1st Advantage MortgageAbout 62% of Montgomery County homes are owner-occupied, and the median household income is $66,139. Your income, debts and credit decide what you qualify for. Get offers in writing, compare the total repaid, and never pay a fee up front.
On this page
- Who lives in Montgomery County
- Household income in Montgomery County
- Work, industries and travel time in Montgomery County
- Montgomery County housing compared with Ohio
- Montgomery County next to its neighbors
- Places inside Montgomery County
- Debt-to-income at Montgomery County's medians
- Montgomery County households compared
- Before borrowing in Montgomery County
- Licensing and complaints for Montgomery County
- A Montgomery County borrower's checklist
- More guides for Montgomery County
- Frequently asked questions
Who lives in Montgomery County
With an estimated 536,096 residents (ACS 2020 to 2024), Montgomery County ranks 5th of 88 in Ohio for population. It covers 461 square miles of land, or about 1,162 people per square mile. For statistical purposes it belongs to the Dayton-Kettering-Beavercreek, OH metro area, as delineated by the Office of Management and Budget in July 2023. The Census Bureau counts 23 places in the county (20 incorporated, 3 census-designated); the largest is Dayton, with about 136,579 residents, or 25% of the county.
Household income in Montgomery County
The median household income in Montgomery County is $66,139; statewide it is $71,389, so Montgomery County runs 7% below Ohio as a whole. In the state ranking that is 47th of 88.
| Yearly household income | Montgomery County | Gap to Ohio |
|---|---|---|
| Under $35,000 | 25.6% | +1.8 pts |
| $35,000 to $99,999 | 43.7% | +2.1 pts |
| $100,000 to $199,999 | 23.4% | -2.1 pts |
| $200,000 or more | 7.3% | -1.8 pts |
About 26% of households earn under $35,000, while 31% clear $100,000. Census counts 15.0% of Montgomery County residents in poverty, against 13.3% across Ohio. Income from any regular source can count, including Social Security, pensions and disability benefits, as long as you can document it.
Work, industries and travel time in Montgomery County
The biggest employer of Montgomery County residents, by industry, is education and health care at 26% of workers, followed by manufacturing (13%). Averaged over the five survey years, 5.7% of the labor force was out of work and looking. 8% of commuters travel 45 minutes or more each way, and 12% work from home. Only 8.5% of homes here go without a vehicle.
| Industry (employed residents 16+) | Montgomery County | Gap to Ohio |
|---|---|---|
| Education and health care | 25.6% | +1.3 pts |
| Manufacturing | 13.0% | -1.6 pts |
| Professional and administrative services | 11.3% | +1.1 pts |
| Retail trade | 10.7% | -0.4 pts |
| Arts, lodging and food service | 8.8% | +0.4 pts |
| Transportation, warehousing and utilities | 6.7% | +0.7 pts |
Industry shapes paperwork. Salaried and public jobs are easy to verify, while hourly, tipped, commission or contract earners in Montgomery County should have bank statements and tax returns ready.
Montgomery County housing compared with Ohio
A typical Montgomery County rental runs $1,026 a month including utilities. By the Census definition, 47% of Montgomery County renters are cost-burdened. Home values center on $180,900, or 2.7 years of median income. 62% of Montgomery County households own their home and 38% rent. The median home was built in 1966, so roofs, wiring and heating systems are a common source of repair bills.
| Home costs | Montgomery County | Ohio | U.S. middle county |
|---|---|---|---|
| Median gross rent | $1,026/mo | $1,034/mo | $877/mo |
| Median home value | $180,900 | $214,800 | $185,300 |
| Owners | 62% | 67% | 75% |
| Rent-burdened renters | 47% | 46% | 45% |
| Burdened owners | 22% | 21% | n/a |
| Mobile homes | 1.3% | 3.4% | n/a |
Montgomery County next to its neighbors
The six counties whose centers lie closest to Montgomery County's, from 19 to 29 miles away. Warren County leads the group on income ($110,132), Clark County trails ($63,132), and Montgomery County out-earns 1 of the six.
| Adjacent area | How far | HH income (median) | Rent (median) | Owner share |
|---|---|---|---|---|
| Montgomery County | - | $66,139 | $1,026/mo | 62% |
| Preble County, OH | 19 mi | $69,223 | $794/mo | 80% |
| Miami County, OH | 21 mi | $76,817 | $966/mo | 73% |
| Greene County, OH | 22 mi | $87,309 | $1,135/mo | 68% |
| Warren County, OH | 24 mi | $110,132 | $1,361/mo | 79% |
| Butler County, OH | 26 mi | $81,590 | $1,135/mo | 70% |
| Clark County, OH | 29 mi | $63,132 | $872/mo | 69% |
Places inside Montgomery County
The table lists the 14 largest of 23 Census places in Montgomery County, by population. Together all 23 hold about 446,148 people, so roughly 17% of residents live outside any named place. Among places of 500 or more people, median income runs from $32,094 in Drexel to $156,667 in Oakwood. 2 of them have a separate city guide (linked). For the rest, this is the local guide.
| Name | Kind | Pop. | Income | Rent | Miles |
|---|---|---|---|---|---|
| Dayton | city | 136,579 | $45,247 | $918 | 5 mi |
| Kettering | city | 57,206 | $74,681 | $1,051 | 8 mi |
| Huber Heights | city | 43,455 | $79,131 | $1,258 | 12 mi |
| Centerville | city | 25,205 | $85,492 | $1,270 | 11 mi |
| Riverside | city | 24,435 | $61,352 | $1,050 | 9 mi |
| Trotwood | city | 23,041 | $50,113 | $1,031 | 3 mi |
| Miamisburg | city | 19,948 | $82,900 | $1,132 | 9 mi |
| Vandalia | city | 15,053 | $73,275 | $882 | 10 mi |
| Englewood | city | 13,356 | $80,030 | $953 | 8 mi |
| Clayton | city | 13,277 | $92,879 | $1,070 | 8 mi |
| West Carrollton | city | 12,976 | $61,619 | $1,028 | 6 mi |
| Shiloh | CDP | 10,526 | $45,874 | $883 | 5 mi |
| Oakwood | city | 9,458 | $156,667 | $1,416 | 7 mi |
| Union | city | 7,037 | $73,353 | $1,118 | 11 mi |
Debt-to-income at Montgomery County's medians
The debt-to-income ratio is the main affordability test lenders use. Applied to Montgomery County's medians:
- $66,139 a year is $5,512 of gross monthly income
- Less median rent of $1,026, which is 19% of it
- At 43%, room after rent is $1,344 a month
Car, student loan and card payments come out of that room first. Try your own numbers in the calculator.
Montgomery County households compared
College graduates make up 31% of the adult population. 6.5% of residents have no health coverage.
| Montgomery County | Ohio | U.S. county median | |
|---|---|---|---|
| Median age | 38.8 | 39.7 | 41.5 |
| Bachelor's or higher | 31.3% | 31.5% | 22.2% |
| No high school diploma | 7.4% | 8.2% | n/a |
| No health insurance | 6.5% | 6.4% | 7.8% |
| No vehicle | 8.5% | 7.5% | 5.4% |
| Work from home | 12.0% | 13.0% | 8.7% |
| Poverty rate | 15.0% | 13.3% | 13.2% |
| Unemployment (ACS) | 5.7% | 4.8% | 4.4% |
| Commute length | Montgomery County |
|---|---|
| Under 15 min | 30.0% |
| 15 to 29 min | 46.1% |
| 30 to 44 min | 15.6% |
| 45 to 59 min | 3.9% |
| 60+ min | 4.4% |
Before borrowing in Montgomery County
What the Montgomery County figures suggest, and what to check first:
- Rent squeeze. 47% of renters spend 30%+ of income on rent; borrow only if the loan cuts what you pay overall.
- Requirements. Lenders weigh credit history, documented income and existing debt (what to gather).
- Know your credit. Review all three bureau reports for free (AnnualCreditReport.com).
Licensing and complaints for Montgomery County
Licensing happens at the state level, so a lender working with Montgomery County borrowers answers to the Ohio Division of Financial Institutions. Problems with a lender can also go to the CFPB. More on Ohio: Ohio personal loans.
A Montgomery County borrower's checklist
Four checks before you sign anything:
- Know the exact dollar figure you need before talking to a lender.
- Compare the total repaid on every offer, not just the payment.
- A Ohio license check takes minutes; do it first.
- Lock paid-off cards after consolidating so balances stay at zero.
More guides for Montgomery County
City guides inside Montgomery County, and the statewide guide:
Frequently asked questions
How much do households in Montgomery County earn?
The median is $66,139; 31% earn $100,000 or more and 26% under $35,000. A lender uses your own documented income, not this figure.
What do renters pay in Montgomery County?
$1,026 a month at the median, about 19% of median household income.
Does this page cover Dayton?
Yes, along with the other 22 Census places in Montgomery County, such as Kettering, Huber Heights, Centerville.
Are Montgomery County applicants treated differently?
No. Everyone answers the same questions and is screened on the same objective points; lending partners set their own criteria under fair-lending laws.
Is there a Montgomery County office that licenses lenders?
No, licensing is statewide. In Ohio it is the Ohio Division of Financial Institutions.