As we approach the end of the year, I want to make sure my clients and neighbors in the Dayton area don’t miss out on a valuable opportunity to reduce their property taxes. Ohio’s Homestead Exemption can save qualifying homeowners hundreds of dollars annually, but you need to act fast—the deadline to apply for 2026 tax savings is December 31st, 2025.

Understanding Ohio’s Homestead Exemption

The Homestead Exemption is a property tax reduction program that helps eligible Ohio homeowners lower their annual tax bills. It’s specifically designed to provide financial relief to senior citizens and disabled homeowners by reducing the taxable value of their primary residence.

If you qualify, this isn’t just a one-time benefit—these savings continue year after year, making a real difference in your household budget.

Who Can Benefit from This Program?

The Homestead Exemption is available to Ohio homeowners who meet specific criteria:

Age 65 or Older: If you’re a senior citizen who will be 65 or older by December 31st of the application year, you may qualify.

Permanently and Totally Disabled: Homeowners of any age who are permanently and totally disabled can also apply for this exemption.

Owner-Occupants: You must own and live in the property as your primary residence as of January 1st.

Income Requirements: For those applying in 2025 for the 2026 tax year, your household income (Ohio Adjusted Gross Income) must not exceed $40,000. This will increase to $41,000 for those applying in 2026 for the 2027 tax year.

I work with many clients throughout the Miami Valley—from Springboro and Centerville to Beavercreek and Bellbrook—and I’ve seen how this program helps retirees, military veterans, and disabled homeowners stretch their retirement income further.

How Much Money Are We Talking About?

For the 2026 tax year, the Homestead Exemption reduces your home’s taxable value by up to $28,000. The actual dollar amount you’ll save depends on your local tax rates, but most homeowners in our area see annual savings ranging from $300 to $600 or more.

Think about what you could do with an extra $400-$500 every year. That’s a nice vacation, home improvements, or simply more breathing room in your monthly budget.

Why the December 31st Deadline Matters

Here’s the critical part: while you can technically apply for the Homestead Exemption at any time during the year, when you apply determines when your savings begin.

Apply by December 31st, 2025: Your tax reduction starts with the 2026 tax year—meaning you’ll see savings on the bills you receive in 2026.

Apply after January 1st, 2026: Your savings won’t begin until the 2027 tax year—you’ll miss out on an entire year of tax reductions.

With the holidays approaching and offices closing for the season, I encourage you to make this a priority in the next few weeks rather than waiting until the last minute.

Step-by-Step: How to Apply

The application process is manageable, but it does require gathering some documentation. Here’s what you need to do:

1. Determine Which County Auditor to Contact

Your application goes through your county auditor’s office based on where your property is located:

• Montgomery County Auditor: For properties in Dayton, Kettering, Centerville, Huber Heights, Miamisburg, and surrounding areas – Visit their Homestead page
• Greene County Auditor: For properties in Beavercreek, Fairborn, Xenia, and communities near Wright-Patterson Air Force Base – Visit their Homestead page
• Warren County Auditor: For properties in Springboro, Lebanon, Franklin, and Mason – Visit their Homestead page
• Clark County Auditor: For properties in Springfield and western communities – Visit their Homestead page

2. Gather Your Documentation

You’ll need to provide:

• Proof of age (driver’s license, birth certificate, or passport)
• Proof of disability if applying under that category (certificate from a licensed physician or letter from Social Security Administration)
• Documentation of your income (your Ohio tax return showing Line 3 – Ohio Adjusted Gross Income)
• Property ownership records (your deed or tax statement)

3. Complete and Submit Your Application

Most county auditor offices accept applications in person, by mail, or through their websites. I recommend calling ahead to confirm their holiday hours and to ask any questions about the documentation they need.

Don’t procrastinate on this—if you wait until December 29th or 30th, you may find offices operating on reduced holiday schedules or encounter processing delays.

Special Considerations for Military Families

Living in the Dayton area, we’re fortunate to have Wright-Patterson Air Force Base as part of our community. Many military retirees have chosen to settle in Beavercreek, Fairborn, Riverside, and surrounding areas after their service.

If you’re a military retiree who is 65 or older, or if you’ve received a service-connected disability designation, you should absolutely explore whether you qualify for this exemption.

Enhanced Exemption for Disabled Veterans: Military veterans with a 100% service-connected disability rating can receive an enhanced exemption of $56,000 (double the standard exemption), with no income requirement. This is a significant benefit for our disabled veterans.

Income Guidelines to Know

The income limits are based on your Ohio Adjusted Gross Income (OAGI), which is found on Line 3 of your Ohio income tax return. The good news is that Social Security benefits are generally NOT counted toward this income limit, which means many retirees who live primarily on Social Security can qualify even if their total household income seems higher.

Important Note: If you received the Homestead Exemption in Ohio for tax year 2013, you are “grandfathered in” and are not subject to the income test, even if you move to another Ohio residence.

What Happens After You Apply?

Once your application is approved, you don’t need to reapply every year. The exemption continues automatically as long as you continue to own and occupy the property as your primary residence.

However, you do need to notify the auditor’s office if you move or if your circumstances change in ways that might affect your eligibility.

Common Questions I Hear from Clients

“I just turned 65 this year. Can I still apply?”

Yes! As long as you’ll be 65 by December 31st, 2025, you can apply for the 2026 tax year.

“I bought my home this year. Am I eligible?”

As long as you own and occupy the property on January 1st, 2026, and meet the age or disability requirements, you should be eligible.

“Can I apply if I have a reverse mortgage?”

Yes, having a reverse mortgage doesn’t disqualify you from the Homestead Exemption.

“What if I’m not sure my income qualifies?”

Don’t self-eliminate! Remember, Social Security income generally doesn’t count toward the limit. Contact your county auditor’s office and let them help you determine eligibility.

“Does my Social Security count toward the income limit?”

Generally, no. Social Security benefits are typically excluded from the income calculation, which is based on your Ohio Adjusted Gross Income from Line 3 of your state tax return.

“I received the exemption years ago but moved to a new house. Do I need to reapply?”

Yes, you must file a new application when you move to a different property, even if you previously received the exemption at your old address.

Take Action This Week

I know the holidays are busy, and it’s easy to put off paperwork. But this is one task that’s worth prioritizing. Here’s my suggestion:

This Week: Call your county auditor’s office and ask about their application process and holiday hours. Use the links provided above to visit their websites.

Next Week: Gather your required documents—driver’s license, your 2024 Ohio tax return, and disability documentation if applicable.

Before December 20th: Submit your application, giving the office time to process it before the holidays.

Setting aside just an hour or two now could result in years of property tax savings. That’s a pretty good return on your time investment!

Local Resources and Contact Information

Here are the direct contacts for our local county auditor offices:

Montgomery County: 937-225-4341 (Homestead Hotline)
www.mcohio.org/657/Homestead

Greene County: Contact their office for assistance
www.greenecountyohio.gov/388/Homestead-Exemption

Warren County: Visit their website for applications and information
auditor.warrencountyohio.gov/RealEstate/HomesteadExemption

Clark County: Check their website for the latest updates
clarkcountyauditor.org

Need Help Understanding Property Taxes?

Property taxes are one of the most important costs of homeownership, and understanding programs like the Homestead Exemption is crucial for making informed decisions about buying, selling, or staying in your home.

Whether you’re a current homeowner looking to reduce expenses, considering selling your home, or thinking about buying in the Dayton area, I’m here to help you understand all the financial aspects of homeownership in our local market.

I’ve helped hundreds of families in Springboro, Beavercreek, Centerville, Kettering, Bellbrook, Waynesville, and throughout the Miami Valley navigate the home buying and selling process, including understanding property taxes and how they impact your housing costs.

If you have questions about the Homestead Exemption, property taxes in our area, or any aspect of buying or selling real estate in the Dayton region, please don’t hesitate to reach out. I’m always happy to share what I know and connect you with the right resources.

The Bottom Line

With only a few weeks until the December 31st deadline, now is the time to act if you think you might qualify for Ohio’s Homestead Exemption. The application process is straightforward, and the ongoing savings can make a real difference in your annual expenses.

Don’t leave money on the table—take an hour this week to explore whether you qualify and get your application submitted. Visit your county auditor’s website using the links above, or give them a call to get started.

And if you know friends, family members, or neighbors who might benefit from this information, please share this article with them. Sometimes the best gift we can give during the holiday season is helping someone save money!

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Additional Resources:

• Montgomery County Homestead Information
• Greene County Homestead Information
• Warren County Homestead Information
• Clark County Homestead Information

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Have questions about the Dayton area real estate market or need guidance with buying or selling your home? Contact me today. I’m proud to serve homebuyers and sellers throughout Springboro, Beavercreek, Centerville, Kettering, and all of the Miami Valley.