What is the Homestead Exemption Program?
The Homestead Exemption program allows senior citizens and permanently and totally disabled Ohioans that meet annual state set income requirements to reduce their property tax burden by shielding some of the market value of their home from taxation.
What kind of property tax savings will I receive?
The Homestead Exemption, which takes the form of a credit on property tax bills, allows qualifying homeowners a reduction that is equal to the taxes that would otherwise be charged on up to $25,000 of the market value of their home.
Who is eligible for the Homestead Exemption program?
Those eligible must be 65 years of age or older or be permanently or totally disabled, meet annual state set income requirements, and own the home where they live as of January 1st or the year in which they apply.
Is there an income restriction tied to eligibility with this program?
Total income (for both the applicant and the applicants spouse) that can not exceed the amount set by state law (see application), which is adjusted annually for inflation. Total income is defined as the modified adjusted gross income (MAGI) for Ohio tax purposes. MAGI is essentially the Ohio adjusted gross income (OAGI) plus business income that has been deducted in computing OAGI on line 11 of Ohio Schedule A.
I will turn 65 years of age later in the year, am I still eligible?
Yes. You may apply after the first Monday in January and on or before December 31st of the year in which you turn 65.
When is the last day to apply?
Applications must be received in the Auditor's Office on or before December 31st.
Who do I call if I have additional questions?
The Montgomery County Auditor's Homestead Hotline phone number is (937) 225-4341.
I own a vacation home out of state where I reside for a couple of months a year. Do I still qualify?
To qualify, an Ohio resident must own and occupy a home as their principal place of residence as of January 1st of the year they apply, for either real property or manufactured home property.
For individuals who own more than one home, the principal place of residence is the home where the person is registered to vote and the person's place of residence for income tax purposes.
An individual can receive only one Homestead Exemption on one parcel of property.
I am 65 years of age and live in a mobile home that I own. Can I still qualify for this property tax credit?
Yes. Please contact the Consumer Service Dept. at (937) 225-4314 and we will send you an application.
My children and I have set up a trust for my home. Can I still qualify for this property tax credit?
In terms of ownership, you are eligible for the Homestead Exemption if all of the following are true:
- You created the trust to be effective during your lifetime (an inter vivos trust).
- You provided the assets for the trust (you are the settlor).
- You can terminate the trust at any time (it is a revocable trust).
- The trust agreement contains a provision that says you have complete possession of the property.
I missed last year's deadline. Can I still receive a Homestead Exemption for last year's taxes?
Qualified applicants who missed last year's deadline may also sign up on or before December 31st and still get a reduction on last year's taxes payable this year.
I know I receive the Homestead Exemption on my taxes. Do I need to reapply every year?
Current Homestead Exemption recipients do not need to reapply or do anything unless they have moved or had some change in their status.
I own the home where I reside and I am permanently and totally disabled. What do I need to do to sign up for the Homestead Exemption?
Disabled applicants may attach a disability status form from a state or federal agency to the application.
Disabled applicants may complete the Certificate of Disability found on the back of the Homestead Exemption application form. A doctor or psychologist must certify that the applicant is totally and permanently disabled.
I lost my spouse who was 65 and receiving the homestead exemption. Can I continue to receive the Homestead Exemption on the home that we shared?
The surviving spouse of a person who was receiving the previous Homestead Exemption by reason of age or disability at the time of death can continue to receive the benefit, if the surviving spouse was at least 59 years of age on the date of the death of the deceased spouse.