Manufactured Homes Valuation & Taxes:
Number of Homes, Taxable Value, Taxes Levied &
Delinquencies, Calendar Year 2009
Ohio Revised Code Section 4503.06 establishes a tax on
manufactured homes (mobile homes or house trailers) that is
computed and assessed by the county auditor where the
manufactured home is located, and is paid to and collected by
the treasurer of the same county. The manufactured home tax
is applied when the home is used as a residence. In contrast,
manufactured homes used in a business other than for lease or
rental as a residence are not subject to the manufactured
Manufactured homes that are used as a residence and that
acquired situs in Ohio
prior to January 1,
are subject to a manufactured home tax based on
the depreciated cost of the home. Alternatively, the owner of
a home meeting these conditions may elect to have the same
tax treatment as homes first sitused in Ohio or transferred
on or after January 1, 2000, as explained below.
The primary features of the “depreciation schedule”-based
manufactured home tax are as follows:
- The assessed value is equal to 40 percent of the
depreciated value of the greater of either: (1) the
manufactured home’s cost to the owner; or (2) the market
value at the time of purchase. Whether the home was purchased
with or without furnishings determines whether one of two
depreciation schedules are used.
- The tax rate is equal to the gross real property tax rate
for the prior year for the subdivision where the manufactured
home is located and no rollbacks are applied to the tax
calculation. The revenue from this tax is distributed among
the taxing subdivisions of the county in which the taxes are
collected and paid in the same ratio as real estate and
public utility taxes are distributed for the benefit of the
Manufactured homes that acquired situs in Ohio or were
on or after January 1, 2000 are
subject to a manufactured home tax that is
real property tax. Alternatively, the owner may convert such
a home to real property status and therefore subject the home
to the real property tax. To convert the home and have it
taxed as real property requires the home to be affixed to
real property owned by the homeowner, to be on a permanent
foundation, and the certification of title to be inactivated.
The primary features of the manufactured home tax that is
like real property tax are as follows:
- The assessed value is 35 percent of the true value of the
home as determined by the county auditor.
- The tax rate is equal to the effective rate for the prior
year for the subdivision where the manufactured home is
located, the tax is assessed using the effective tax rate,
the 10% rollback applies, and the 2.5 percent rollback may
apply if the home is the primary residence of the owner.
For more information on property taxation of manufactured
homes, refer to the Division of Tax Equalization Bulletin 11
available at the following link:
To clarify, Table MH-1 reflects manufactured homes that are
subject to the depreciated cost -based manufactured home tax
as well as manufactured homes that are subject to the
manufactured home tax that is
like the real property
tax. Manufactured homes that are taxed as real property (as
well as manufactured homes not used for residential purposes)
are not included in this table.
The table shows the amount of tax levied on manufactured
homes in each county, by kind of manufactured home tax, along
with the number of manufactured homes, the taxable value and
prior years' delinquencies. The data presented in the table
were compiled from a survey of county auditors conducted by
the Ohio Department of Taxation.
Based on survey results, it is estimated that a total of
$33.7 million of taxes were levied on manufactured homes for
calendar year 2009. An additional $40.9 million in
prior years' delinquencies were reported, for a total amount
due of $74.6 million. Two counties did not submit calendar
year 2009 data for this report; previous year’s information
was used in place.
The number of manufactured homes by county ranged from 501 in
Fayette County to 6,415 in Clermont County with an average of
2,445 per county. Taxable value by county ranged from $1.4
million in Wyandot County to $32.5 million in Portage
County. Total 2009 taxes levied (including prior years'
delinquencies) ranged from $67,379 in Wyandot County to
$2,674,691 in Franklin County.