The story of this market
The typical home in Montgomery County, Ohio sells for about $209,983, or $143 per square foot.
Prices are up +3.8% from a year ago, so sellers still have some momentum. Homes take about 7 days to sell, which is fast. Over the long run, values in this county have grown 85% since 2000. Last year 95 of 129 neighborhoods saw prices rise, so the story isn't the same street to street. HUD's fair market rent for a two-bedroom is $1,248 a month.
HUD sets the fair market rent for a 2-bedroom at $1,248 a month. FEMA's National Risk Index rates overall hazard risk here as Very Low.
Price climate
Every year of price change, 2000–2025
+2.8%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+12.3%). Worst: 2011 (-4.1%). Hover to read a year.
Monthly price momentum
Home values since 2015
+3%
OH · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,623
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+2.8%
2025 change
FHFA repeat-sales index, median of 129 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
16
Very Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $119,158,374.
Mortgage activity
Home lending in this county
77%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 22068 | 12096 | 77% | 8.3% | $115,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Montgomery County, Ohio
Montgomery County's residential market maintains steady, balanced demand underpinned by strong baseline affordability compared to national medians. Homes move briskly with a median of 7 days to pending, while values show modest appreciation (+3.8% year-over-year) and a stable 100% sale-to-list ratio. Anchoring healthcare institutions and defense aerospace ties to nearby Wright-Patterson AFB provide a stable employment foundation supporting moderate inventory turnover.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 18 cities · 31 ZIP reports
Median prices moved up 3.5% year over year.
Homes spend a median of 39 days on market with 0.1 months of supply — a fast-moving market.
1% of listings have cut prices · homes sell at 33.9% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.1% · poverty 14.4% — a stable, low-distress profile.
ACS 2024 5-year estimates. Aggregate published statistics for this county — never individual records, and never an attribute of any individual property or resident.
Owned and leased federal assets with active or excess status, per the General Services Administration's Real Estate Across the United States inventory (read 2026-09-25). A federal footprint read on this county — not a market valuation, and never an attribute of any individual property or tenant.
Deterministic aggregate of 31 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Montgomery County, Ohio — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Each property observation weighs one in its ZIP's deterministic roll-up — property-level records (taxes, scores, permits) never roll individually. Latest property research run Sep 20, 2026.
researched Sep 22
researched Sep 22
researched Sep 22
researched Sep 22
researched Sep 22
researched Sep 20
researched Sep 20
researched Sep 21
researched Sep 20
researched Oct 3
| 45309 | Brookville | $288,250 | $166 | -8.3% | 58 | — | — | — | 38 | $982 | researched Sep 22 |
| 45315 | Clayton | $225,000 | $145 | +5.2% | 38 | 98.5% | 12% | 2.5 | 25 | $921 | researched Sep 22 |
| 45322 | Englewood | $250,000 | $139 | +5% | 35 | 100% | — | 2.5 | 176 | $986 | researched Sep 22 |
| 45325 | Farmersville | $214,839 | $149 | -3.4% | 35 | 100% | — | — | 170 | $1,060 | researched Sep 22 |
| 45327 | Germantown | $276,000 | $199 | 0% | 41 | — | — | — | 33 | $980 | researched Sep 22 |
| 45342 | Miamisburg | $274,950 | $165 | +4.6% | 44 | — | — | — | 91 | $1,312 | researched Sep 20 |
| 45345 | Fort Loramie | $197,500 | $153 | -0.9% | 27 | 99.4% | 28% | 1.7 | 1,212 | $915 | researched Sep 20 |
| 45377 | Vandalia | $253,000 | $148 | +20% | 35 | 98.5% | 20% | 4.2 | 99 | $898 | researched Sep 21 |
| 45402 | Dayton | $134,960 | $77 | -1.8% | 58 | — | — | — | 71 | $1,015 | researched Sep 20 |
| 45403 | Dayton | $139,939 | $119 | +20.4% | 21 | 100% | — | — | 96 | $779 | researched Oct 3 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Montgomery County exhibits a stark contrast between its urban core and suburban jurisdictions. Urban Dayton and parts of Trotwood report property and violent crime rates significantly exceeding state and national medians, whereas suburban communities like Centerville, Oakwood, and Kettering consistently record lower-than-average crime rates.
Public education quality varies broadly by municipality across the county's independent school districts. Suburban systems including Oakwood City School District, Centerville City Schools, and Kettering City Schools earn 4.5 to 5-star state report card distinctions, while urban Dayton Public Schools continues working through state performance turnaround initiatives.
Riverine flood risk along the Great Miami and Stillwater river basins is heavily mitigated by the engineered dams and storage basins of the Miami Conservancy District. Severe convective storm risks, including high wind, hail, and tornadic events (notably reminiscent of the Memorial Day 2019 outbreak), represent the prevailing regional weather hazard.
Economic expansion is anchored by adjacent Wright-Patterson Air Force Base, Premier Health, Kettering Health, and aerospace research institutions connected to the University of Dayton. Industrial distribution, advanced manufacturing, and electric vehicle battery/component supply chains near Dayton International Airport continue driving industrial development momentum.
Real property in Montgomery County is appraised at fair market value by the County Auditor on a 6-year reappraisal cycle, assessed at 35% taxable value. Net effective residential tax rates typically span 1.8% to 2.4% depending on municipal and school district levies, moderated by Ohio's 10% rollback, 2.5% owner-occupied credit, and Homestead Exemption programs.
The Montgomery County economy is anchored by defense, healthcare, aerospace technology, and distribution logistics. Adjacent Wright-Patterson Air Force Base serves as the primary regional economic driver, heavily supported by network institutions like Premier Health, Kettering Health, and the University of Dayton Research Institute (UDRI).
Montgomery County is served by the crossroads of Interstate 70 and Interstate 75, offering freight and commuter mobility across the Midwest. Local public transit is provided by the Greater Dayton Regional Transit Authority (RTA), utilizing an extensive bus and electric trolley network centered in downtown Dayton.
Development planning is concentrated on riverfront revitalization in downtown Dayton, industrial and distribution expansion near Dayton International Airport, and infill retail and master-planned residential additions in southern Montgomery County suburbs.
Property assessments are conducted under the jurisdiction of the Montgomery County Auditor using a statutory six-year reappraisal cycle accompanied by a triennial update. Parcels are assessed at 35% of appraised market value, with taxpayers having formal administrative appeal rights before the Montgomery County Board of Revision.
Parcels across Montgomery County overlap multiple independent taxing jurisdictions, notably the Miami Conservancy District for flood protection, the Sinclair Community College taxing district, regional five-rivers park levies, and distinct municipal ISD school taxing authorities.
Property insurance availability remains stable in Montgomery County, though rates have trended upward in line with broader Ohio state averages due to severe convective convective storm damage, hail, and localized convective storm claims.
- Kings Island4.629.3 mi
- Great Wolf Lodge | Mason4.228.8 mi
- Land of Illusion Adventure Park4.413.8 mi
- Caesar Creek State Park4.624.2 mi
- Scene75 Entertainment Center | Dayton4.410.3 mi
- Spooky Nook Sports Champion Mill4.226.8 mi
- Liberty Center4.627 mi
- Ohio Renaissance Festival4.726.6 mi
- Hollywood Gaming at Dayton Raceway3.910.4 mi
- Lindner Family Tennis Center4.728.7 mi
- National Museum of the US Air Force4.913.1 mi
- Cinemark The Greene IMAX and SCREENX4.514.1 mi
- Nova Trampoline and Adventure Park4.713.8 mi
- Cinemark Dayton South 16 and XD4.510.6 mi
- Cox Arboretum MetroPark4.810.1 mi
- National Museum of the US Air Force4.913.1 mi
- Historic Clifton Mill4.428.2 mi
- Boonshoft Museum of Discovery4.78.3 mi
- Carillon Historical Park4.88.6 mi
- Aullwood Audubon Center4.88.8 mi
- Cox Arboretum MetroPark4.810.1 mi
- Carillon Historical Park4.88.6 mi
- Aullwood Audubon Center4.88.8 mi
- Charleston Falls Preserve4.815.3 mi
- Wegerzyn Gardens MetroPark4.88.5 mi
- Heatherwoode Golf Club4.716.8 mi
- PipeStone Golf Club4.311.5 mi
- Golf Galaxy Performance Center3.911.2 mi
- Brown's Run Public Golf Course, Bar, And Event Center4.214.4 mi
- Community Golf Course49.4 mi
- Dayton Mall411.3 mi
- The Greene4.514.1 mi
- The Mall at Fairfield Commons4.315.8 mi
- Meijer4.212.9 mi
- Dorothy Lane Market4.710.5 mi
- Dayton International Airport4.412 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Spanning over 16,000 acres across Montgomery County, the system features extensive riverfront greenbelts, Carillon Historical Park, Eastwood MetroPark, and conserved wetlands that provide extensive regional trail access and paddling infrastructure.
A 65-acre open-air museum detailing Dayton's industrial, technological, and aviation heritage, featuring the 1905 Wright Flyer III and original heritage buildings that anchor community culture and tourism.
Directly serving the county border at Wright-Patterson Air Force Base, it is the world's largest military aviation museum, housing hundreds of aerospace artifacts and presidential aircraft that attract over 800,000 visitors annually.
An Italian Renaissance-style cultural landmark perched above the Great Miami River, presenting world-renowned international collections, seasonal exhibitions, and extensive community programming.
Located in downtown Dayton's Water Street District, Day Air Ballpark hosts the High-A affiliate Dayton Dragons and holds the North American professional sports record for consecutive sellouts, functioning as a vibrant civic hub.
Retrieved via Census Bureau QuickFacts and ACS county-level profiles for Montgomery County (FIPS 39113).
Property is assessed at 35% of its true market value. The tax is calculated by multiplying the assessed value by the effective tax rate (millage) of the local taxing district. Exemptions include the Homestead Exemption for qualifying seniors and disabled persons, which reduces the taxable value of the primary residence.
Governed by Ohio Revised Code Chapter 5713.
Ohio is a judicial foreclosure state requiring court action to foreclose. Owners have redemption rights to pay the full amount of taxes, penalties, and costs to stop the sale, typically until the confirmation of sale or decree of foreclosure.
Governed by Ohio Revised Code Chapters 323, 5721, and 5723.
applies when — Applies to the transfer of residential real property consisting of one to four dwelling units.
Sellers must complete a state-prescribed form disclosing known material conditions and defects of the property, including structural, mechanical, and environmental issues.
Governed by Ohio Revised Code Chapter 5302.30.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.