Montgomery County, Ohio Real Estate with Amanda Mullins
Montgomery County, Ohio is the Dayton side of the region: Dayton is the county seat, and suburbs such as Kettering, Huber Heights, Centerville, Vandalia, and Miamisburg surround it. Redfin reported a median sale price of $226,992 in Montgomery County for the three months ending September 2026, up 3.2 percent from a year earlier. Amanda Mullins, REALTOR® with eXp Realty in Springfield, Ohio, helps buyers and sellers across the county, including people relocating to the Dayton area, check what a specific home is worth before they commit.
Source: Redfin, Montgomery County, OH median sale price, three months ending September 2026 (accessed October 18, 2026).
By Amanda Mullins, MBA, SRES, REALTOR® | eXp Realty | Former Appraisal Management Director
Montgomery County at a glance
| Fact | Figure | Source and date |
|---|---|---|
| County seat | Dayton | Wikipedia, Montgomery County, Ohio (accessed October 18, 2026) |
| Population | 539,598 | U.S. Census Bureau, July 1, 2025 estimate |
| Housing units | 254,375 | U.S. Census Bureau, July 1, 2025 estimate |
| Owner-occupied housing rate | 62.5% | U.S. Census Bureau ACS, 2020 to 2024 |
| Median value of owner-occupied homes | $180,900 | U.S. Census Bureau ACS, 2020 to 2024 |
| Median sale price | $226,992, up 3.2% | Redfin, three months ending September 2026 |
| Homes sold | 591 in September 2026, down 11.5% | Redfin |
| Median days on market | 36 days | Redfin, September 2026 |
| Median listing price | $209,900, down 7.23% | Realtor.com, key indicators as of October 2026 |
| Active listings | 2,708, up 13.16% | Realtor.com, key indicators as of October 2026 |
| Mean travel time to work | 21.9 minutes | U.S. Census Bureau ACS, 2020 to 2024 |
| 2026 reappraisal, residential | About 19% tentative increase | Montgomery County Auditor, reported by Dayton Daily News, June 17, 2026 |
Where in Montgomery County does Amanda Mullins work?
Amanda Mullins works with buyers and sellers in Dayton and the surrounding suburbs and townships. The table shows each area's median listing price from Realtor.com. A listing price is what sellers are asking, not what homes sold for, and small areas can swing from month to month.
| Community | Location | Median listing price | Guide |
|---|---|---|---|
| Dayton | County seat, center of the county | $169,900 | Living in Dayton, Ohio |
| Kettering | South of Dayton | $258,000 | Covered in the Dayton guide |
| Huber Heights | Northeast, along I-70 | $269,000 | Covered in the Dayton guide |
| Centerville | South, off I-675 | $319,000 | Covered in the Dayton guide |
| Washington Township | South, around Centerville | $399,900 | |
| Vandalia | North, near I-70 and I-75 | $285,000 | Covered in the Dayton guide |
| Miamisburg | Southwest, along I-75 | $299,900 | Covered in the Dayton guide |
| Miami Township | Southwest, along I-75 | $299,000 | |
| Riverside | East, beside Wright-Patterson AFB | $194,500 | Covered in the Dayton guide |
| Trotwood | Northwest of Dayton | $154,900 | Covered in the Dayton guide |
| Englewood | North, near I-70 | $245,200 | |
| Clayton | Northwest | $295,000 |
Source: Realtor.com, Montgomery County market report, median listing price by city, key indicators as of October 2026 (accessed October 18, 2026).
Amanda also works in Oakwood, West Carrollton, Brookville, and the rural townships. Nearby, she covers Greene County, including Beavercreek, Fairborn, and Xenia, plus Clark County to the northeast and Troy in Miami County to the north.
What is the Montgomery County housing market doing?
The market has more homes to choose from, and prices are still higher than a year ago. Redfin counted 591 sales in September 2026, down from 668 a year earlier, while the median sale price rose 3.2 percent. Realtor.com showed 2,708 active listings, up 13.16 percent from a year earlier.
Pricing cuts both ways. For September 2026, Redfin reported a 97.8 percent sale-to-list ratio, 24.5 percent of homes selling above list price (down 4.4 points), and 29.1 percent of homes with a price drop (up 2.6 points). A well-priced home can still draw strong offers, and an overpriced one is more likely to sit and need a reduction.
For the wider region, Dayton REALTORS reported a September 2026 median sale price of $271,500 across its MLS, up 7.8 percent, with 1,261 sales, down 6.5 percent, and a supply of just over two months. That MLS covers more than Montgomery County, so its median is not the county median.
Why do the numbers not match?
| Source | What it measures | Figure | Period |
|---|---|---|---|
| Redfin | Median sale price, Montgomery County | $226,992 | Three months ending September 2026 |
| Realtor.com | Median sold price, Montgomery County | $232,900 | Key indicators as of October 2026 |
| Realtor.com | Median listing price, Montgomery County | $209,900 | Key indicators as of October 2026 |
| Zillow | Home Value Index (typical estimated value) | $202,892, up 2.9% | September 30, 2026 |
| U.S. Census Bureau | Median value owners report for their own homes | $180,900 | ACS 2020 to 2024 |
| Dayton REALTORS | Median sale price, full regional MLS | $271,500 | September 2026 |
Each source measures something different: closed sales, asking prices, a model's estimate of all homes, or what owners say their homes are worth. None of them prices a specific house. That comes from recent comparable sales near the home, adjusted for size, condition, and updates.
How do the 2026 property values affect buyers and sellers?
The Montgomery County Auditor completed a full reappraisal in 2026, as Ohio law requires. The Dayton Daily News reported on June 17, 2026 that tentative residential values rose about 19 percent, and that the Auditor's office expected about 92 percent of properties to see some increase. The Auditor also said a value increase does not translate directly into the same tax increase. The informal review period has ended, and owners who disagree with their value can contest it through the Board of Revision starting January 1, 2027, according to the Auditor's 2026 reappraisal page.
For buyers, the current tax bill on a listing may not reflect the new value. Ohio property taxes are paid in arrears, so a change in value usually shows up in a bill the following year. The Montgomery County Auditor can confirm the timing for a specific parcel. For sellers, the Auditor's value is a mass appraisal figure set for taxes. It is a useful reference, not a list price.
How long are drives from Dayton?
| From | To | Distance | Monday 8 AM drive time |
|---|---|---|---|
| Dayton | Wright-Patterson AFB | 11.2 mi | 16 to 24 min |
| Dayton | Springfield | 26.1 mi | 28 to 40 min |
| Dayton | Columbus | 70.1 mi | 65 to 80 min |
Source: Google Maps, Monday 8 AM departure from the city center, October 18, 2026.
The Census Bureau puts the mean travel time to work for county residents at 21.9 minutes (ACS 2020 to 2024). From Dayton, the base and Springfield are everyday drives at rush hour, and Columbus runs more than an hour each way. Drive times from the suburbs will differ, so check the route from a specific address at the time you would actually leave.
Where does Wright-Patterson AFB fit in?
Wright-Patterson AFB sits just east of Dayton, in both Greene and Montgomery counties. The base describes itself as the largest single-site employer in Ohio, with more than 30,000 Airmen, civilian, and contractor employees (88th Air Base Wing fact sheet, November 29, 2019). The Area B side, near the National Museum of the U.S. Air Force, borders Riverside, and Huber Heights sits north of the base along I-70.
For military buyers using a VA loan, Amanda Mullins plans the search around the report date and the lender's timeline. See her relocation help for Wright-Patterson AFB, plus her guides to VA loans near WPAFB, WPAFB BAH rates, and areas near Wright-Patterson AFB by commute time.
Relocating to Montgomery County, Ohio
Amanda Mullins, REALTOR® with eXp Realty, helps buyers relocating to Montgomery County from another city or state narrow down where to look before they tour a single home. A few steps make a long-distance move easier:
- Start with the drive that matters most, whether that is an office, a base gate, or the airport, and check it from each area at the hour you would really leave.
- Decide early whether the city of Dayton or the suburbs fits better, because they are priced as different markets.
- Estimate property taxes from the 2026 reappraisal value, not the seller's last tax bill.
- If you are buying from out of town, Amanda can tour homes with you by live video, 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.
Who does Montgomery County tend to fit?
For buyers, Montgomery County tends to fit someone who wants a wide price range inside one county, from Dayton city homes listed near $169,900 to Washington Township listings near $399,900 (Realtor.com, October 2026). It suits a buyer who drives to Dayton, the base, or Springfield, or who needs I-75 to the south. A buyer who must reach Columbus every workday may want to compare more than one county.
For sellers, the county has more competition than a year ago, with active listings up 13.16 percent (Realtor.com, October 2026) and 29.1 percent of homes taking a price drop (Redfin, September 2026). Pricing from recent comparable sales on day one matters more when buyers have more choices.
What I see in this market
I treat the city of Dayton and the Dayton suburbs as two different markets, because they are priced and built differently, and the community table above shows how wide that gap runs. Most of the buyers I work with around Dayton are Wright-Patterson AFB buyers, first-time buyers, move-up buyers, and people relocating from other cities. For buyers relocating from higher-cost areas, I compare what their budget buys here with what it buys at home before we choose where to look.
For more than 13 years I ran the side of the business that ordered and reviewed appraisals for lenders. So when I look at a Montgomery County listing, my first question is which recent sales support the price, and which do not.
In Montgomery County right now, homes are staying on the market longer, and the market is shifting more toward buyers. Sellers are having to be more flexible on price and on what they offer, and seller concessions are showing up around the county. Interest rates are higher, and buyers are getting more incentives. If you are buying, that gives you room to ask. If you are selling, price it right from the start and be ready to talk about concessions.
How does Amanda Mullins help buyers and sellers in Montgomery 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. For new construction, see her new construction services.
For sellers, she builds the list price from the sales most 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 2026 Auditor 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 Montgomery County, or relocating to the Dayton area, call or text Amanda at (317) 750-6316 for a no-pressure conversation, or reach her through the contact page. For the city and suburbs in more depth, start with the Living in Dayton, Ohio guide, or compare Springfield and Dayton for homebuyers.
Montgomery County real estate FAQ
Let's talk about your Montgomery County home
Whether you are buying, selling, or relocating to the Dayton area, 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, Montgomery County, OH Housing Market (median sale price, homes sold, median days on market, sale-to-list, sold above list, price drops; three months ending and month of September 2026), accessed October 18, 2026: https://www.redfin.com/county/2216/OH/Montgomery-County/housing-market
- Realtor.com, Montgomery County, OH Housing Market Report (median listing price, median sold price, active listings, median listing price by city; key indicators as of October 2026, charts through September 2026), accessed October 18, 2026: https://www.realtor.com/local/market/ohio/montgomery-county
- Zillow, Montgomery County, OH Home Values (Zillow Home Value Index, updated September 30, 2026), accessed October 18, 2026: https://www.zillow.com/home-values/2980/montgomery-county-oh/
- U.S. Census Bureau QuickFacts, Montgomery County, Ohio (population and housing units, July 1, 2025, Vintage 2025; owner-occupied rate, median value, and mean travel time, ACS 2020 to 2024), accessed October 18, 2026: https://www.census.gov/quickfacts/fact/table/montgomerycountyohio/PST045225
- Dayton REALTORS, "Dayton Area Home Sales for September 2026," published October 13, 2026, accessed October 18, 2026: https://daytonrealtors.org/news/dayton-area-home-sales-for-september-2026/
- Montgomery County Auditor, 2026 Property Reappraisal page (full reappraisal in 2026; informal review ended; Board of Revision from January 1, 2027), accessed October 18, 2026: https://www.mcohio.org/567/2026-Property-Reappraisal
- Dayton Daily News, "Montgomery County home values rise 19% in past year," June 17, 2026 (updated June 27, 2026), accessed October 18, 2026: https://www.daytondailynews.com/local/montgomery-county-home-values-rise-19-in-past-year/article_4567432e-34b5-509b-9fcf-926d10678a06.html
- 88th Air Base Wing, Employment Opportunities at Wright-Patterson AFB fact sheet (more than 30,000 Airmen, civilian and contractor employees; largest single-site employer in Ohio), dated November 29, 2019, accessed October 18, 2026: https://www.wpafb.af.mil/Welcome/Fact-Sheets/
- Wikipedia, Montgomery County, Ohio (county seat) and Wright-Patterson Air Force Base (in Greene and Montgomery counties), accessed October 18, 2026.
- Drive times: Google Maps, Monday 8 AM departure from the city center, October 18, 2026 (ranges from Dayton to Wright-Patterson AFB, Springfield, and Columbus).