Montgomery County, Ohio

Hybrid537,443 residents

County research last verified 2026-07. Office holders, platforms, and deposit rules change — re-confirm anything time-sensitive.

Sale typestate default

Hybrid

Redemption periodstate default

1 year from lien certificate sale (varies); forfeiture-to-deed track has no redemption once complete

Investor returnstate default

Lien: up to 18% per annum, county-set

Governing statutestate default

Ohio Revised Code Ch. 5721

Notes

Ohio hybrid market. Montgomery County Treasurer runs monthly in-person Treasurer’s Tax Sales (tax deed path for delinquent taxes) first Thursday at 10:00 a.m. EST, lower-level auditorium, 451 W. Third St., Dayton. Separately, Sheriff conducts online mortgage and third-party tax-lien foreclosure sales via RealAuction (montgomery.sheriffsaleauction.ohio.gov) Fridays at 9:00 a.m. EST. Do not confuse Treasurer deed sales with Sheriff lien/foreclosure auctions.

Auction logistics

Format

In-person (Treasurer tax sales) / Online (Sheriff tax-lien & mortgage foreclosures)

Frequency

Treasurer tax sales: first Thursday monthly at 10:00 a.m. Sheriff RealAuction sales: Fridays at 9:00 a.m. EST

Platform

Treasurer: in-person at County Admin Building; Sheriff: RealAuction montgomery.sheriffsaleauction.ohio.gov ↗

Deposit rules

Treasurer sales: successful bidder deposits $1,000 plus transfer/recording fees (~$47.50 + $0.50 per additional parcel) immediately (cash, certified check, or local personal check with ID). Balance by certified/cashier’s check within 15 days of confirmation entry. Sheriff online sales: RealAuction registration/deposit rules apply (877-361-7325).

Title risk

Liens that survive the sale

Tax deed vs. lien foreclosure outcomes differ. Federal tax liens and certain governmental liens can survive; HOA and junior interests depend on process joined. Full title search required before bidding either track.

Quiet title

Title companies often require quiet title or extended seasoning after tax/foreclosure deed purchases before insuring free-and-clear marketable title.

Deal maths for Ohio

Assessment ratio: 0.35× of market value
Typical quiet title: $1,800–$5,000 · 5 mo
Recording and transfer: $150

R.C. 5715.01: taxable value is the percentage of true value the tax commissioner sets by rule, capped at 35%. The rule has been at the 35% ceiling for decades and applies uniformly statewide, with no classification by property type and no county overrides.

Offices and records

Tax collector

Montgomery County Treasurer ↗

937-225-4010

Clerk of court

Montgomery County Clerk of Courts / Sheriff Civil (foreclosure sales) ↗

Property appraiser

Montgomery County Auditor (property values / search) ↗

GIS / parcel map

Montgomery County Auditor / GIS parcel resources ↗

Areas trending up

Directional read from dated market analysis — not a guarantee, and not a substitute for your own comps.

Downtown Dayton / Oregon District edge

Urban redevelopment and employment core supporting multifamily and adaptive-reuse demand

Centerville / Kettering suburbs

School-driven south-suburban demand with relatively strong resale liquidity

Beavercreek / Wright-Patterson edge

Military and tech employment base supporting steady housing absorption into 2026