Columbus, Ohio · Tax Guide for 55+ Buyers
Franklin County Property Tax: What Retirees Actually Pay
The honest version every directory site skips — how your bill is calculated, the real effective rate, and what a Columbus-area active-adult home costs in tax each year.
The number that matters: ~1.69%
Franklin County’s effective property tax rate runs around 1.69% of market value — well above the national median of roughly 1.0%. Within Columbus itself the effective rate is closer to 1.60%, and a typical Columbus residential bill lands near $4,138, but exact rates vary by the specific taxing district (city, township, and school district stacked together). For a $450,000 Courtyards home, plan on roughly $7,600 a year in property tax before any exemption.
Why this page exists: the brochures and directory sites quote the HOA fee and the home price, then go quiet on tax. In Ohio, property tax is often the single largest line in your carrying cost — bigger than the HOA, bigger than insurance. Skipping it is how buyers get surprised on their first bill.
How Ohio actually computes your bill
Ohio does not simply multiply your home’s value by a rate. The mechanics matter because they affect how much your bill grows over time:
1. Assessed value = 35% of market value
The county auditor sets your home’s market value, and Ohio taxes 35% of that as the “assessed” or taxable value. A $450,000 home has an assessed value of $157,500.
2. Millage is applied to assessed value
Your total millage — the sum of county, city/township, school, and any levies — is applied to that assessed value. The result, after Ohio’s reduction factors and rollbacks, is what produces the ~1.69% effective rate on market value.
3. Reappraisals can move your bill
Franklin County reappraises on a cycle, and the strong recent rise in Central Ohio home values has pushed many assessments — and bills — upward. Budget for your tax to grow over a decade, not stay flat.
Worked example: a $450,000 Courtyards home
| Step | Amount |
|---|---|
| Market value (auditor) | $450,000 |
| Assessed value (35%) | $157,500 |
| Effective rate on market value | ≈1.69% |
| Estimated annual tax | ~$7,605 |
| Monthly equivalent | ~$634 |
The school district is the biggest variable
Within Franklin County, the school district drives most of the difference between one community’s rate and another’s. The New Albany–Plain Local district, for example, sits noticeably above the county baseline — roughly 0.09% higher effective, about $440 a year more on a $490k home. Hilliard, Grove City (South-Western), Westerville, and Gahanna-Jefferson each carry their own millage. Always confirm the exact district before assuming a rate.
One more 2025 change: the sales tax
Not property tax, but worth knowing for your overall budget: Franklin County’s sales tax rose from 7.5% to 8.0% in April 2025 with the COTA transit levy. It does not touch your home, but it nudges the cost of everyday spending in retirement.
How to lower your Franklin County bill
The main lever for retirees is the Ohio 65+ homestead exemption, which shields a portion of your home’s value from tax if you meet the age and income tests. Disabled veterans get a larger exemption with no income test. We cover the eligibility and the dollar savings in detail in the homestead guide.
Want your exact Franklin County bill?
Send any address and we will pull the parcel-level tax, the district millage, and what the 65+ exemption would save you.
Get the real numbersRates and thresholds are estimates for planning and change over time; effective rates vary by taxing district and reappraisal cycle. Confirm current figures with the Franklin County Auditor before making decisions. This is general information, not tax advice.