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Manufactured Homes – Purchasing

According to the Ohio Manufactured Homes Association, there are nearly 226,377 manufactured homes in Ohio . That is 2,572 manufactured homes per county and encompasses 2,188 manufactured home communities around the state.

What is a manufactured home? According to the National Communities Council, manufactured homes are “built entirely in the factory under a federal building code administered by the U.S. Department of Housing and Urban Development (HUD).” They are “built in a factory, transported to the site and installed.”

Purchasing a Manufactured Home

When purchasing a manufactured home, it is important for buyers to do their homework. Prior to purchasing purchasers should:

Determine a budget – How much can you afford to spend? Small single-section homes in Ohio cost an average of $31,700. Multi-section homes in Ohio cost an average of $59,800.

Arrange financing – You can do this with the dealer or the buyer's bank or credit union.
Evaluate needs and wants – Decide what size and floor plan best meets your needs, and what additions/options you would like – stairs, decks, garages, etc.
Decide whether to buy or lease home location – Determine whether to purchase the land where the manufactured home will be located or lease a location from a manufactured home community.
Research homes – Research and compare home specifications, foundation types and warranties. Get references on manufacturers, dealers and installers.
Go shopping – Buyers should shop for homes and insurance, and compare warranties and services.
Close the deal! – Construction of a manufactured home varies with the location and type of home purchased. A home is placed in a community may take as little as 30 days. A custom-built home on a private lot can take much longer.

Property Taxes

Ohio law requires that all owners of manufactured homes register their homes with the County Auditor . All manufactured homes purchased or transferred after January 1, 2000 are taxed like real property.

The County Auditor will appraise the home to establish market value. This value will be adjusted every three years. The appraised value is multiplied by 35% to arrive at the assessed value. The assessed rate is multiplied by the current tax rate for the community where the home is located.

In Ohio , homeowners are entitled to two tax breaks or rollbacks:

10% Tax Rollback – Every property taxpayer in Ohio is entitled to this rollback.
2.5% Tax Rollback – You can receive this rollback if you live in a home you own.

Ohio senior citizens are also eligible for the Ohio Homestead Tax Exemption, which is open to qualifying homeowners who live in the home as their primary residence. To qualify for this exemption, you must:

Be at least 65 years old during the current tax year; or
Be certified totally and permanently disabled, regardless of age; or
Be the surviving spouse of a qualified homeowner if you were at least 59 years old on the date of their spouse's death.

Applications for the exemption for tax bills for the following year must be received by October 1 st of the current year. The normal application dates are between the first Monday in January and the first Monday in June. For more information or to apply for the Homestead Exemption, please contact your County Auditor .

Taxes are collected twice a year by County Treasurers . Homeowners can elect to set up a monthly payment plan to pay their taxes. Homeowners should contact their local County Treasurer for information about payment plans and application forms. To locate your County Treasurer or County Auditor , please visit these websites:

The County Auditors ' Association of Ohio – www.ccao.org .

The County Treasurers ' Association of Ohio – www.ctao.com .