Cleveland Tax Abatement Condos (2026 List)
Dozens of Cleveland condos and townhomes still carry a City of Cleveland property tax abatement, and their owners pay roughly 0.2% to 0.5% of the purchase price in property tax each year instead of the 2% or more a fully taxed Cleveland condo pays. The biggest groups are Battery Park in Detroit Shoreway, the Residences at the Guardian downtown, and the newer townhomes around University Circle and Little Italy. Most abatements run 15 years and stay with the condo when it sells, so the year an abatement ends matters as much as the price.
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Every Greater Cleveland condo building we found with an active tax abatement, the year each one ends, what it does to your monthly payment, and how to check any condo before you buy or sell. Enter your name and email and the PDF downloads right away.
How Cleveland’s Tax Abatement Works
The City of Cleveland abates most or all of the property tax on the added value from qualifying new construction and major renovation. Owners still pay tax on the land and the building’s pre-improvement value, which is why an abated condo shows a small tax bill rather than none.
- Projects approved before 2024, including nearly every condo below, keep their original terms, usually a 15-year abatement of up to 100% of the added value.
- The updated program, effective January 1, 2024 under Ordinance 482-2022, abates 85% to 100% of the increased taxes depending on the neighborhood, with single-family value caps between $350,000 and $450,000. Qualifying new homes built to aging-in-place standards can receive 100% for 15 years, up to $450,000.
- The abatement stays with the property. A buyer keeps the years that remain and does not reapply.
See the City of Cleveland’s residential tax abatement page for current program details.
Cleveland Condos with Active Tax Abatements (2026)
We reviewed every condo sale in Cleveland, Cleveland Heights, Shaker Heights and the inner-ring suburbs in MLS Now from November 2023 through October 2026 and flagged the buildings where the listing reported an abatement or the tax bill ran well below the full rate.
| Building | Neighborhood | Built | Sales 2023–26 | Tax ÷ price | Abated through* |
|---|---|---|---|---|---|
| West Side · Detroit Shoreway, Ohio City & Tremont | |||||
| Battery Park Townhomesoriginal phases | Detroit Shoreway | 2007–2016 | $278K–$1.05M | 0.24% | 2027–2032 |
| Battery Park Courtyard TownhomesGateway Ct | Detroit Shoreway | 2015 | $464K–$475K | 0.21–0.24% | 2030–2031 |
| Battery Park Lakeside TownhomesW 70th St | Detroit Shoreway | 2017–2019 | $532K–$785K | 0.23% | 2034 |
| Park Place at Battery ParkW 73rd St, Catlin Ct | Detroit Shoreway | 2016–2023 | $535K–$565K | 0.22% | 2032–2038 |
| Waverly StationBridge Ave | Detroit Shoreway | 2014 | $320K–$370K | 0.31–0.35% | ~2029 |
| Yellow Brick CondominiumW 48th St | Detroit Shoreway | 1915 (conversion) | $240K | not reported | Ask us |
| Clinton Ave townhomes3705 Clinton Ave | Ohio City | 2021 | $405K–$545K | 0.26–0.30% | Verify |
| Clinton Ave lofts4201–4207 Clinton Ave | Ohio City | 1888 (rehab) | $580K–$654K | 0.55% | Verify |
| West NineteenW 19th St | Ohio City | 2021 | $775K | 0.20% | Verify |
| Franklin Lofts3200 Franklin Blvd | Ohio City | 1911 (conversion) | $189K–$380K | 0.6% (some units) | 2024–2026 |
| Southside 41Lorain Ct | Tremont | 2019 | $580K | 0.27% | 2034 |
| Downtown · Euclid Avenue & Warehouse District | |||||
| The Residences at the Guardian629 Euclid Ave | Downtown | 2022–2024 | $245K–$953K | 0.36% | Not reported |
| University Lofts2030 Euclid Ave | Campus District | 2009 | $178K–$270K | 0.20–0.26% | Verify |
| Cloak Factory635 W Lakeside Ave | Warehouse District | 1900 / 2017 units | $179K–$420K | 2.0% (most units) | ~2026, 2017 units |
| Pinnacle701 W Lakeside Ave | Warehouse District | 2005–2009 | $281K–$1.68M | 2.55% (most units) | Last units ~2026 |
| East Side · University Circle & Little Italy | |||||
| Quattro2044 Random Rd | Little Italy | 2018–2019 | $520K–$835K | 0.25% | 2034 |
| 27 ColtmanE 119th St | Little Italy | 2009 | $392K | 0.39% | Verify |
| Little Italy townhomesE 123rd St | Little Italy | 2020–2024 | $700K–$1.1M | under 0.1% | Verify |
| University Place TownhomesE 118th St | University Circle | 2014–2015 | $329K–$435K | 0.31–0.43% | 2029–2030 |
| Ashbury Ave townhomes12021–12025 Ashbury Ave | University Circle area | 2022 | $359K–$360K | 0.30–0.41% | 2036 |
| Inner-Ring Suburbs | |||||
| Bluestone, newer phasesSlate Ct | Cleveland Heights | 2017–2019 | $290K–$335K | 0.48–0.52% | ~2027 |
| Van Aken District condosVan Aken Blvd | Shaker Heights | 2017 | $327K–$366K | 0.21–0.44% | 2033–2034 |
| RiverSouthRiversouth Ter | Fairview Park | 2015 | $600K | mixed | Verify |
*Expiration years as reported in MLS listings for individual units; dates can differ by unit and phase. “Tax ÷ price” is the reported annual tax divided by the sale price (the median where there were several sales). Confirm any specific unit with the Cuyahoga County Fiscal Officer before you buy.
Condos in Lakewood, Rocky River, Fairview Park, Euclid, South Euclid, Lyndhurst and Beachwood showed essentially no active abatements in our review; those buildings are mostly older and taxed at the full rate.
Popular Buildings Whose Abatements Have Ended
These buildings were abated when they were new, but most units now pay full taxes of about 2% or more of the sale price: The Condominiums at Stonebridge, Stonebridge Plaza, Pinnacle (a few units through about 2026), Fries & Schuele, Bluestone Lofts and Avalon Station. Franklin Lofts and the Cloak Factory have units whose abatements end in 2026.
What an Abatement Is Worth Every Month
Take a $450,000 Cleveland townhome with 20% down at a 7.3% example rate, a $300 monthly condo fee and HO-6 insurance. With an abatement (taxes about 0.24% of price), the payment is about $2,900 a month. Fully taxed at about 2.2%, the same condo costs about $3,635 a month, roughly $735 a month or $8,800 a year more. Lenders qualify you on the current tax bill, so an abatement raises your buying power today, but you should plan for the full payment before it ends.
Run your own numbers with our condo mortgage calculator, or ask Matt Sheffey, our Condo Financing Specialist at Keller Home Loans, to show you the payment both ways: (440) 668-2942.
At closing, Trilogy Title Agency, our title and escrow partner, prorates property taxes from the actual abated bill, so buyers and sellers each pay their share.
How to Check a Condo’s Abatement
- Search the address or parcel number on the Cuyahoga County Fiscal Officer’s property search (MyPlace).
- Open the parcel’s tax details and look for the abatement and the abated value.
- Note the tax year it ends. Taxes are paid a year behind, so the higher bill arrives the year after expiration.
- Estimate the full tax from the parcel’s full assessed value.
- Or call us at (216) 916-7778. We pull the abatement history and estimate the full tax for every condo our buyers consider.
Comparing neighborhoods? Our free 2027 Greater Cleveland Condo Community Guide covers all 194 condo communities we track, region by region.
Free download: 2027 Greater Cleveland Condo Community Guide →
Frequently Asked Questions
Which Cleveland condos still have a tax abatement?
As of October 2026, the largest groups of abated condos are Battery Park in Detroit Shoreway (abatements ending 2027 to 2038 depending on the phase), the Residences at the Guardian on Euclid Avenue, Quattro and the newer townhomes in Little Italy, University Place Townhomes near University Circle, Southside 41 in Tremont, Waverly Station, and the Van Aken District condos in Shaker Heights. The table above lists each building with its reported end date.
Does a tax abatement transfer to the buyer of a condo?
Yes. A Cleveland abatement is attached to the property, not the owner, so a buyer keeps whatever years remain without reapplying. The years left are a big part of a condo’s value, which is why we check them on every sale.
How much are property taxes on a Cleveland condo after the abatement ends?
In our review of 2023 to 2026 sales, Cleveland condos whose abatements had ended paid roughly 1.8% to 2.6% of the sale price in annual property tax, compared with about 0.2% to 0.5% for abated condos. The exact amount depends on the parcel’s assessed value.
How long does a Cleveland tax abatement last?
Most condo projects approved before 2024 received a 15-year abatement on new construction or major renovation. The year it ends differs by building and sometimes by unit, so confirm the end date on the county’s parcel record or ask us.
Are there tax abatements on condos in Lakewood or Rocky River?
Rarely. In our review, condos in Lakewood, Rocky River, Fairview Park, Euclid, South Euclid, Lyndhurst and Beachwood showed essentially no active abatements, since most are older buildings taxed at the full rate. The City of Cleveland’s program covers Cleveland only; Cleveland Heights and Shaker Heights run their own programs, which is how the newer Bluestone phases and the Van Aken District condos were abated.
Sources: MLS Now closed condo sales, November 2023 to October 2026; City of Cleveland Department of Community Development (October 2026). Abatement terms vary by unit and can change. This page is general information, not tax or legal advice.
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