Manufactured Housing

Depreciation Method (currently used by most owners)
Manufactured or mobile home owners can be taxed using a method of depreciation and the full tax rate. This tax rate is not subject to House Bill 920 reduction factors. This method uses the sale price of the home, which is multiplied by either 95 percent for unfurnished units or 80 percent if the home is furnished. This amount is known as the depreciated value, which is multiplied by 40 percent to create the assessed value. The assessed value is multiplied by the full tax rate to calculate the yearly taxes. Every year an additional 5 percent depreciation is deducted from the 95 percent or 80 percent until it reaches 35 percent. Purchases prior to Jan. 1, 2000 may stay on the depreciated method or elect to change to the appraised method.

Appraisal Method
All manufactured or mobile homes that are purchased or otherwise transferred after Jan. 1, 2000 will be taxed like Real Property. Under the appraisal method, all homes will be appraised for market value by the county auditor. These values will be adjusted every three years on the same schedule as Real Property. This method uses the appraised value multiplied by 35 percent to create the assessed value. The assessed value is multiplied by the current effective rate to calculate the gross tax. Homes taxed under this method are entitled to the 10 percent rollback and the owner-occupied rollback for owner-occupied properties. Call the Pike County Auditor’s Office at 740.947.4125 for assistance in calculating tax comparisons for your home.

Converting a Manufactured Home to Real Estate
Recent changes in state law allow for homeowners who own the land on which their manufactured or mobile home is placed to convert the home to real estate. To do so, the home must be affixed on a permanent foundation, all taxes must be paid and the title surrendered to the auditor’s office.

Converting to the appraisal method
You may convert your method of taxation to the appraisal method by contacting the Pike County Auditor’s Office prior to December 1 of any year. To convert to the appraisal method, all taxes must be paid and a form, available from the auditor’s office, must be filed. Please note that you can only change your method of taxation once. Call the auditor’s office at 740.947.4125 for assistance in determining which taxation method is best for you.