Franklin County, Ohio • Homestead exemption guide • reviewed September 12, 2026
Franklin County Homestead Exemption: Rules, Savings, Eligibility, Forms and Local Help
This guide covers the Franklin County Homestead Exemption in Ohio, including Columbus and nearby Franklin County communities.
In Ohio, this exemption is mainly for qualifying older adults, permanently and totally disabled homeowners, disabled veterans, and certain surviving spouses.
It is not the same as a general homestead exemption that every owner-occupant receives in some other states.
The Franklin County Auditor handles homestead applications. The Franklin County Treasurer handles tax bills and payments.
Fast answer
Franklin County Homestead Exemption Quick Facts
Use this office for homestead applications, eligibility, forms, status and exemption denial questions.
Use this office for tax bills, payments, penalties, mailing address and balance questions.
The current Auditor page says eligible senior and disabled homeowners can shield the first $29,000 of appraised value.
The current Auditor page lists this amount for qualifying disabled veterans and surviving spouses of public service officers.
For the current 2026 application period, Franklin County references 2025 total income for standard applications.
For real property, file on or before December 31 of the year for which the exemption is sought.
A current Franklin County approval usually appears on the tax bill due the following year. A late approval may create a refund or credit, depending on the tax balance.
Use the correct office
Franklin County Offices, Addresses, Phone Numbers and Roles
Franklin County Auditor
Best for: homestead applications, appraised value, property search, Board of Revision and owner-occupancy issues.
Auditor: Michael Stinziano
Address: 373 S. High St., 21st Floor, Columbus, OH 43215
Homestead mail/counter note: Franklin County’s online form also lists Homestead Section, 373 S. High St., 19th Floor.
Phone: 614-525-HOME (4663)
Email for filed forms: homestead@franklincountyohio.gov
General office hours: Monday–Friday, 8:00 AM–5:00 PM.
Homestead counter hours: Monday–Friday, 9:00 AM–12:00 PM and 1:00 PM–4:00 PM.
Open Auditor Homestead PageFranklin County Treasurer
Best for: property tax bills, payments, due dates, penalties, payment address and tax-bill mailing address changes.
Treasurer: Cheryl Brooks Sullivan
Address: 373 S. High St., 17th Floor, Columbus, OH 43215-6306
Phone: 614-525-3438
Email: treasurer@franklincountyohio.gov
Use this office after approval: when the exemption changes the bill, creates a refund, or affects a balance due.
Open Treasurer Homestead PageFranklin County Recorder
Best for: deeds, mortgages, releases, liens, plats, land contracts and recorded real-estate documents.
Recorder: Danny O’Connor
Address: 373 S. High St., 18th Floor, Columbus, OH 43215
Phone: 614-525-3930
Email: recorder@franklincountyohio.gov
Hours: Monday–Friday, 8:00 AM–4:00 PM. Recording stops after 3:45 PM.
Open Recorder Public Records SearchFranklin County Board of Revision
Best for: property value complaints, Board of Revision records, hearings and appeal documents.
Address: 373 S. High St., 20th Floor, Columbus, OH 43215
Phone: 614-525-3913
Email: BOR@franklincountyohio.gov
Important: BOR hearings value disputes; it does not simply lower tax dollars because a bill feels high.
Open Board of Revision PageMain office map: Franklin County Government Tower, 373 S. High St., Columbus, OH 43215.
Many offices are in the same downtown government complex, but on different floors.
Nearby official parking options include 399 S. Front Street Parking Garage and 34 E. Fulton Street Parking Garage.
Who qualifies
Franklin County Homestead Exemption Eligibility
Primary residence: you must own and occupy the home as your primary residence as of January 1 of the year for which you apply.
Age rule: senior applicants must be 65 or turn 65 by December 31 of the application year.
Disability rule: non-veteran disabled applicants must be permanently and totally disabled as of January 1.
Surviving spouse rule: a surviving spouse may qualify if the deceased spouse was receiving homestead and the survivor was at least 59 at the date of death.
Income rule: standard applicants who are not grandfathered must meet the annual Ohio income limit.
2026 income reference: Franklin County’s 2026 application guidance uses a $41,000 total income limit based on 2025 income.
Grandfather rule: homeowners who received the Ohio homestead reduction for tax year 2013 may be exempt from the income test.
Ownership forms: land contract, life estate, trust, mortgage and cooperative ownership may require supporting documents.
Ohio’s owner-occupancy credit is separate from the senior/disabled homestead exemption. A homeowner may see more than one tax reduction on a bill.
Choose the right form
Franklin County Homestead Forms and Documents
DTE 105A
Use this for standard senior, disabled person and qualifying surviving-spouse homestead applications.
DTE 105E
Use this certificate when applying as a permanently and totally disabled person under the standard program.
DTE 105G
Use this addendum for grandfather status tied to earlier Ohio homestead qualification years.
DTE 105H
Use this income addendum when neither spouse filed a federal or Ohio income tax return.
DTE 105I
Use this for qualifying disabled veterans and eligible surviving spouses under the enhanced exemption.
DTE 105K
Use this for surviving spouses of public service officers killed in the line of duty.
DTE 106B
Use this complaint form if you believe a homestead or owner-occupancy reduction denial was improper.
DTE 101
Use this statement when a conveyance of homestead property must be reported during transfer.
Filing steps
How to Apply for the Franklin County Homestead Exemption
-
Confirm that this is the right Franklin County.
This article is for Franklin County, Ohio. Other Franklin Counties have different forms and deadlines.
-
Check the January 1 residence rule.
You must own and occupy the home as your primary residence as of January 1 for real property applications.
-
Confirm your category.
Choose senior, disabled person, surviving spouse, disabled veteran, or public-service-officer surviving spouse.
-
Find your parcel number.
Use the Auditor property search before starting the online application.
Open Franklin County Property SearchAfter opening: search by address, owner name or parcel ID. For parcel ID searches, do not include dashes if the search page asks for that format. -
Open the online homestead form.
The Franklin County form lets users continue online or print a blank PDF.
Open Online Homestead ApplicationAfter opening: read the instructions, choose online or print, enter the application year, select current or late application, upload proof, sign, submit, and save the confirmation. -
Send paper forms correctly.
If printing, Franklin County’s form lists the Homestead Section at 373 S. High St., 19th Floor, Columbus, OH 43215.
-
File by the deadline.
Real property applications must be filed by December 31 of the year for which the exemption is sought.
Franklin County’s form says manufactured or mobile home applications must be filed by December 31 of the year before the year for which the exemption is sought.
Estimate savings
How Franklin County Homestead Savings Work
Franklin County’s Auditor page explains the exemption as a credit on the tax bill.
The exact savings varies by community because tax rates differ across Columbus, suburbs, townships and school districts.
Simple illustration
A standard eligible homeowner with a $100,000 appraised home is billed as if $29,000 of value were shielded.
A qualifying disabled veteran or eligible public-service-officer surviving spouse may have $58,000 of appraised value shielded.
Use Franklin County’s estimated reduction schedule or your tax district rate for a closer estimate.
Open simple educational savings calculator
Value shielded: $29,000.00
Value after shield: $171,000.00
Rough estimated savings: $580.00
Before filing
How to Search Franklin County Property Records
Search by address: the Auditor address search works best when you avoid unnecessary street suffixes and extra text.
Search by owner: the owner search supports last-name-first style and partial-name searching.
Search by parcel ID: the parcel search page instructs users to type the parcel ID without dashes.
Check the property record: review parcel ID, site address, owner, appraised value, exemptions, tax district and BOR status.
Use Recorder records carefully: deed records help with ownership history, but they do not replace legal title advice.
Use Treasurer search for bills: tax balances, payment history and tax-bill questions belong with the Treasurer.
After filing
What Happens After You Submit the Franklin County Application?
Processing order: Franklin County says applications are processed in the order received.
Income verification: current applications may wait until Ohio tax-return information can be verified.
No Ohio return: submit federal return copies for you and your spouse if applicable.
No federal or Ohio return: use DTE 105H income addendum.
Approval notice: Franklin County says you receive a certificate after processing is finished.
Denial notice: the notice should include the reason for denial.
Current approval: the credit is reflected on the tax bill due the following year.
Late approval: the credit may be applied to the next bill or refunded, depending on tax-balance status.
Franklin County’s 2026 consumer alert says existing homestead recipients do not need a separate House Bill 479 application for the expected one-time 2027 state-funded reduction.
Denial or value issue
Appeals: Homestead Denial vs. High Property Value
A homestead denial and a high appraised value are different problems.
Use DTE 106B for a homestead or owner-occupancy reduction denial. Use Board of Revision procedures for value complaints.
Homestead denial
File DTE 106B if you believe the homestead or owner-occupancy reduction denial was improper.
Franklin County’s FAQ references a 60-day window after notification.
Value complaint
The Board of Revision hears complaints about the Auditor’s appraised value.
It can review evidence such as closing statements, purchase contracts and appraisals.
Local details
Local Cities, Townships, Tax Districts and Representatives
Franklin County homestead savings vary because each parcel has its own tax district.
A Columbus parcel, township parcel, suburban city parcel and village parcel may not have the same tax result.
County commissioners for policy and budget questions
Commissioner John O’Grady
Commissioner Kevin L. Boyce
Commissioner Erica C. Crawley
Commissioners do not approve individual homestead applications.
Use the Auditor for your exemption and the Treasurer for your tax bill.
Avoid delays
Common Franklin County Homestead Mistakes
Assuming all owner-occupants qualify: Ohio homestead is mainly for age, disability, disabled veteran and surviving-spouse categories.
Using the wrong Franklin County: Franklin County exists in multiple states, and the rules are not interchangeable.
Missing the December 31 deadline: real property applications must be filed by year-end for the year sought.
Forgetting manufactured home timing: mobile/manufactured home applications use the prior-year filing rule.
Not preparing income proof: standard applicants may need Ohio return, federal return or DTE 105H documentation.
Choosing the wrong form: DTE 105A, 105I, 105K and DTE 106B serve different purposes.
Confusing value and tax dollars: the Board of Revision reviews value complaints, not just whether the bill feels too high.
Trusting fake tax-relief videos: Franklin County warned residents about a fake “Senior Homeowner Tax Review Request” form.
Decision path
What Should You Do Next?
Confirm you will be 65 by December 31 and file the standard homestead application by December 31.
Prepare DTE 105E or qualifying state/federal disability certification and income documents.
Use DTE 105I and prepare DD214 plus VA benefit documentation showing 100% service-connected disability or compensation.
Review the denial reason and file DTE 106B within the applicable denial-appeal window if the decision appears wrong.
Use the Board of Revision or 2026 property value review process, not the homestead form.
Search Recorder records and contact a title professional or attorney for legal title questions.
Important caution
Independent Information, Tax Caution and Property-Records Notice
This page is independent informational content for homeowners.
It is not the official website of Franklin County, the Franklin County Auditor, the Franklin County Treasurer, the Ohio Department of Taxation or any government agency.
It is not legal advice, tax advice, an official tax bill, an assessment notice or an exemption determination.
Verify deadlines, forms, income limits, exemption amounts, office hours and procedures directly with official sources before acting.
Property records should be used for property-tax, appraisal, ownership-reference and public-record purposes only.
Do not use property-record information for employment, tenant screening, credit, insurance underwriting or any FCRA-regulated purpose.
FAQs
Franklin County Homestead Exemption FAQs
Is this Franklin County homestead guide for Ohio?
Yes. This guide focuses on Franklin County, Ohio, where the Franklin County Auditor handles homestead exemption applications.
Who qualifies for the Franklin County Ohio homestead exemption?
Qualifying applicants include older adults age 65 or turning 65 by December 31, permanently and totally disabled homeowners, certain surviving spouses, qualifying disabled veterans and certain public-service-officer surviving spouses.
How much is the standard Franklin County homestead exemption?
The current Franklin County Auditor page states that the standard senior and disabled persons homestead exemption shields the first $29,000 of the home’s Auditor appraised value from taxation.
How much is the enhanced disabled veteran homestead exemption?
The current Franklin County Auditor page lists the enhanced disabled veteran and public-service-officer surviving-spouse amount as $58,000 of appraised value.
What is the 2026 income limit for the standard exemption?
Franklin County’s 2026 application guidance references a $41,000 total income limit using 2025 income for standard applicants who are not grandfathered.
What is the Franklin County homestead filing deadline?
For real property, the application must be filed on or before December 31 of the year for which the exemption is sought.
Do manufactured or mobile homes use the same deadline?
No. Franklin County’s online form says manufactured or mobile home applications must be filed by December 31 of the year before the year for which the exemption is sought.
Where do I mail a printed Franklin County homestead form?
The online form lists Franklin County Auditor, Homestead Section, 373 S. High St., 19th Floor, Columbus, OH 43215 for printed submissions.
Who handles property tax bills after the exemption is approved?
The Franklin County Treasurer handles tax bills and payments. Contact the Treasurer if the exemption affects a balance, refund or tax-bill mailing issue.
What should I do if my homestead application is denied?
Review the denial reason. If you believe the denial was improper, use DTE 106B and the Franklin County Board of Revision process within the applicable denial-appeal period.
Official resources
Official Franklin County and Ohio Sources
Official exemption overview, amounts, forms and Auditor contact information.
Official online route for standard senior, disabled person and surviving-spouse applications.
Parcel, owner, address, value, exemption, tax district and BOR-status search.
Tax-bill explanation and payment-office context for homestead credits.
Property-tax bill and payment search.
Value complaints, hearings, mediation, evidence and appeal procedures.
Deeds, mortgages, releases, liens and other recorded real-estate documents.
Ohio Department of Taxation certification for the $41,000 income threshold and reduction amounts.
Statutory basis for homestead reductions and related calculations.
Official warning about fake senior property-tax forms and misleading online claims.