Shelby County, Ohio Real Estate with Amanda Mullins
Shelby County, Ohio is a rural county north of Troy and Dayton along Interstate 75 and the Great Miami River, with Sidney as its county seat and largest city and villages such as Anna, Botkins, Fort Loramie, Jackson Center, and Russia. Redfin reported a median sale price of $262,413 in Shelby County for the three months ending September 2026, up 32.9 percent from a year earlier. That jump reflects which homes sold in those months, not a rise in every home's value; Zillow's estimate for all homes in the county rose 7.0 percent (Zillow Home Value Index, September 30, 2026). Amanda Mullins, REALTOR® with eXp Realty in Springfield, Ohio, helps buyers and sellers in Shelby County, including buyers relocating from anywhere in the U.S. or overseas, such as service members assigned to Wright-Patterson AFB, check what a specific home is worth before they commit.
Source: Redfin, Shelby County, OH median sale price, three months ending September 2026 (accessed October 22, 2026).
By Amanda Mullins, MBA, SRES, REALTOR® | eXp Realty | Former Appraisal Management Director
Shelby County, Ohio at a glance
| Fact | Figure | Source and date |
|---|---|---|
| County seat and largest city | Sidney | Shelby County, Cities & Villages page; Wikipedia, Shelby County, Ohio (accessed October 22, 2026) |
| City and villages | 1 city (Sidney) and 8 villages, plus part of Minster | Shelby County, Cities & Villages page; U.S. Census Bureau, 2020 Census places by county |
| Townships | 14 | Shelby County, About Shelby County page |
| Population | 48,065, down 0.4% since April 2020 | U.S. Census Bureau, July 1, 2025 estimate |
| Population per square mile | 118.3 | U.S. Census Bureau, 2020 |
| Housing units | 20,766 | U.S. Census Bureau, July 1, 2025 estimate |
| New housing units in building permits | 307 | U.S. Census Bureau, 2025 |
| Owner-occupied housing rate | 73.7% | U.S. Census Bureau ACS, 2020 to 2024 |
| Median value of owner-occupied homes | $208,100 | U.S. Census Bureau ACS, 2020 to 2024 |
| Median sale price | $262,413, up 32.9% (reflects the mix of homes sold) | Redfin, three months ending September 2026 |
| Median days on market | 52 days | Redfin, September 2026 |
| Sale-to-list price ratio | 97.2% | Redfin, September 2026 |
| Median listing price | $281,950, up 31.3% | Realtor.com Economic Research, September 2026 |
| Active listings | 94, up 3.9% | Realtor.com Economic Research, September 2026 |
| Typical home value | $246,250, up 7.0% | Zillow Home Value Index, September 30, 2026 |
| Mean travel time to work | 19.0 minutes | U.S. Census Bureau ACS, 2020 to 2024 |
| 2026 value update | New values for tax year 2026, on bills paid in 2027; next full reappraisal 2029 | Shelby County Auditor (Sidney Daily News, February 25, 2026); Ohio Department of Taxation |
Where in Shelby County does Amanda Mullins work?
Amanda Mullins works with buyers and sellers in Sidney and across Shelby 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) |
|---|---|---|
| Sidney | County seat, center of the county, on the Great Miami River and Interstate 75 | $216,710 |
| Anna | North, home to a Honda engine plant | $333,574 |
| Botkins | North, on Interstate 75 at the Auglaize County line | $281,922 |
| Fort Loramie | West, along Loramie Creek | $348,259 |
| Jackson Center | Northeast | $216,950 |
| Russia | West | $359,165 |
Source: Zillow Home Value Index, all homes, by city, September 30, 2026 (accessed October 22, 2026). Honda plant: Wikipedia, Anna, Ohio (accessed October 22, 2026).
Amanda's Shelby County area also includes the villages of Kettlersville, Lockington, and Port Jefferson, the part of Minster that lies in Shelby County (the village is also in Auglaize County), the census-designated place of Newport, and the county's 14 townships (Shelby County, Ohio; U.S. Census Bureau, 2020 Census). For closed sales in the county seat, Redfin reported a median sale price of $223,893 in Sidney for the three months ending September 2026, up 16.3 percent, a change that also reflects which homes sold. Next door, Amanda covers Logan County and Bellefontaine to the east, Miami County and Troy to the south, and Champaign County and Urbana to the southeast. Farther south are her pages on Montgomery County, Dayton, Clark County, and Springfield.
What is the Shelby County, Ohio housing market doing?
Shelby County still leans toward sellers, and buyers have a few more homes to look at than a year ago. The Midwestern Ohio Association of REALTORS®, whose six-county region includes Shelby County, classified all six counties as seller's markets in September 2026 and reported that inventory rose in all six (Realtors Property Resource county reports, published October 14, 2026). Its published snapshot gives no separate Shelby County price.
Redfin reported a 97.2 percent sale-to-list ratio in Shelby County in September 2026, up 2.3 points from a year earlier, with 22.0 percent of homes selling above list price, up 5.3 points. Its median days on market was 52, compared with 55 a year earlier.
Supply is growing slowly. Realtor.com counted 94 active listings in Shelby County in September 2026, up 3.9 percent from a year earlier, and 50 new listings that month, up 66.7 percent, with a median of 42 days on market for active listings. Homes priced from recent sales are drawing offers near asking, and some are selling above it.
Why do the numbers not match?
| Source | What it measures | Figure | Period |
|---|---|---|---|
| Redfin | Median sale price, Shelby County | $262,413, up 32.9% | Three months ending September 2026 |
| Realtor.com | Median listing price, Shelby County | $281,950, up 31.3% | September 2026 |
| Zillow | Home Value Index (typical estimated value), Shelby County | $246,250, up 7.0% | September 30, 2026 |
| U.S. Census Bureau | Median value owners report for their own homes | $208,100 | ACS 2020 to 2024 |
| Redfin | Median sale price, Sidney | $223,893, up 16.3% | Three months ending September 2026 |
| Zillow | Home Value Index, Sidney | $216,710, up 6.7% | September 30, 2026 |
Redfin's 32.9 percent rise in the three-month median reflects the mix of homes that sold, and it stands out against Zillow's 7.0 percent rise in its estimate for all homes. A county of about 48,000 people (U.S. Census Bureau, July 1, 2025) has a small number of sales each month, so a shift in which homes sold, such as more newly built homes or more sales in higher-priced villages, can lift a median. That jump reflects which homes sold, not a rise in every home's value. The listing median reflects what sellers are asking now, and the Census figure is older and self-reported. Days on market differ too: 52 days for sold homes on Redfin and 42 days 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 Shelby County owners know about the 2026 value update?
Ohio reappraises all real property every six years and updates values in the third year after each reappraisal (Ohio Department of Taxation). Shelby County's last full reappraisal was in 2023, and 2026 is its update year, with new values payable in 2027, according to Shelby County Auditor Amy Berning (Sidney Daily News, February 25, 2026). The Auditor's office says values are based on actual sales prices by neighborhood. The Ohio Department of Taxation schedule lists Shelby County's next full reappraisal for 2029.
A higher value does not mean the same percentage increase in taxes. The Auditor's office explains that a state law, House Bill 186, places an inflation cap on how much taxes on certain levies can increase, with more levies covered beginning in 2027, and that the owner-occupied credit will phase up from 12.5 percent to 15.38 percent over four years (Shelby County Auditor, Real Estate Tax Quick Update, June 17, 2026). For buyers, the tax figure on an older listing may not match the next bill, so check the parcel with the Shelby 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.
To contest a 2026 value, the Shelby County Board of Revision accepts complaints from January 1 to March 31, 2027. Generally, Ohio law allows one complaint per parcel in each three-year period unless the property has sold or had a significant casualty since the last filing (Shelby County Board of Revision; Ohio Revised Code 5715.19).
How long are drives from Sidney, Ohio?
| From | To | Distance | Approximate drive time |
|---|---|---|---|
| Sidney | Dayton | 40.8 mi | About 40 min (35 to 45 min) |
| Sidney | Wright-Patterson AFB | 45.5 mi | About 50 min (45 to 55 min) |
| Sidney | Springfield | 39.5 mi | About 50 min (45 to 55 min) |
| Sidney | Columbus | 73.8 mi | About 1 hr 30 min (1 hr 25 min to 1 hr 35 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 Shelby County residents at 19.0 minutes (ACS 2020 to 2024). Drives from Anna, Botkins, Fort Loramie, Russia, or the rural townships will differ, so check the route from a specific address at the time you would actually leave.
Relocating to Shelby County, Ohio
Amanda Mullins, REALTOR® with eXp Realty, helps buyers relocating to Shelby 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 a job in Sidney, a plant along Interstate 75, Dayton, or a base gate, and check it from each town at the hour you would really leave.
- If you will live in Sidney, budget for the city's income tax, which is 1.75 percent starting January 1, 2026, up from 1.50 percent in 2025. Every Sidney resident 18 or older must file a Sidney return, even when the tax is fully withheld (City of Sidney, accessed October 22, 2026). Sidney gives credit for tax paid to another city within limits the city sets, so check the current credit with the city's Income Tax Division before you budget. Rules differ in the villages and townships.
- If you look at Minster, confirm which county the parcel is in, since the village reaches into Auglaize County. That decides which Auditor values the home.
- Decide early between Sidney, 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, and remember that the 2026 value update reaches bills in 2027.
- 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.
Where does Wright-Patterson AFB fit in?
Wright-Patterson AFB sits east of Dayton, in Greene and Montgomery counties, about 45.5 miles from Sidney, or about 45 to 55 minutes by car (Google Maps, checked October 19, 2026, afternoon departure; approximate). For service members who want a small-town or rural setting and can accept a longer drive, Shelby County is one of the areas to compare, alongside Miami County closer to the base.
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 Shelby County, Ohio tend to fit?
For buyers, Shelby County tends to fit someone who works in Sidney or along Interstate 75 north of Dayton and wants a small-town or rural setting: the Census Bureau puts the county's mean travel time to work at 19.0 minutes, and Sidney is about 40 minutes from Dayton (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 30 minutes from Sidney. Prices vary across the county, from a typical value of $216,710 in Sidney to $359,165 in Russia (Zillow, September 30, 2026), so the town matters as much as the county.
For sellers, homes are still selling near asking, with a 97.2 percent sale-to-list ratio and 22.0 percent of homes selling above list price (Redfin, September 2026), but new listings were up 66.7 percent (Realtor.com, September 2026), so buyers have more to compare. Pricing from recent comparable sales on day one matters.
What I see in this market
Shelby County and Sidney are part of the area I serve, and Sidney is about 40 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 Shelby County listing is which recent sales support the price.
What I am seeing in Shelby County is a market that still rewards a well-priced home. More homes are selling at or above asking than a year ago, and more sellers are listing. If you are buying, be ready to act when the right home comes up. If you are selling, price from recent sales, because buyers now have a few more homes to compare.
The September 2026 numbers point the same way. Redfin reported a 97.2 percent sale-to-list ratio in Shelby County, up 2.3 points from a year earlier, with 22.0 percent of homes selling above list price (Redfin, September 2026), and the Midwestern Ohio Association of REALTORS® classified the county as a seller's market (Realtors Property Resource county reports, published October 14, 2026).
How does Amanda Mullins help buyers and sellers in Shelby 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 2026 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 Shelby County, or relocating to Sidney, Anna, Botkins, Fort Loramie, 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 more on buying, selling, and moving in this part of Ohio, see her blog, her Living in Sidney, Ohio guide, and the nearby Living in Troy, Ohio guide.
Shelby County real estate FAQ
Let's talk about your Shelby County home
Whether you are buying, selling, or relocating to Shelby 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, Shelby County, OH Housing Market (median sale price, median days on market, sale-to-list, sold above list; three months ending and month of September 2026), accessed October 22, 2026: https://www.redfin.com/county/2234/OH/Shelby-County/housing-market
- Redfin, Sidney, OH Housing Market (median sale price, three months ending September 2026), accessed October 22, 2026: https://www.redfin.com/city/18485/OH/Sidney/housing-market
- Midwestern Ohio Association of REALTORS®, Megan Wise, "Monthly market update" (September 2026 snapshot for Auglaize, Champaign, Logan, Mercer, Miami, and Shelby counties; all six classified as seller's markets; inventory up in all six; source: Realtors Property Resource county reports), Miami Valley Today, October 14, 2026, accessed October 22, 2026: https://miamivalleytoday.com/monthly-market-update/
- Realtor.com Economic Research, Inventory Core Metrics, county file (Shelby County, OH, FIPS 39149: median listing price, active listing count, new listing count, median days on market; September 2026), accessed October 22, 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 (Shelby County, Sidney, Anna, Botkins, Fort Loramie, Jackson Center, Russia; from Zillow's public ZHVI files), accessed October 22, 2026: https://www.zillow.com/research/data/
- U.S. Census Bureau QuickFacts, Shelby 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 22, 2026: https://www.census.gov/quickfacts/fact/table/shelbycountyohio/PST045225
- Shelby County, Ohio, Cities & Villages (one city and eight incorporated villages: Sidney, Anna, Botkins, Fort Loramie, Jackson Center, Kettlersville, Lockington, Port Jefferson, Russia), accessed October 22, 2026: https://www.co.shelby.oh.us/292/Cities-Villages
- Shelby County, Ohio, About Shelby County (eight incorporated villages and 14 townships), accessed October 22, 2026: https://www.co.shelby.oh.us/296/About-Shelby-County
- U.S. Census Bureau, 2020 Census Places by County, Ohio (place-to-county reference file; Shelby County: Anna, Botkins, Fort Loramie, Jackson Center, Kettlersville, Lockington, Minster (also in Auglaize County), Port Jefferson, and Russia villages, Newport CDP, Sidney city), accessed October 22, 2026: https://www2.census.gov/geo/docs/reference/codes2020/place_by_cou/st39_oh_place_by_county2020.txt
- Sidney Daily News, "Auditor shares property tax changes," February 25, 2026 (Shelby County Auditor Amy Berning; 2023 revaluation year; values re-evaluated in 2026, payable in 2027; values based on sales prices by neighborhood), accessed October 22, 2026: https://www.sidneydailynews.com/2026/02/25/auditor-shares-property-tax-changes/
- Shelby County Auditor, "Property Tax Changes" release, 2026 (same text as above), accessed October 22, 2026: https://www.co.shelby.oh.us/DocumentCenter/View/1281/Property-Tax-Changes-2026-PDF
- Shelby County Auditor Amy Berning, "Real Estate Tax: Quick Update," June 17, 2026 (House Bill 186 inflation cap on certain levies; more levies from 2027; owner-occupied credit phasing from 12.5 percent to 15.38 percent over four years), accessed October 22, 2026: https://www.co.shelby.oh.us/DocumentCenter/View/1487
- Shelby County, Board of Revision (complaints on 2026 values filed January 1 to March 31, 2027; generally one filing per parcel per triennial period unless sold or casualty), accessed October 22, 2026: https://www.co.shelby.oh.us/198/Board-of-Revision
- Ohio Department of Taxation, "Year of Sexennial Reappraisal and Triennial Update 2026 to 2031" (Shelby County triennial update 2026, reappraisal 2029), accessed October 22, 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 Sidney, Income Tax (1.50 percent starting January 1, 2025; 1.75 percent starting January 1, 2026; every resident 18 and older must file), accessed October 22, 2026: https://www.sidneyoh.com/161/Income-Tax
- Wikipedia, Shelby County, Ohio (county seat, villages, townships, adjacent counties), Sidney, Ohio (Great Miami River; Interstate 75), Anna, Ohio (Honda engine plant), Botkins, Ohio (Interstate 75 Exit 104; Auglaize County line), Fort Loramie, Ohio (Loramie Creek), Jackson Center, Ohio, Russia, Ohio, Minster, Ohio (Auglaize and Shelby counties), and Wright-Patterson Air Force Base, accessed October 22, 2026.
- Drive times: Google Maps, checked October 19, 2026, afternoon departure; approximate (single fastest-route times from Sidney to Dayton, Wright-Patterson AFB, Springfield, and Columbus, about 2:30 to 2:40 PM ET, leave now).