Montgomery County, Ohio · Wholesaling

Wholesaling Real Estate in Montgomery County, Ohio

Wholesaling real estate in Montgomery County, Ohio lets you profit from property deals without buying, renovating, or holding a home. You find a distressed property, sign a purchase contract with a motivated seller, and assign that contract to a cash buyer for a fee.

Assign contractsCash buyersProbate leadsPre-foreclosureAbsentee owners

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Montgomery County, Ohio areas and ZIP codes map for real estate investors
$207,600
Median listing price (down 9.5%)
2,666
Active listings in Montgomery County
41 days
Average time on market
$1,100
Median rent (up 6.3%)

Market data: Realtor.com Montgomery County housing market, October 2026. Zillow Home Value Index for Montgomery County: $204,593 (up 3.1% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo
Realtor & Broker · eXp Realty

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Local market snapshot

Why wholesale real estate in Montgomery County?

Wholesaling needs little capital because you control a property with a contract and an earnest money deposit, not a mortgage. In addition, your buyer handles the repairs, so you never manage contractors, and many assignments close in weeks rather than months.

Montgomery County is home to about 537,000 residents as of the 2020 census, and its county seat is Dayton. Its ZIP codes span communities such as Brookville, Farmersville, New Lebanon, and Trotwood, and motivated-seller situations such as inherited homes, tired rentals, and pre-foreclosures show up across all of them.

With a population of this size, Montgomery County produces a steady flow of probate filings, divorces, and foreclosure notices every year. Investors who track these records and reach owners early tend to find the best off-market deals.

Montgomery County wholesale real estate investors finding off-market deals
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Step-by-step

How does wholesaling real estate work in Montgomery County?

Every wholesale deal follows the same path, from the first lead to the assignment fee:

Find a distressed property

Initially, use targeted lead generation to find owners with a reason to sell, such as heirs, tired landlords, or owners facing foreclosure.

Run the numbers

Next, estimate the after-repair value (ARV) from nearby sales, because your offer depends on it.

Sign a purchase contract

Then agree on a price that leaves room for your buyer’s profit as well as your assignment fee.

Find a cash buyer

After that, match the deal with a flipper, landlord, or other cash buyer from your list.

Assign the contract

In addition, transfer your rights under the contract to the buyer in exchange for your fee.

Collect your fee

Finally, the title company or closing attorney usually pays your assignment fee at closing.

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Montgomery County, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
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Find a deal

How do you calculate a wholesale offer in Montgomery County?

Every offer starts with the ARV, which is what the home will be worth once it is fixed. For example, the 70% Rule says your buyer should pay no more than 70% of ARV minus repairs. Because your assignment fee comes out of that number, your contract price must be even lower.

For instance, here is the math using the Montgomery County median listing price as the ARV, an 8% repair budget, and a typical assignment fee.

Wholesale offer example

ARV$207,600
70% of ARV − repairs ($17,000)$128,320
Your assignment fee− $6,000
Your contract price$122,320
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Zip codes

Montgomery County ZIP codes to watch

Start your search in these Montgomery County ZIP codes, and then expand as you learn which areas your buyers want. Next, choose a ZIP code from the menu to open its investing data.

BrookvilleZIP 45309$299,900Flip

Brookville (45309) market snapshot

$299,900 ▼ 1.6%Median listing price
$162Price per sq ft
34 days ▼ 20.9%Days on market
n/aMedian rent
71 ▼ 4.5%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $276,771 (up 4.4% from a year earlier) as of August 2026.

Brookville is a small city in northwestern Montgomery County, Ohio. Population: 5,989 (2020 census).

Investor note: Has its own local government, so check its code-violation, vacant-property, and rental-registration lists. Commuter suburb: owner-occupant demand helps retail resales and quick assignments. Pull probate, pre-foreclosure, and absentee-owner leads for 45309 to find motivated sellers here.

Max offer when the ARV equals the median price$299,900 × 70% − $24,000 repairs = $185,930 max offer

Also see the full 45309 market report on Realtor.com →Then view 45309 homes on Zillow →

FarmersvilleZIP 45325$229,000Negotiate

Farmersville (45325) market snapshot

$229,000 ▼ 24.9%Median listing price
$182Price per sq ft
56 days ▲ 14.3%Days on market
n/aMedian rent
7 ▼ 12.5%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $303,096 (up 5.3% from a year earlier) as of August 2026.

Farmersville is a village in Jackson Township, Montgomery County, Ohio. It is part of the Dayton Metropolitan Statistical Area. Population: 975 (2020 census).

Investor note: Small market: few sales each year, so verify every comp and keep a local buyers list.

Max offer when the ARV equals the median price$229,000 × 70% − $18,000 repairs = $142,300 max offer

Also see the full 45325 market report on Realtor.com →Then view 45325 homes on Zillow →

New LebanonZIP 45345$230,000Wholesale

New Lebanon (45345) market snapshot

$230,000 ▲ 4.5%Median listing price
$164Price per sq ft
41 days ▼ 23.1%Days on market
n/aMedian rent
25 ▲ 33.3%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $195,697 (up 4.6% from a year earlier) as of August 2026.

New Lebanon is a village in Montgomery County, Ohio. Population: 3,796 (2020 census).

Max offer when the ARV equals the median price$230,000 × 70% − $18,000 repairs = $143,000 max offer

Also see the full 45345 market report on Realtor.com →Then view 45345 homes on Zillow →

DaytonZIP 45402$148,900Buy & hold

Dayton (45402) market snapshot

$148,900 ▲ 10.4%Median listing price
$114Price per sq ft
60 days ▲ 33.3%Days on market
$950 ▼ 1.6%Median rent
86 ▲ 21.1%Active listings
7.7%Gross rent yield

In addition, the Zillow Home Value Index is $78,995 (down 8.8% from a year earlier) as of August 2026.

Dayton is a city in Montgomery County, Ohio, and its county seat. The Dayton metropolitan area has an estimated 822,000 residents and is the state's fourth-largest metropolitan area. Dayton is located within Ohio's Miami Valley region, 40 miles north of Cincinnati and 55 miles southwest of Columbus, Ohio. Population: 137,644. ZIP 45402 covers the central part of Dayton.

Investor note: Industrial history: older housing stock often needs updates, which suits fix-and-flip buyers. Nearby college: steady rental demand for buy-and-hold buyers.

Max offer when the ARV equals the median price$148,900 × 70% − $12,000 repairs = $92,230 max offer

Also see the full 45402 market report on Realtor.com →Then view 45402 homes on Zillow →

DaytonZIP 45406$120,700Negotiate

Dayton (45406) market snapshot

$120,700 ▼ 6.8%Median listing price
$103Price per sq ft
63 days ▲ 110%Days on market
$800 ▼ 3%Median rent
128 ▲ 43.6%Active listings
8.0%Gross rent yield

In addition, the Zillow Home Value Index is $95,430 (up 1.4% from a year earlier) as of August 2026.

ZIP 45406 covers the northwestern part of Dayton, about 3 miles from the center of the city.

Investor note: Values vary across Dayton, so compare comps within this ZIP rather than citywide.

Max offer when the ARV equals the median price$120,700 × 70% − $10,000 repairs = $74,490 max offer

Also see the full 45406 market report on Realtor.com →Then view 45406 homes on Zillow →

DaytonZIP 45409$275,000Negotiate

Dayton (45409) market snapshot

$275,000 ▲ 5.8%Median listing price
$169Price per sq ft
44 days ▲ 12.8%Days on market
$937 ▼ 36.7%Median rent
17 ▲ 31.3%Active listings
4.1%Gross rent yield

In addition, the Zillow Home Value Index is $253,340 (up 1.5% from a year earlier) as of August 2026.

ZIP 45409 covers the southeastern part of Dayton, about 2 miles from the center of the city.

Investor note: Close to the city center, where older homes and rentals are common, so check rental-registration and code-violation records.

Max offer when the ARV equals the median price$275,000 × 70% − $22,000 repairs = $170,500 max offer

Also see the full 45409 market report on Realtor.com →Then view 45409 homes on Zillow →

DaytonZIP 45415$232,500Negotiate

Dayton (45415) market snapshot

$232,500 ▼ 2.1%Median listing price
$133Price per sq ft
39 days ▲ 25.8%Days on market
n/aMedian rent
65 ▲ 5.2%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $233,225 (up 4.2% from a year earlier) as of August 2026.

ZIP 45415 covers the northwestern part of Dayton, about 7 miles from the center of the city.

Max offer when the ARV equals the median price$232,500 × 70% − $19,000 repairs = $143,750 max offer

Also see the full 45415 market report on Realtor.com →Then view 45415 homes on Zillow →

DaytonZIP 45419$332,500Negotiate

Dayton (45419) market snapshot

$332,500 ▲ 14.4%Median listing price
$197Price per sq ft
42 days ▲ 54.8%Days on market
$1,500 ▲ 50%Median rent
15 ▲ 30.6%Active listings
5.4%Gross rent yield

In addition, the Zillow Home Value Index is $282,112 (up 1.5% from a year earlier) as of August 2026.

ZIP 45419 covers the southeastern part of Dayton, about 3 miles from the center of the city.

Max offer when the ARV equals the median price$332,500 × 70% − $27,000 repairs = $205,750 max offer

Also see the full 45419 market report on Realtor.com →Then view 45419 homes on Zillow →

TrotwoodZIP 45426$176,950Buy & hold

Trotwood (45426) market snapshot

$176,950 ▼ 1.7%Median listing price
$120Price per sq ft
52 days ▲ 10.6%Days on market
$1,100 ▲ 8.4%Median rent
16 ▼ 7.7%Active listings
7.5%Gross rent yield

In addition, the Zillow Home Value Index is $172,831 (up 8.7% from a year earlier) as of August 2026.

Trotwood is a city in Montgomery County, Ohio. A suburb of Dayton, it is part of the Dayton metropolitan area. Population: 23,070 (2020 census).

Max offer when the ARV equals the median price$176,950 × 70% − $14,000 repairs = $109,865 max offer

Also see the full 45426 market report on Realtor.com →Then view 45426 homes on Zillow →

BeavercreekZIP 45431$292,450Negotiate

Beavercreek (45431) market snapshot

$292,450 ▼ 10%Median listing price
$165Price per sq ft
37 days ▲ 2.8%Days on market
$1,513 ▼ 9.7%Median rent
16 ▲ 23.1%Active listings
6.2%Gross rent yield

In addition, the Zillow Home Value Index is $255,918 (up 4.2% from a year earlier) as of August 2026.

Beavercreek is a city in Greene County, Ohio. Population: 46,549 (2020 census).

Max offer when the ARV equals the median price$292,450 × 70% − $23,000 repairs = $181,715 max offer

Also see the full 45431 market report on Realtor.com →Then view 45431 homes on Zillow →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the max offer assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

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Antonio Stringfield
Probate investor · Los Angeles

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Cash buyers

How do you build your buyers list in Montgomery County?

Build your buyers list before you sign your first contract. Your best buyers are cash buyers who can close quickly, such as flippers, landlords, and small builders.

  • First of all, attend local real estate investor meetups.
  • Also, review recent cash sales in county records to find active buyers.
  • Then connect with title companies, hard money lenders, and property managers.
  • Finally, ask every buyer for their buy box: areas, price range, and rehab level.
Contracts

What does assigning contracts mean in Ohio?

Assigning contracts means transferring your rights as the buyer under a purchase agreement to another investor. Your contract should allow assignment, and your buyer typically pays your assignment fee at closing.

Wholesaling is legal in most states, but the rules differ. Some states require disclosures or a real estate license for certain activities, so review your contracts with a Ohio real estate attorney before you start.

Nancy Wallace-Laab, ForeclosuresDaily.com customer

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Nancy Wallace-Laab
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Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

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In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

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More guides

More wholesaling guides in Ohio

Compare nearby markets before you choose where to farm. For example, these local guides cover other Ohio cities and counties:

Columbus · Cuyahoga County · Franklin County · Hamilton County · Lucas County · Summit County · Wholesale House Prices Cincinnati · Wholesale House Prices Columbus · Wholesale Real Estate Cincinnati Ohio

Also, see Wholesaling Real Estate for Profit for the profit math and guides in every state.

FAQ

Wholesaling questions for Montgomery County

How do you wholesale real estate in Montgomery County?

First of all, find a motivated seller through probate, pre-foreclosure, or absentee-owner leads. Then sign a contract at a discount, and finally assign it to a cash buyer for a fee.

Is wholesaling legal in Ohio?

Wholesaling is legal in most states, but the rules vary. For example, some states require disclosures or a license for certain activities, so have a Ohio real estate attorney review your contracts.

How much can you make wholesaling in Montgomery County?

Assignment fees vary by deal. For instance, a fee of about 3% on a home priced near the Montgomery County median of $207,600 would be roughly $6,000.

Which Montgomery County ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 45406 (Dayton) at $120,700, 45402 (Dayton) at $148,900, and 45426 (Trotwood) at $176,950, based on Realtor.com data from October 2026.

Where do Montgomery County foreclosures come from?

Most start with missed mortgage payments, so pre-foreclosure filings appear months before an auction. As a result, investors who reach owners early can buy before the home is listed.

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