Miami County, Ohio Real Estate with Amanda Mullins
Miami County, Ohio is a county north of Dayton along the Great Miami River, with Troy as its county seat and largest city, the cities of Piqua and Tipp City, parts of Huber Heights and Union, and villages such as West Milton, Covington, and Pleasant Hill. Redfin reported a median sale price of $314,197 in Miami County for the three months ending September 2026, up 25.7 percent from a year earlier. That jump reflects which homes sold in those months, not a rise in every home's value, and Zillow's estimate for all homes does not show it. Amanda Mullins, REALTOR® with eXp Realty in Springfield, Ohio, helps buyers and sellers in Miami County, including buyers relocating from anywhere in the U.S. or overseas, such as service members assigned to Wright-Patterson AFB, see what a specific home is worth before they commit.
Source: Redfin, Miami County, OH median sale price, three months ending September 2026 (accessed October 21, 2026).
By Amanda Mullins, MBA, SRES, REALTOR® | eXp Realty | Former Appraisal Management Director
Miami County, Ohio at a glance
| Fact | Figure | Source and date |
|---|---|---|
| County seat and largest city | Troy | Wikipedia, Miami County, Ohio and Troy, Ohio (accessed October 21, 2026) |
| Cities and villages | 5 cities (Troy, Piqua, Tipp City, and parts of Huber Heights and Union) and 9 villages | Miami County, Cities, Villages, and Townships page; U.S. Census Bureau, 2020 Census places by county |
| Population | 112,634, up 3.5% since April 2020 | U.S. Census Bureau, July 1, 2025 estimate |
| Population per square mile | 267.6 | U.S. Census Bureau, 2020 |
| Housing units | 47,930 | U.S. Census Bureau, July 1, 2025 estimate |
| New housing units in building permits | 340 | U.S. Census Bureau, 2025 |
| Owner-occupied housing rate | 73.4% | U.S. Census Bureau ACS, 2020 to 2024 |
| Median value of owner-occupied homes | $229,100 | U.S. Census Bureau ACS, 2020 to 2024 |
| Median sale price | $314,197, up 25.7% (reflects the mix of homes sold) | Redfin, three months ending September 2026 |
| Median days on market | 35 days | Redfin, September 2026 |
| Median sold price | $326,000 | Midwestern Ohio Association of REALTORS®, September 2026 |
| Sold-to-list price ratio | 99.3% | Midwestern Ohio Association of REALTORS®, September 2026 |
| Median listing price | $349,950, up 16.7% | Realtor.com Economic Research, September 2026 |
| Active listings | 262, up 31.7% | Realtor.com Economic Research, September 2026 |
| Mean travel time to work | 22.0 minutes | U.S. Census Bureau ACS, 2020 to 2024 |
| 2025 reappraisal | New values for tax year 2025; next update 2028 | Dayton Daily News, September 11, 2025; Ohio Department of Taxation |
Where in Miami County does Amanda Mullins work?
Amanda Mullins works with buyers and sellers in Troy and across Miami County, Ohio. The table shows Zillow's typical home value for each community. It is an estimate for all homes, not a sale price or an asking price, and Zillow's community areas may not match city or village limits exactly.
| Community | Location | Typical home value (Zillow) | Guide |
|---|---|---|---|
| Troy | County seat, center of the county, on the Great Miami River | $281,444 | Living in Troy |
| Piqua | North, on the Great Miami River | $181,326 | |
| Tipp City | South, along Interstate 75 near Interstate 70 | $346,445 | |
| West Milton | Southwest | $236,091 | |
| Covington | Northwest, near the Stillwater River | $240,319 |
Source: Zillow Home Value Index, all homes, by city, September 30, 2026 (accessed October 21, 2026).
Amanda's Miami County area also includes the Miami County parts of Huber Heights and Union, the villages of Bradford (which reaches into Darke County), Casstown, Fletcher, Laura, Ludlow Falls, Pleasant Hill, and Potsdam, the census-designated place of Brandt, and the county's 12 townships (Miami County, Ohio; U.S. Census Bureau, 2020 Census). For closed sales in the county seat, Redfin reported a median sale price of $287,313 in Troy for the three months ending September 2026, up 17.9 percent, a change that also reflects which homes sold. Next door, Amanda covers Montgomery County and Dayton to the south, Clark County and Springfield to the southeast, and Urbana in Champaign County to the northeast.
What is the Miami County, Ohio housing market doing?
Buyers have more homes to look at than a year ago, and well-priced homes are still selling close to asking. Realtor.com counted 262 active listings in Miami County in September 2026, up 31.7 percent from a year earlier. Redfin's median days on market was 35 in September, up from 25.
The Midwestern Ohio Association of REALTORS®, whose region includes Miami County, still classified the county as a seller's market in September 2026. It reported a median sold price of $326,000, up 7.8 percent from $302,500 in August, a sold-to-list price ratio of 99.3 percent, and median days on market of 17, down from 20 in August (Realtors Property Resource county reports, published October 14, 2026). The association notes that monthly changes describe the homes that sold that month, not a change in every home's value.
Pricing is where the shift shows. Redfin reported a 97.7 percent sale-to-list ratio in September 2026, down 1.2 points from a year earlier, with 15.5 percent of homes selling above list price, down 10.3 points, and 27.5 percent of homes with a price drop. Homes priced from recent sales still sell near asking. Homes that start too high often take a reduction first.
Why do the numbers not match?
| Source | What it measures | Figure | Period |
|---|---|---|---|
| Redfin | Median sale price, Miami County | $314,197, up 25.7% | Three months ending September 2026 |
| Midwestern Ohio Association of REALTORS® | Median sold price, Miami County | $326,000 | September 2026 |
| Realtor.com | Median listing price, Miami County | $349,950 | September 2026 |
| Zillow | Home Value Index (typical estimated value) | $268,300, up 2.5% | September 30, 2026 |
| U.S. Census Bureau | Median value owners report for their own homes | $229,100 | ACS 2020 to 2024 |
| Redfin | Median sale price, Troy | $287,313, up 17.9% | Three months ending September 2026 |
| Zillow | Home Value Index, Troy | $281,444, up 1.8% | September 30, 2026 |
Redfin's 25.7 percent rise in the three-month median reflects the mix of homes that sold, and it stands out against Zillow's 2.5 percent rise in its estimate for all homes. A shift in which homes sold, such as more newly built or higher-priced homes in a given month, can lift a median, so that jump does not mean a typical home gained that much. The listing median reflects what sellers are asking now, and the Census figure is older and self-reported. Days on market differ too: 17 days in the association's September figure, 35 on Redfin, and 47 for active listings on Realtor.com, because each counts different homes in a different way. Compare each source with itself over time. None of these numbers prices a specific house. That comes from recent comparable sales near the home, adjusted for size, condition, land, and updates.
What should Miami County owners know about the 2025 reappraisal?
Ohio requires a full reappraisal of all property every six years, and Miami County's took place in 2025. Miami County Auditor Matthew Gearhardt's office notified more than 40,000 property owners of their new tentative values in September 2025, with the final values due to the Ohio Department of Taxation by October 31, 2025 (Dayton Daily News, September 11, 2025). Ohio property taxes are paid in arrears, so tax year 2025 values show up on the bills paid in 2026. The Ohio Department of Taxation schedule lists Miami County's next triennial update for 2028 and its next full reappraisal for 2031.
A higher value does not mean the same percentage increase in taxes. As the Auditor explained, voted millage rates are reduced when values rise, so voted levies do not bring in more than voters approved. For buyers, the tax figure on an older listing may not match the current bill, so check the parcel with the Miami County Auditor. Buyers looking at farmland or acreage should also ask whether the parcel is enrolled in the Current Agricultural Use Valuation program. For sellers, the Auditor's value is a mass appraisal figure set for taxes. It is a useful reference, not a list price.
Under Ohio Revised Code 5715.19, a value complaint is generally due by March 31 of the year after the tax year in question. An owner who already filed for an earlier year in the same interim period can file again for listed reasons, such as an arm's length sale.
How long are drives from Troy, Ohio?
| From | To | Distance | Approximate drive time |
|---|---|---|---|
| Troy | Dayton | 21.2 mi | About 25 min (20 to 30 min) |
| Troy | Wright-Patterson AFB | 25.9 mi | About 35 min (30 to 40 min) |
| Troy | Springfield | 24.5 mi | About 35 min (30 to 40 min) |
| Troy | Columbus | 71.5 mi | About 1 hr 15 min (1 hr 10 min to 1 hr 20 min) |
Source: Google Maps, checked October 19, 2026, afternoon departure; approximate.
These are approximate times. Each one is the fastest route Google Maps showed on a Monday afternoon, between about 2:30 and 2:40 PM, rounded to the nearest 5 minutes, with a range of about 5 minutes either way. Times at rush hour may differ. The Census Bureau puts the mean travel time to work for Miami County residents at 22.0 minutes (ACS 2020 to 2024). Drives from Piqua, Tipp City, West Milton, or the rural townships will differ, so check the route from a specific address at the time you would actually leave.
Relocating to Miami County, Ohio
Amanda Mullins, REALTOR® with eXp Realty, helps buyers relocating to Miami County, Ohio from anywhere in the U.S. or overseas narrow down where to look before they tour a single home. Some are moving for a new job or to be closer to family; others, such as service members assigned to Wright-Patterson AFB, are moving on orders. A few steps make a long-distance move easier:
- Start with the drive that matters to you, whether that is Dayton, a base gate, Springfield, or a job along Interstate 75, and check it from each town at the hour you would really leave.
- If you will live in Troy, budget for the city's 1.75 percent income tax. Troy gives residents credit for income tax properly withheld for another city, up to 1.75 percent, and residents still file a Troy return (City of Troy; Central Collection Agency, accessed October 21, 2026). Rules differ in Piqua, Tipp City, and the villages, so check the tax for the exact address.
- If you look at Huber Heights or Union, confirm which county the parcel is in, since both cities reach into Montgomery County. That decides which Auditor values the home.
- Decide early between Troy, Piqua, Tipp City, a village, and a rural property, because they are priced and inspected differently.
- If you are looking at a rural parcel, ask early whether it uses a private well or septic system, since that changes the inspections you will want.
- Budget taxes from the current Auditor figure for the parcel, not the seller's old bill.
- If you are buying from out of town, Amanda can coordinate inspections and track the appraisal.
- Set the moving date once the closing date is firm, and leave a little room in case repairs or the appraisal shift the schedule.
For a step-by-step look at buying from out of town, see her relocation help.
Where does Wright-Patterson AFB fit in?
Wright-Patterson AFB sits east of Dayton, in Greene and Montgomery counties, about 25.9 miles from Troy, or about 30 to 40 minutes by car (Google Maps, checked October 19, 2026, afternoon departure; approximate). For service members who want a small-city or rural setting north of Dayton within that drive, Miami County is one of the areas to compare.
For service members using a VA loan, Amanda Mullins plans the search around the report date and the lender's timeline. See her relocation help, plus her guides to VA loans near WPAFB, WPAFB BAH rates, and areas near Wright-Patterson AFB by commute time.
Who does Miami County, Ohio tend to fit?
For buyers, Miami County tends to fit someone who works in Dayton, at Wright-Patterson AFB, or along Interstate 75 and wants a small-city or rural setting with a workable drive: Troy is about 25 minutes from Dayton and about 35 minutes from the base (Google Maps, checked October 19, 2026, afternoon departure; approximate). It is a harder fit for a buyer who must reach Columbus every workday, about an hour and 15 minutes from Troy, or who wants a lower price point, since Miami County's median sale price was $314,197 versus $226,992 in Montgomery County (Redfin, three months ending September 2026).
For sellers, buyers have more choices than a year ago, with active listings up 31.7 percent (Realtor.com, September 2026) and 27.5 percent of homes taking a price drop (Redfin), yet the association's September sold-to-list ratio was 99.3 percent. Pricing from recent comparable sales on day one matters.
What I see in this market
Miami County is part of the area I serve, and Troy is about 25 miles from my office in Springfield. For more than 13 years I ran the side of the business that ordered and reviewed appraisals for lenders. That is why my first question on any Miami County listing is which recent sales support the price.
What I am seeing in Miami County is more homes to choose from and more price reductions than a year ago, while homes priced right from the start still sell close to asking. Sellers still got 99.3 percent of list price in September 2026, according to the Midwestern Ohio Association of REALTORS®. If you are buying, you have more time to compare. If you are selling, the first price matters more than it did a year ago.
How does Amanda Mullins help buyers and sellers in Miami County?
Amanda Mullins spent more than 13 years in residential appraisal management before becoming a REALTOR®. As a Former Appraisal Management Director, she reviews a home the way a lender's valuation review would: recent comparable sales, condition, and what the home is likely to appraise for.
For buyers, she checks whether the asking price is supported before an offer and plans ahead for a short appraisal, which matters when recent medians have moved faster than home value estimates. For new construction, see her new construction services.
For sellers, she builds the list price from the sales likely to be used in the appraisal, so a good offer is less likely to fall apart later. Her guide on how to price your home in a shifting Ohio market walks through it. She can also explain how the Auditor's 2025 value relates to market value. As an SRES, she works with older homeowners through her SRES services.
If you are thinking about buying or selling a home in Miami County, or relocating to Troy, Piqua, Tipp City, or the villages around them, call or text Amanda at (317) 750-6316 for a no-pressure conversation, or reach her through the contact page. For the county seat in more depth, start with the Living in Troy, Ohio guide.
Miami County real estate FAQ
Let's talk about your Miami County home
Whether you are buying, selling, or relocating to Miami County, Amanda is happy to look at the numbers with you. Call or text, or send a message online.
317-750-6316Amanda Mullins, REALTOR®, eXp Realty
301 North Fountain Avenue, Springfield, OH 45504
Sources
- Redfin, Miami County, OH Housing Market (median sale price, median days on market, sale-to-list, sold above list, price drops; three months ending and month of September 2026), accessed October 21, 2026: https://www.redfin.com/county/2214/OH/Miami-County/housing-market
- Redfin, Troy, OH Housing Market (median sale price, three months ending September 2026), accessed October 21, 2026: https://www.redfin.com/city/19585/OH/Troy/housing-market
- Redfin, Montgomery County, OH Housing Market (median sale price $226,992, three months ending September 2026), accessed October 21, 2026: https://www.redfin.com/county/2216/OH/Montgomery-County/housing-market
- Midwestern Ohio Association of REALTORS®, Megan Wise, "Monthly market update" (September 2026 snapshot for Auglaize, Champaign, Logan, Mercer, Miami, and Shelby counties; Miami County median sold price, sold-to-list ratio, and median days on market; source: Realtors Property Resource county reports), Miami Valley Today, October 14, 2026, accessed October 21, 2026: https://miamivalleytoday.com/monthly-market-update/
- Realtor.com Economic Research, Inventory Core Metrics, county file (Miami County, OH: median listing price, active listing count, median days on market; September 2026), accessed October 21, 2026: https://econdata.s3-us-west-2.amazonaws.com/Reports/Core/RDC_Inventory_Core_Metrics_County.csv
- Zillow, Home Value Index, all homes, county and city series, data through September 30, 2026 (Miami County, Troy, Piqua, Tipp City, West Milton, Covington; from Zillow's public ZHVI files), accessed October 21, 2026: https://www.zillow.com/home-values/570/miami-county-oh/
- U.S. Census Bureau QuickFacts, Miami County, Ohio (population and housing units, July 1, 2025, Vintage 2025; building permits, 2025; population per square mile, 2020; owner-occupied rate, median value, and mean travel time, ACS 2020 to 2024), accessed October 21, 2026: https://www.census.gov/quickfacts/fact/table/miamicountyohio/PST045225
- Miami County, Ohio, Cities, Villages, and Townships (Bradford, Casstown, Covington, Fletcher, Huber Heights, Laura, Ludlow Falls, Piqua, Pleasant Hill, Potsdam, Tipp City, Troy, Union, West Milton; 12 townships), accessed October 21, 2026: https://www.miamicountyohio.gov/cities-villages-townships/
- U.S. Census Bureau, 2020 Census Places by County, Ohio (place-to-county reference file; Miami County: Bradford village (also in Darke County), Brandt CDP, Casstown village, Covington village, Fletcher village, Huber Heights city (also in Montgomery County), Laura village, Ludlow Falls village, Piqua city, Pleasant Hill village, Potsdam village, Tipp City city, Troy city, Union city (also in Montgomery County), West Milton village), accessed October 21, 2026: https://www2.census.gov/geo/docs/reference/codes2020/place_by_cou/st39_oh_place_by_county2020.txt
- Dayton Daily News, Nancy Bowman, "Miami County property values to increase an average of 28% in 2026," September 11, 2025 (Auditor Matthew Gearhardt; more than 40,000 owners notified; final abstract due October 31; voted millage reduced when values rise), accessed October 21, 2026: https://www.daytondailynews.com/local/miami-county-property-values-to-increase-an-average-of-28-in-2026/article_00360128-7fa3-5b2e-8f81-53a0fbe951fa.html
- Ohio Department of Taxation, "Year of Sexennial Reappraisal and Triennial Update 2026 to 2031" (Miami County triennial update 2028, reappraisal 2031), accessed October 21, 2026: https://dam.assets.ohio.gov/image/upload/tax.ohio.gov/real_estate/yearofsexennialreappraisalandupdate-2026-2031.pdf
- Ohio Revised Code 5715.19, Complaint against valuation, accessed October 19, 2026: https://codes.ohio.gov/ohio-revised-code/section-5715.19
- City of Troy, Income Tax FAQs (1.75 percent rate; credit for tax properly withheld for another city up to 1.75 percent; residents must file), accessed October 21, 2026: https://troyohio.gov/1858/Income-Tax-FAQs
- Central Collection Agency (CCA), Troy member municipality page (1.75% tax rate; 100% credit; 1.75% credit limit; effective January 1, 1993 to current), accessed October 21, 2026: https://www.ccaohio.gov/member-municipalities/troy
- Wikipedia, Miami County, Ohio (county seat, townships, adjacent counties), Troy, Ohio (largest city in Miami County; Great Miami River), Piqua, Ohio (Great Miami River), Tipp City, Ohio (Interstate 75 near the Interstate 70 interchange), West Milton, Ohio, Covington, Ohio (Stillwater River), and Wright-Patterson Air Force Base, accessed October 21, 2026.
- Drive times: Google Maps, checked October 19, 2026, afternoon departure; approximate (single fastest-route times from Troy to Dayton, Wright-Patterson AFB, Springfield, and Columbus, about 2:30 to 2:40 PM ET, leave now).