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Manufactured Homes

"Manufactured home"
means a building unit or assembly of closed construction fabricated in an off-site facility, that conforms with the federal construction and safety standards established by the Secretary of Housing and Urban Development pursuant to the Manufactured Housing Construction and Safety Standards Act of 1974" and that has a label or tag permanently affixed to it certifying compliance with all applicable federal construction and safety standards.

Significant changes in the manner in which manufactured and mobile homes are taxed took place on January 1, 2000. Manufactured homes purchased after that date are taxed like real property. An owner of a home purchased prior to January 1, 2000 has the option of converting to this new taxation method.

Methods of Taxation

There are now two different methods of taxing manufactured homes:

Depreciation Method

The sales price of the home is reduced to either 80% for a furnished home or 95% for an unfurnished home. A depreciation allowance of 5% per year is then applied to the reduced sales price until a maximum depreciation allowance of 35% for furnished homes or 50% for unfurnished homes is reached. This depreciated amount is then multiplied by 40% to create the assessed taxable value. The assessed value is then multiplied by the full tax rate of the municipality to determine the amount of annual taxes billed semi-annually. Manufactured homes acquired prior to Jan. 1, 2000 may stay on this method or may elect to change to the new Appraisal method of taxation.

Appraisal Method

A manufactured home purchased after Jan. 1, 2000 is taxed using the Appraisal method. In addition, owners of existing manufactured homes may elect to convert to this method.

Under this method, manufactured home owners will pay a manufactured home tax computed by the same calculations used for real property tax. The values of these homes will be adjusted every three years to their estimated market value. The estimated market value of the home will be multiplied by 35% to create an assessed or "taxable" value for the property. This value will then be multiplied by the effective tax rate to determine the amount of tax that will be billed semi-annually.

The manufactured home owners that are taxed using this method will also be entitled to a 10% rollback and a 2.5% owner occupied credit, if applicable.

Converting to the Appraisal Method

Owners of manufactured homes acquired prior to January 1, 2000 may choose to convert to the appraisal method, however, you may only change once. To do so all taxes must be paid prior to conversion and a form available in the Fiscal Officer’s office must be completed. Transfers after Jan. 1, 2000 will automatically convert to the appraisal method. Contact the Fiscal Officer’s Office if you are interested in converting.

Converting to Real Estate

Certain manufactured home owners may be eligible to have their home taxed as real estate. To do so, you must meet a certain criteria, generally speaking the home must be affixed to a permanent foundation and the owner of the home must also own the land. All taxes must be paid, and the title of the manufactured home must be inactivated and surrendered to the Fiscal Officer’s Office. Contact the Fiscal Officer’s Office if you believe you qualify.

Other Changes

Transfer of Ownership

The County Fiscal Officer must convey used manufactured homes that are sold after January 1, 2000. The sale will be subject to a conveyance fee of $4.00 per $1,000 of the sale price. Once the conveyance is paid in the Fiscal Officer’s office, the Clerk of Courts can transfer the title without charging sales tax.

Relocation Notice

This notice is required for any manufactured home that is moved on a public road within the state of Ohio. The notice must be attached to the rear of the home during the move. Failure to get this notice can result in a fine of $100.00 for the owner of the home and the person moving the home. A Relocation Notice is available at the County Fiscal Officer’s Office for a charge of $5.00. All taxes must be paid on the home at the time the Relocation Notice is issued.

Penalty for Failure to Register a Manufactured Home

All owners of Manufactured homes are required to register their home with the County Fiscal Officer’s Office within 30 days after locating in Cuyahoga County. Failure to do so can result in a $100.00 fine.

Board of Revision

Homeowners taxed under the Appraisal method may appeal the valuation of their manufactured home with the Board of Revisions by filing a complaint between January 1 and March 31.

Interest on Delinquent Taxes

Delinquent taxes on manufactured homes are now subject to interest charges.

Contact Us

Please email questions, inquiries, and concerns to mobilehomes@cuyahogacounty.us.