How Does the Ohio Homestead Exemption Work in Bellbrook?
A property tax break Bellbrook and Greene County, Ohio homeowners are entitled to — but most eligible owners never claim.
Talk to Douglas Haney & The Haney GroupPublished September 2026 · Updated September 2026 · By Douglas Haney & The Haney Group, Springfield, OH
Douglas Haney leads The Haney Group at Coldwell Banker Heritage, working alongside Lisa Ackerman, Brad Shuman, and Amanda Russell to help buyers and sellers navigate Bellbrook, Springfield, and the surrounding Ohio market every day.
Quick Answer
Ohio's Homestead Exemption reduces the taxable value of a qualifying home by $25,000 of market value (adjusted for inflation each year) for owners 65 or older, permanently and totally disabled, or a qualifying surviving spouse — and by $50,000 for disabled veterans, regardless of income. For 2026, the income limit for most new applicants is $41,000. Bellbrook, Ohio homeowners apply through the Greene County Auditor using Form DTE 105A, due December 31.
If you own a home in Bellbrook, Ohio and you're 65 or older, permanently disabled, or the surviving spouse of someone who was, there's a decent chance you're leaving money on the table every single year.
Greene County is in the middle of its state-required property reappraisal right now — tentative values went out earlier this year, the informal review period ran through July, and final numbers land in December. Whatever your new number turns out to be, the Homestead Exemption is one of the few tools that actually lowers what you owe, and it's separate from — and works alongside — any appeal you might file.
Here's what it actually does, who qualifies, and how to apply before the year-end deadline.
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$25,000 Standard reduction in taxable market value |
$50,000 Reduction for qualifying disabled veterans |
$41,000 2026 income limit for most new applicants |
Source: Ohio Revised Code § 323.152 · Logan County Auditor — September 2026
Who Qualifies for the Homestead Exemption in Ohio?
You qualify if you meet one of these three tests, own the home, and occupy it as your principal residence as of January 1 of the year you apply:
- Age: You're 65 or older by December 31 of the year you're applying for.
- Disability: You're certified as permanently and totally disabled as of January 1 of that year.
- Surviving spouse: You were married to someone who was receiving the exemption when they passed, and you were at least 59 on the date of their death.
Disabled veterans with a 100% VA service-connected disability rating — and surviving spouses of first responders killed in the line of duty — qualify for the larger, $50,000 enhanced exemption regardless of income. Everyone else has to clear an income test, which trips people up more than anything else in this program.
💡 Haney Group Insight
If you were already enrolled in the Homestead Exemption before tax year 2014, you're grandfathered in — the income test doesn't apply to you at all, even if you move to a different home in Ohio. It's one of the most overlooked rules in the whole program, and I've had longtime clients who assumed a move would knock them out of it. It doesn't, as long as you keep filing.
How Much Does the Homestead Exemption Actually Save You?
Under Ohio Revised Code § 323.152, the standard exemption knocks $25,000 off the taxable market value of your home — not $25,000 off your tax bill directly. The dollar figure is adjusted every year for inflation by the Ohio Tax Commissioner, so the exact current-year number can run a little higher than the statutory base. Your county auditor's office will confirm the precise figure for this tax year. The disabled-veteran exemption works the same way, just at double the amount: $50,000 off taxable value.
What that's worth in real dollars depends on your local tax rate, so it varies by taxing district. A rough way to think about it: on a home with an effective tax rate around 1.5%, a $25,000 reduction in taxable value works out to roughly $375 a year in savings — more in higher-rate districts, less in lower ones. If you want your exact number for your Bellbrook property, get a current home valuation and we'll help you estimate it.
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❌ Myth "My new reappraisal value went up, so my property tax bill is about to go up by the same percentage." |
✅ Fact A value increase does not translate 1-for-1 into a tax increase. In Clark County's 2026 reappraisal, values rose an average of 32%, but Auditor Hillary Hamilton was clear that individual tax bill impacts are much smaller and vary by district. Greene County's auditor has said the same about this year's local reappraisal. The Homestead Exemption reduces your bill further, on top of that gap. |
Sources: Springfield News-Sun · The Haney Group: Your Clark County Property Value Just Went Up 32% — Now What?
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Get the Free GuideHow Do You Apply for the Homestead Exemption in Greene County?
The application itself is short, and most homeowners can complete it in about fifteen minutes.
Applying for the Homestead Exemption, Step by Step
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Confirm you meet one of the three eligibility tests Age 65+ by December 31, permanently and totally disabled as of January 1, or a qualifying surviving spouse. |
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Gather your income documentation Unless you're grandfathered in from before 2014 or applying as a disabled veteran, you'll need your prior year's Ohio (or federal) tax return to show your total income is under the current limit. |
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Complete DTE Form 105A If you're applying based on disability, you'll also attach DTE Form 105E (Certificate of Disability) or a certification from an eligible state or federal agency. |
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Submit it to your county auditor by December 31 Bellbrook homeowners file with the Greene County Auditor. If you missed a prior year you were otherwise eligible for, ask about filing a late application for that year — your auditor's office can tell you what's currently allowed. |
Once you're approved, you generally don't have to reapply every year — the exemption carries forward automatically unless your eligibility status changes (for example, your income rises above the limit in a year you're not grandfathered, or you move).
What's Happening With Property Values in Bellbrook and Greene County Right Now?
Greene County — home to Bellbrook — is in the middle of its own state-required reappraisal this year, on the same six-year cycle that just hit Clark County with an average 32% value increase. According to the Greene County Auditor's office, tentative values went out to property owners earlier this year, the informal review period ran through late July, and final values are expected in December, with any formal Board of Revision appeals open from January 1 through March 31, 2027.
That timeline matters for two reasons. First, your new value isn't final yet — if you think it's wrong once you see the December number, you'll have a defined window to contest it. Second, and separately: whatever your final value turns out to be, the Homestead Exemption reduces the taxable portion of it if you qualify, and that reduction stacks on top of any relief from an appeal. They're not either/or.
3 Things to Do Before Your Greene County Value Is Finalized
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Check whether you already qualify for the Homestead Exemption Age, disability, or surviving-spouse status — and file by December 31 if you do. |
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Get a current market read on your home A local comparison helps you judge whether your county's new value is in the right range before you decide whether to appeal. |
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Mark your calendar for the Board of Revision window January 1 through March 31, 2027, if you decide your final value doesn't reflect your home. |
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DH
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"Here's what I tell every homeowner who calls me worried about their new reappraisal number: the Homestead Exemption isn't a low-income program, it's an age-and-disability program with an income ceiling — and that ceiling is higher than most people assume. I've had clients in Bellbrook who were sure they made too much to qualify, and they didn't. It costs you fifteen minutes to find out. Not applying costs you real money, every single year you skip it." — Doug Haney |
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"Not applying costs you real money, every single year you skip it." |
Frequently Asked Questions
Who qualifies for the Ohio Homestead Exemption?
Homeowners who are 65 or older by December 31 of the exemption year, permanently and totally disabled as of January 1, or the surviving spouse of someone receiving the exemption (and at least 59 when their spouse died) qualify, as long as they own and occupy the home as their principal residence. Disabled veterans with a 100% VA disability rating qualify for a larger exemption regardless of income.
How much money does the Homestead Exemption actually save me in Bellbrook, Ohio?
The standard exemption removes $25,000 of your home's market value from taxation, adjusted for inflation each year; the exact dollar savings depends on your local Greene County tax rate. Disabled veterans get double that: $50,000 of value removed from taxation.
What's the deadline to apply for the Homestead Exemption in Ohio?
For real property, you must file Form DTE 105A with your county auditor by December 31 of the year you're seeking the exemption for. Manufactured and mobile home owners file by December 31 of the prior year instead.
Do I have to reapply for the Homestead Exemption every year?
No. Once approved, the exemption carries forward automatically as long as your eligibility doesn't change — for example, if your income later rises above the limit (and you're not grandfathered in from before 2014) or you move to a different home.
Can I still get the Homestead Exemption if my income is too high?
If you were already receiving the exemption for tax year 2013 or earlier and have stayed continuously enrolled, you're grandfathered in and the income test doesn't apply to you, even if you move. Disabled veterans and surviving spouses of fallen first responders are also exempt from the income test entirely.
Does the Homestead Exemption still apply if I appeal my Greene County property value?
Yes. The Homestead Exemption and a Board of Revision appeal are separate processes that work together — the exemption reduces your taxable value first, and if you also successfully appeal your overall valuation, that reduction applies on top of it.
The Bottom Line for Bellbrook and Greene County Homeowners
If you're 65 or older, permanently disabled, or a qualifying surviving spouse, the Ohio Homestead Exemption is money the state has already set aside for you — you just have to file for it. With Greene County's reappraisal finalizing this December and Bellbrook among the communities affected, now's a good time to check your eligibility, gather your documents, and get your DTE 105A filed well before the December 31 deadline instead of scrambling at year-end.
If you want the full picture before you make a move — on taxes, financing, or anything else in the Ohio market — grab our free Complete Guide to Buying or Selling a Home in Southwest and Central Ohio. And if you're weighing whether now's the right time to sell in Bellbrook, downsize, or just want a second set of eyes on your new valuation, reach out to our team — we walk clients through exactly this kind of question all the time, including many who are also asking whether it's time to downsize after the kids move out.
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Douglas Haney & The Haney Group — Lisa Ackerman, Brad Shuman, and Amanda Russell — is here to guide you every step of the way.
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The Haney Group at Coldwell Banker Heritage · (937) 821-8103 · thehaneygroup.com
About Douglas Haney
Doug Haney is a licensed Ohio REALTOR®, investor, property manager, and Team Lead of The Haney Group with Coldwell Banker Heritage. Based in Springfield, Ohio, Doug and his team help buyers, sellers, investors, and property owners throughout Springfield, Dayton, Columbus, and the surrounding Ohio communities make confident real estate decisions. With years of hands-on market experience, Doug focuses on practical guidance, honest communication, and helping clients move forward with clarity.
