Skip to main content

Manufactured Homes




State law allows owners of manufactured or mobile homes to select from two methods of taxation. Call the Franklin County Auditor's Office at (614) 525-3230 for assistance in calculating tax comparisons for your home.

Depreciation Method

This method is currently used by most owners. Manufactured or mobile home owners can be taxed using a method of depreciation and the full tax rate. This tax rate is not subject to HB 920 reduction factors. This method uses the sale price of the home, which is multiplied by either 95% for unfurnished units or 80% if the home is furnished. This amount is known as the depreciated value, which is multiplied by 40% to create the assessed value. The assessed value is multiplied by the full tax rate to calculate the yearly taxes. Every year an additional 5% depreciation is deducted from the 95% or 80% until it reaches 35%. Purchases prior to Jan. 1, 2000 may stay on the depreciated method or elect to change to the appraised method.

Appraisal Method

All manufactured or mobile homes that are purchased or otherwise transferred after Jan. 1, 2000 will be taxed like Real Property. Under the appraisal method, all homes will be appraised for market value by the County Auditor. These values will be adjusted every three years on the same schedule as Real Property. This method uses the appraised value multiplied by 35% to create the assessed value. The assessed value is multiplied by the current effective rate to calculate the gross tax. Homes taxed under this method are entitled to the 10% rollback and the 2.5% rollback for owner-occupied properties.

Converting to the appraisal method

You may convert your method of taxation to the appraisal method by contacting the Franklin County Auditor's Office prior to Dec. 1 of any year. To convert to the appraisal method, all taxes must be paid and a form, available from the Auditor's Office, must be filed. Please note that you can only change your method of taxation once.

Converting a Manufactured Home to Real Estate

Recent changes in state law allow for homeowners who own the land on which their manufactured or mobile home is placed to convert the home to real estate. To do so, the home must be affixed on a permanent foundation, all taxes must be paid and the title surrendered to the Auditor's Office.

Please Note: The above information is according to the Auditor's website.

Manufactured Home Tax

1st half collection

Each year tax bills are mailed in late January. The payment due date must be on March 1st (or the first following business day if the 1st falls on a weekend or a holiday) each year.

2nd half collection
Each year tax bills are mailed in early July and payments are due on July 31st (or the first following business day if the 31st falls on a weekend or a holiday) each year.