist yet, so the example uses the 2026 rates as a stand-in. It is an illustration, not a projection for any particular property.
- Gross assessed value of $250,000, minus the $40,000 standard deduction, leaves $210,000.
- The 46% supplemental deduction takes off $96,600, which leaves a net assessed value of $113,400.
- Multiply the net assessed value by the district rate.
- Subtract the homestead credit, which is 10% of the tax or $300, whichever is less.
- Compare the result with the 1% homestead cap, which is $2,500 here, and pay the lower of the two.
| District | Tax before credit | After homestead credit | Bill after 1% cap |
|---|---|---|---|
| Chandler Town, Ohio Twp. | $2,235 | $2,012 | $2,012 |
| Chandler Town, Boon Twp. | $2,107 | $1,896 | $1,896 |
| Newburgh Town | $2,162 | $1,945 | $1,945 |
| Ohio Twp., unincorporated | $1,586 | $1,428 | $1,428 |
| Boonville City | $3,628 | $3,328 | $2,500 |
The DLGF's Tax Bill 101 explains the order of these steps. The rate is applied to net assessed value, credits come off next, and if the remaining tax is still above the cap, a further credit brings it down to the cap.
In this example, the in-town Ohio Township homestead pays about $584 a year more than the same assessed value just outside the corporate limits, roughly 41% more. Boonville shows the opposite effect. Its rate is the highest in the table, but the cap absorbs the difference, so this homestead pays exactly 1% of gross value. Once a district's rate is high enough for bills to hit the cap, the cap decides the bill and the rate no longer does. Chandler's 2026 cap credits show the caps already apply in town. The state's circuit-breaker report lists $67,358.85 in total cap credits for the Chandler civil town.
The 1% cap only applies to a filed homestead
According to the DLGF guide, a property must be receiving a homestead deduction to get the 1% cap. Without the deduction, the same house is treated as other residential property. It loses both deductions and the homestead credit, and its cap rises to 2% of gross assessed value.
Run the same $250,000 home that way at 2026 rates. In Chandler Town, Ohio Township, the bill comes to about $4,928, just under the $5,000 cap. Unincorporated Ohio Township comes to about $3,497. Boonville's tax of roughly $7,997 is cut to the $5,000 cap. For an investor, or a buyer who never files, the Chandler bill is about 2.4 times the homestead figure a seller would have shown.
Filing is simple. The DLGF says the deduction can be claimed on Form HC-10, filed with the county auditor, or through the homestead section of the Sales Disclosure Form completed at closing. Its guidance gives January 15 as the filing deadline, with Pay 2026 taxes as its example. For buyers who close in November or December, the January 1 ownership date and that January deadline both fall within weeks of the closing table. The DLGF also describes an exception for people moving between homes, so a deduction can apply to a second property in the first year when the prior home was still the principal residence on the assessment date.
What will set the 2027 rates
District rates come from local budgets, and the 2027 budgets went through their adoption meetings in October. Chandler's was scheduled for October 5 and Boonville's for October 27, according to their Chandler and Boonville budget notices. The state's budget notices portal lists the 2027 figures as proposed, and the rates they produce have not yet been certified. Chandler lists a $3,078,035 budget with a $1,415,200 levy, Newburgh $5,730,286 with $1,901,175, Ohio Township $19,748,105 with $17,045,676, and Boonville $28,917,911 with $10,562,400. Chandler's Budget Form 3 estimates a maximum civil levy of $1,169,826 and $94,700 in property tax cap credits.
Boonville's council held its public hearing on October 12 and approved the first reading of its 2027 budget. As reported by Citizen Portal, staff cited a 6% maximum levy growth quotient and about $281,000 in preliminary additional levy revenue for the city. The Legislative Services Agency's fiscal note on the introduced version of SEA 1 estimated calendar-2027 revenue effects of roughly negative $204,700 to $207,800 for Chandler and negative $244,600 to $252,100 for Newburgh. Those figures are early estimates, not final numbers.
Quick answers
Does a Chandler mailing address mean the Chandler town rate? The taxing district on the county's property record sets the rate. Town and unincorporated parcels have separate certified rates, and annexations like the Gardner Road petition move land from one to the other.
Is a higher assessment the same as a higher bill? Warrick County's assessor notes that an assessment is not a tax bill. Rates, budgets, caps, deductions and credits all affect what is owed.
Where can the current bill be checked? Warrick County's treasurer points owners to the county's property tax search to view and print a tax statement.
This post is general information, not legal, tax or financial advice. Please confirm deductions, deadlines and the estimate for your own property with the Warrick County Auditor or a tax professional.
When we price a Chandler-area home or put together an offer, we look up the parcel's taxing district and model the bill under the buyer's own homestead status, not the seller's. If you're weighing a home on either side of the town line, The Realty Collective can run that comparison with you. Get your free home valuation to start.
