Relocation Guide · California → Columbus
Moving from California to Columbus
For most California retirees this is a financial win, and not mainly because of tax rates — it’s the home-equity arbitrage. Here is the honest math, including the one thing you give up.
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Talk to a Specialist →The big lever: equity arbitrage
The dominant number in a California-to-Columbus move usually isn’t a tax rate — it’s the gap in home prices. Sell a California home that has appreciated into seven figures, buy a brand-new Columbus Courtyards or Del Webb ranch in the $400ks–$500ks, and the difference can be hundreds of thousands of dollars freed up for retirement. That single swing typically dwarfs every tax consideration on this page.
Income tax actually improves, too. California taxes pension and 401(k) withdrawals as ordinary income at some of the highest rates in the country (Social Security is exempt in both states). Ohio taxes that same retirement income at a flat 2.75% (2026). For most retirees, moving to Ohio lowers the income tax on pensions and withdrawals — the opposite of the Pennsylvania or Florida situation. So you gain on income tax and on equity.
The honest comparison
| Factor | California | Ohio (Columbus) |
|---|---|---|
| Social Security | Not taxed | Not taxed |
| Pension / 401(k) | Taxed at high progressive rates | Flat 2.75% (lower for most) |
| Typical home price | Very high | Far lower (big equity unlock) |
| Property tax rate | ~0.7% (Prop 13, capped) | ~1.69% Franklin / ~1.9% Delaware |
| Annual growth cap on assessment | Yes (~2%/yr under Prop 13) | No (resets toward market) |
What you give up: Prop 13. California’s property tax rate is low (~0.7%) and Proposition 13 caps how fast your assessment can rise. Ohio’s rate is higher and has no equivalent annual cap — your bill resets toward market value on the reappraisal cycle and can climb. On the much smaller Ohio home value, the absolute property-tax dollars are often similar to or below what you paid in California — but the rate is higher and uncapped, so budget for growth.
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The net
For the large majority of California retirees, Columbus is a decisive financial win: a major equity unlock from the home sale, lower income tax on retirement income, and a far lower cost of living — against a higher (but uncapped) property-tax rate applied to a much smaller home value. Add the non-financial reasons people choose Columbus — family, four seasons, a slower pace — and the case is strong. Run your specific numbers, especially if your California home is Prop 13-protected at a very low basis.
Where California movers tend to land
With a big equity cushion, many California buyers can comfortably choose prestige (Dublin) or amenities (Del Webb Maygrass) outright. For pure efficiency, Franklin County keeps the property-tax rate to the lower of the two. Claim the 65+ homestead exemption if you qualify.
See your California-to-Ohio numbers
Send your home value and retirement income mix — we will model the equity unlock and the real tax change.
Run my numbersTax rules in both states change and depend on your full financial picture. Confirm current figures and consult a tax professional before relocating. This is general information, not tax advice.
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