Franklin County OH Homestead Exemption: Rules, Savings, Forms & Filing Guide
This guide covers the Franklin County, Ohio Homestead Exemption for homeowners in Columbus, Dublin, Westerville, Grove City, Reynoldsburg, Hilliard, Gahanna, Worthington, Bexley, Upper Arlington and other Franklin County communities. Ohio’s Homestead Exemption reduces property tax by shielding part of the Auditor’s appraised value of a qualifying home from taxation.
For the current Franklin County program, eligible senior and disabled homeowners may shield the first $29,000 of appraised value. Eligible disabled veterans and qualifying surviving spouses of public service officers killed in the line of duty may shield the first $58,000. The correct local filing office is the Franklin County Auditor’s Office.
Where Do You Apply for Franklin County Homestead Exemption?
Apply with the Franklin County Auditor’s Office. Standard senior/disabled applicants can use the online DTE 105A workflow, download and mail the application, or submit by email where Franklin County allows it. The Auditor lists the Homestead mailing address as Franklin County Auditor, Homestead Section, 373 S. High St., 19th Floor, Columbus, OH 43215.
Homestead Filing Office
Use the Franklin County Auditor for homestead applications, forms, eligibility review, appraised value, property search, transfer and conveyance questions.
Main phone: 614-525-HOME (4663)
Tax Bill Office
Use the Franklin County Treasurer for payment, receipts, tax-bill mailing address, penalties, interest and tax collection questions after the Auditor’s information appears on the bill.
Treasurer phone: 614-525-3438
Value Appeal Office
Use the Franklin County Board of Revision if the problem is the Auditor’s appraised value, not whether the homestead exemption was approved.
2026 BOR season: expected to reopen in November 2026 for tax year 2026 complaints.
Standard Homestead vs. Enhanced Veteran Homestead vs. Owner-Occupancy Credit
Franklin County homeowners often search for “homestead” when they actually need a different tax-reduction or value-review process. Use this table to choose the right path.
| Issue | What It Means in Franklin County | Best Office / Form | Common Mistake |
|---|---|---|---|
| Standard Homestead Exemption | For lower-income older adults, permanently and totally disabled homeowners, and certain surviving spouses. It shields the first $29,000 of appraised value. | Franklin County Auditor; DTE 105A, with DTE 105E, 105G or 105H where needed. | Filing without income proof or assuming all 65+ owners qualify regardless of income. |
| Enhanced Disabled Veteran Homestead | For qualifying veterans with 100% service-connected disability or 100% compensation due to individual unemployability. It shields the first $58,000 of appraised value. | Franklin County Auditor; DTE 105I plus VA documentation and DD214 where required. | Submitting only a VA ID card instead of the required disability/compensation proof. |
| Surviving Spouse of Public Service Officer | Enhanced homestead category for qualifying surviving spouses of public service officers killed in the line of duty. | Franklin County Auditor; DTE 105K. | Using DTE 105A when the correct enhanced public-service-officer spouse form is needed. |
| Owner-Occupancy Reduction | Ohio tax reduction for eligible owner-occupied residential property. It is separate from the Homestead Exemption. | Franklin County Auditor tax-reduction programs / property record review. | Thinking the owner-occupancy credit and homestead exemption are the same line item. |
| Board of Revision Complaint | Formal value complaint if the Auditor’s appraised value is too high or property details are wrong. | Franklin County Board of Revision; DTE 1 for real property. | Trying to lower an overvalued property by filing homestead instead of a valuation complaint. |
| Tax payment issue | Questions about tax bill, payment due date, penalties, interest, receipt, escrow or mailing address. | Franklin County Treasurer. | Calling the Auditor to pay a bill or calling the Treasurer to approve homestead. |
Who Qualifies for the Franklin County Ohio Homestead Exemption?
Standard homestead eligibility in Franklin County follows Ohio rules: the applicant must own and occupy the home as the principal residence, meet the age/disability/surviving-spouse requirement, and meet the income test unless grandfathered. Enhanced veteran and public-service-officer spouse applications have different requirements.
Residence and Ownership
- Own the home or have an eligible ownership interest.
- Occupy the home as your principal place of residence.
- For real property, occupy the home as of January 1 of the application year.
- Report second homes or other properties owned by the applicant or spouse.
Standard Applicant Category
- Age 65 or older by December 31 of the year applied for.
- Or permanently and totally disabled as of January 1.
- Or qualifying surviving spouse at least age 59 on the date of the spouse’s death.
- 2026 standard application uses 2025 total income up to $41,000.
Enhanced Veteran / Public-Service Category
- Qualifying disabled veteran with 100% service-connected disability.
- Or 100% compensation based on individual unemployability.
- Or qualifying surviving spouse of a public service officer killed in the line of duty.
- No standard income test is listed for the enhanced veteran category.
How to Apply for Franklin County Homestead Exemption
Use this workflow before you begin the online application or mail a form. It matches Franklin County’s form structure and helps prevent avoidable delays caused by missing income, disability, ownership or parcel information.
Confirm the Property Is in Franklin County, Ohio
Use the Franklin County Auditor property search before filing. Search by address, owner name or parcel ID, open the correct parcel, and save the 11-digit parcel number because the application may ask for it.
Choose the Correct Application Type
Use DTE 105A for senior citizens, permanently and totally disabled persons, and qualifying surviving spouses. Use DTE 105I for disabled veterans. Use DTE 105K for surviving spouses of public service officers killed in the line of duty.
Check the Age, Disability or Surviving-Spouse Date
Standard senior applicants must be at least 65 by December 31 of the year for which the exemption is sought. Disabled applicants must be permanently and totally disabled as of January 1. Surviving spouses have their own age and prior-exemption rules.
Prepare Income Documents
For the 2026 standard application period, Franklin County says the maximum allowed total income is $41,000 based on 2025 income. If you and your spouse filed Ohio income tax returns, the Auditor may wait for Department of Taxation verification. If you did not file Ohio returns, prepare federal returns or DTE 105H if no federal or Ohio return was filed.
Gather Proof of Age, Disability or Veteran Status
Age proof may include an Ohio driver’s license, state ID, passport or birth certificate. Disabled applicants may need DTE 105E or certification from an eligible state or federal agency. Disabled veterans should prepare the VA disability/compensation letter and DD214 where required.
Apply Online, by Mail or by Email
Standard senior/disabled applicants can use Franklin County’s online DTE 105A workflow. Printed forms can be mailed to the Auditor’s Homestead Section at 373 S. High St., 19th Floor, Columbus, OH 43215. Franklin County’s FAQ also references email submission to homestead@franklincountyohio.gov for homestead forms.
Meet the December 31 Deadline
For real property, DTE 105A states the application must be filed on or before December 31 of the year for which the exemption is sought. Manufactured or mobile-home applications use a different timing rule and must generally be filed by December 31 of the year before the tax year requested.
Check the Next Tax Bill and Continuing Form
After approval, check the tax bill for the credit. Franklin County says homeowners who already receive Homestead do not reapply every year, but a continuing form is sent annually and should be returned only if eligibility changed.
Documents and Forms to Prepare Before Applying
The best form depends on the applicant category. Do not send a disabled-veteran claim on the standard senior form if the enhanced exemption is the correct category.
| Situation | Form / Proof to Prepare | Franklin County Filing Tip |
|---|---|---|
| Senior age 65+ | DTE 105A; proof of age such as Ohio driver’s license, Ohio ID, passport or birth certificate; income information for the prior year. | For tax year 2026 applications, use 2025 total income and the $41,000 limit unless grandfathered. |
| Permanently and totally disabled | DTE 105A plus DTE 105E or separate certification from an eligible state or federal agency. | Disability must generally exist as of January 1 of the year for which the credit is requested. |
| No Ohio or federal income return filed | DTE 105H Income Addendum and supporting evidence of income/deductions. | Franklin County says DTE 105H is needed when neither Ohio nor federal returns were filed by the applicant and spouse, if applicable. |
| Grandfathered Ohio homestead status | DTE 105G if you previously received the homestead reduction for tax year 2013 or manufactured/mobile home tax year 2014 on another Ohio residence. | Do not ignore grandfather status; it can affect whether the income test applies. |
| Disabled veteran | DTE 105I, VA documentation showing 100% service-connected disability or 100% compensation due to individual unemployability, and DD214 where required. | The enhanced category shields $58,000 of appraised value and has different documentation than standard DTE 105A. |
| Surviving spouse of public service officer | DTE 105K and official documentation showing the public service officer was killed in the line of duty. | Use the public-service-officer spouse form, not the ordinary surviving spouse path, if this category applies. |
| Sale or conveyance of homestead property | DTE 101 Statement of Conveyance of Homestead Property when attached to conveyance fee forms. | Use this when a property transfer affects homestead status or estimated reduction disclosure. |
How to Find Your Franklin County Parcel Number Before Filing
Franklin County’s Auditor property search supports address, owner name, parcel ID, subdivision/condo, advanced search and map search. For homestead filing, the parcel number is especially useful.
Search by Address
Use the address search and avoid street suffixes like Rd, Ave, Blvd, St or Pl when the system recommends it. Use an asterisk as a wildcard if you are unsure of spelling.
Example: use “373 S High” instead of adding every suffix detail.
Search by Owner
The owner search expects last name first name. Avoid single or double quotes, remove punctuation from names, and refine broad surnames because large result sets may be limited.
Example: use “Smith John” or “Smith*”.
Search by Parcel ID
The parcel ID search asks for the parcel number without dashes. Once the record opens, check the owner, property address, appraised value, tax district, exemptions, sales history and map.
Save: parcel number and tax district.
Franklin County Homestead, Value Review and Appeal Dates
Homestead filing, tentative value review and formal Board of Revision complaints are different processes. Missing one date does not automatically mean another remedy is available.
January 1
Standard real-property homestead applicants must own and occupy the home as their principal residence as of January 1 of the year requested. Disabled applicants must generally be permanently and totally disabled as of January 1.
December 31
Senior applicants must be age 65 by December 31 of the year for which the exemption is sought. Real-property applications must also be filed by December 31 of that year.
September 2026
Franklin County’s 2026 Property Value Update included property value review sessions, with in-person/virtual reviews ending September 5 and document-only review available through September 12.
March 31
Board of Revision complaints are generally filed between late November and March 31. For tax year 2026, Franklin County Treasurer FAQ says applications to appeal valuation will be accepted from November 20, 2026 until March 31, 2027.
Franklin County Homestead Exemption Savings Estimator
This calculator is educational only. Ohio taxes real estate based on a percentage of appraised value, local effective rates and credits. Use Franklin County’s estimated reduction schedule or your tax district’s actual rates for official planning.
Formula used: appraised value × 35% = assessed value. Shielded appraised value is $29,000 or $58,000, converted to assessed value at 35%, then multiplied by the entered effective tax rate per $1,000. The optional credit adjustment lets you reduce the rough estimate for other credits. Actual Franklin County savings vary by tax district.
Franklin County Auditor, Treasurer and Board of Revision Contacts
Franklin County property-tax tasks are split by office. Use the Auditor for homestead and values, the Treasurer for bills and payments, and the Board of Revision for formal value complaints.
Franklin County Auditor — Homestead Filing
Government Center:
373 S. High St.
Columbus, OH 43215
Homestead mailing:
Franklin County Auditor, Homestead Section
373 S. High St., 19th Floor
Columbus, OH 43215
Main phone: 614-525-HOME (4663)
Homestead email: homestead@franklincountyohio.gov
General office hours: Monday–Friday, 8am–5pm.
Transfer & Conveyance / Homestead public counter: 19th Floor, Monday–Friday, 9am–12pm and 1pm–4pm.
Open Auditor Map ↗Franklin County Treasurer — Tax Bills and Payments
Address:
373 S. High St., 17th Floor
Columbus, OH 43215-6306
Phone: 614-525-3438
Email: treasurer@franklincountyohio.gov
Use for: tax payment, tax bill mailing address, receipt, penalty, interest, escrow and payment-status questions.
Franklin County Board of Revision — Value Complaints
Address:
373 S. High St., 20th Floor
Columbus, OH 43215
Email: bor@franklincountyohio.gov
Fax: 614-525-6252
Use for: DTE 1 property-value complaint, BOR case status, hearing information and value evidence submission.
Official Franklin County and Ohio Homestead Resources
Use these official resources before submitting documents or relying on a paid third-party filing service. Each important action link includes what to do after opening it.
Franklin County Auditor — Homestead Overview
Official Franklin County page for value-shield amounts, income notice, application forms and Auditor contact details.
- Read the Overview section for the $29,000 and $58,000 value-shield amounts.
- Review the Application Submission Notice for the current income-verification language.
- Open the correct form: DTE 105A, 105E, 105G, 105H, 105I, 105K, DTE 106B or DTE 101.
- Use the contact details if your income return, disability proof or ownership interest is unusual.
DTE 105A — Online Homestead Application
Official Franklin County online workflow for senior citizens, disabled persons and qualifying surviving spouses.
- Read the deadline and eligibility instructions before selecting online or print.
- Choose Complete Online if you want to e-file and can upload required documents.
- Enter the parcel ID, applicant information, ownership type, spouse information and prior-year income.
- Upload proof of age, disability, income addendum or grandfather addendum when prompted.
- Submit and save your confirmation or printed copy.
Franklin County Auditor Property Search
Official parcel search for owner, address, parcel ID, appraised value, tax information, maps and public property record details.
- Choose Address, Owner or Parcel ID.
- For address searches, omit suffixes like St, Ave, Rd or Blvd if a search fails.
- For owner searches, type last name first name and remove punctuation.
- For parcel searches, enter the parcel ID without dashes.
- Open the correct parcel and save the parcel number before filing homestead.
Franklin County Auditor — Tax Reduction Programs
Official page for homestead, owner-occupancy credit, non-business credit, exemption/remission and related tax-reduction topics.
- Use this page if you are not sure whether your issue is homestead or another tax-reduction program.
- Compare Homestead Exemption with Owner-Occupancy Credit.
- Open the specific program page rather than guessing from a tax-bill line item.
Franklin County Board of Revision
Official value-complaint office for appraised-value disputes and DTE 1 filing instructions.
- Use BOR only if you are challenging appraised value or eligible assessment issues.
- Review whether the current filing season is open.
- Use DTE 1 for real property value complaints.
- Submit through e-file, mail, in person, email or fax only if the current filing instructions allow that method.
Franklin County Treasurer — Homestead Tax Savings
Official Treasurer explanation of homestead background, payment impact and tax-bill contact information.
- Use the Treasurer page to understand how the credit affects tax bills.
- Call the Auditor to apply or correct eligibility.
- Call the Treasurer if the issue is payment, bill receipt, penalty, interest or mailing address.
Franklin County Auditor — Office Hours and Agency Directory
Official county directory showing Auditor location, main phone, general office hours and public counter hours.
- Confirm the current office hours before visiting.
- Use the Government Center address at 373 S. High St.
- Check the public counter floor for Homestead / Transfer & Conveyance before going upstairs.
Ohio Revised Code § 323.152
State law behind Ohio homestead reductions and indexed reduction amounts.
- Use the statute for legal background only.
- Search within the page for 323.152 and homestead.
- For actual Franklin County filing, return to the Auditor forms and county instructions.
Common Franklin County Homestead Exemption Mistakes
Mistakes That Delay or Reduce Savings
- Assuming every homeowner gets homestead automatically.
- Applying as a standard senior/disabled applicant without checking the $41,000 2026 income limit.
- Using DTE 105A when the enhanced disabled-veteran DTE 105I is the right form.
- Forgetting that real property and manufactured/mobile homes use different filing timing.
- Trying to fix an overvalued home with a homestead application instead of a Board of Revision complaint.
- Ignoring the continuing homestead form after ownership, occupancy or disability status changes.
- Using a property record as proof of legal title without checking recorded deed documents when ownership is disputed.
Better Local Workflow
- Find your parcel number before starting the form.
- Choose the exact form for your category: DTE 105A, 105I or 105K.
- Prepare income proof before submitting a 2026 standard application.
- Upload proof of age or disability when the form prompts for it.
- Save your confirmation and later check the tax bill.
- Contact the Treasurer only for bill/payment issues.
- Use Board of Revision only for value complaints.
What Should Franklin County Homeowners Do Next?
| Your Situation | Best Next Step | Office / Resource |
|---|---|---|
| You are 65+ by December 31 and live in your Franklin County home. | Check 2025 income for the 2026 application, gather proof of age, and start DTE 105A. | Franklin County Auditor Homestead |
| You are permanently and totally disabled. | Prepare DTE 105A plus DTE 105E or eligible agency certification showing permanent and total disability. | Auditor Homestead Section |
| You are a 100% disabled veteran or receive 100% compensation due to individual unemployability. | Use the enhanced disabled-veteran path and prepare DTE 105I, VA documentation and DD214 where required. | Auditor Homestead Section |
| Your homestead credit is missing from the tax bill. | Contact the Auditor first to check approval/status, then contact the Treasurer if the payment amount or bill needs correction. | Auditor, then Treasurer |
| Your appraised value is too high. | Use Property Value Review if open, or prepare a Board of Revision complaint during the formal filing season. | Auditor / Board of Revision |
| Your mailing address or payment status is wrong. | Contact the Treasurer for tax-bill mailing address, receipt, penalty, interest and payment processing questions. | Franklin County Treasurer |
Franklin County Ohio Homestead Exemption FAQs
What is the Franklin County Ohio Homestead Exemption?
The Franklin County Ohio Homestead Exemption is a statewide Ohio property-tax credit administered locally by the Franklin County Auditor. It reduces tax burden by shielding part of the Auditor’s appraised value of a qualifying principal residence from taxation.
How much is the Franklin County Homestead Exemption?
Franklin County lists the standard senior and disabled homestead value shield as $29,000 of appraised value. The enhanced disabled-veteran exemption and qualifying surviving-spouse-of-public-service-officer exemption shield $58,000 of appraised value. Actual dollar savings vary by tax district and effective tax rate.
Who qualifies for standard homestead in Franklin County?
Standard applicants generally must own and occupy the home as their principal residence, be age 65 or older by December 31 of the year applied for, be permanently and totally disabled as of January 1, or be a qualifying surviving spouse. Non-grandfathered standard applicants must also meet the income limit.
What is the 2026 Franklin County homestead income limit?
Franklin County says the 2026 application period uses 2025 total income and a maximum allowed amount of $41,000 for standard applicants. Grandfathered applicants and enhanced disabled-veteran applicants may be treated differently, so check the correct form category.
What is the deadline to apply for Franklin County Homestead Exemption?
For real property, the application must be filed on or before December 31 of the year for which the exemption is sought. Manufactured or mobile-home applications are due on or before December 31 of the year prior to the year for which the exemption is sought.
Can I apply online for Franklin County Homestead Exemption?
Yes. Franklin County provides an online DTE 105A workflow for senior citizens, disabled persons and qualifying surviving spouses. The form also offers a print option for mailing. Disabled veterans and public-service-officer surviving spouses should use the enhanced-category forms identified by the Auditor.
Which forms does Franklin County use for homestead?
Common forms include DTE 105A for senior citizens, disabled persons and surviving spouses; DTE 105E for disability certification; DTE 105G for grandfather status; DTE 105H for income addendum; DTE 105I for disabled veterans; DTE 105K for surviving spouses of public service officers; DTE 106B for homestead and owner-occupancy complaints; and DTE 101 for conveyance of homestead property.
Do I need to reapply every year?
Franklin County says homeowners who already receive the Homestead Exemption do not need to reapply every year. However, a continuing form is sent annually and should be returned only if eligibility status has changed, such as ownership, occupancy or disability status.
What if my Franklin County property value is too high?
A high appraised value is handled through the Auditor’s value review process or the Franklin County Board of Revision, not through the homestead application. Board of Revision complaints are generally filed between late November and March 31 for the relevant tax year.
Is this website affiliated with Franklin County Auditor or Ohio tax agencies?
No. County-Appraisal-District.org is an independent educational resource. It is not the Franklin County Auditor, Franklin County Treasurer, Franklin County Board of Revision, Franklin County Government, the Ohio Department of Taxation or any government agency. Always verify current rules with the responsible official office.
Independent Educational Guide
County-Appraisal-District.org is an independent informational website and is not affiliated with the Franklin County Auditor’s Office, Franklin County Treasurer, Franklin County Board of Revision, Franklin County Government, the Ohio Department of Taxation, or any Ohio court or tax agency.
Homestead eligibility, income verification, appraised value, tax credit amount, Board of Revision outcome, refunds, penalties, interest and property-tax bills are determined by official government offices under Ohio law. This page is not legal, financial or tax advice.
Public property and tax records should not be used for employment screening, tenant screening, credit eligibility, insurance underwriting or other regulated consumer-reporting purposes. This website is not a Consumer Reporting Agency.