Montgomery County, Ohio: commercial real estate data.
Montgomery County, Ohio had an estimated 537,443 residents on July 1, 2024, up 0.0 percent since the 2020 census base of 537,301, across 462 square miles. County output reached $40.10 bn in 2024, 10,930 establishments operate here, and the SBA record carries 751 7(a) approvals worth $337.7 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Montgomery County
How many people live in Montgomery County
- Population, American Community Survey 2020-2024536,096
- Households231,319
- Average household size2.32
- Median household income$66,139
- Median age38.8
- Median gross rent$1,026 per month
- Median owner-occupied home value$180,900
- Home value to household income2.7 times
- Annual rent as a share of median income18.6 percent
- Adults 25 and over with a bachelor degree or higher31.3 percent
- Adults 25 and over with a graduate degree12.9 percent
- Adults 25 and over368,749
- Population under 18118,834
- Share under 1822.2 percent
- Population 65 and over99,611
- Share 65 and over18.6 percent
- Working age population, 18 to 64317,651
- Civilian labor force269,810
- Unemployment rate5.7 percent
- Labor force participation, adults 18 and over64.7 percent
- Rank by population among Ohio counties5th of 88
- Rank by population among US county-equivalents, Puerto Rico included134th of 3,222
Montgomery County is the 5th largest of 88 Ohio counties by population. A median home costs 2.7 times median household income, which is affordable by national standards. Residents under 18 outnumber those 65 and over, at 22.2 percent against 18.6 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Montgomery County
Is Montgomery County's population growing?
- Population, July 1, 2024537,443
- Census 2020 base population537,301
- Population change since the 2020 census base0.03 percent
- Population change, 2023 to 20242,130
- Births, 20245,879
- Deaths, 20246,450
- Natural change, 2024-571
- Net domestic migration, 2024-6
- Net international migration, 20242,699
- Total net migration, 20242,693
- Cumulative net domestic migration, 2021 to 2024-2,987
- Rank by growth among US county-equivalents1815th of 3,144
The county has grown 0.03 percent since the 2020 census base. Deaths exceeded births in 2024 and the population still grew, so all of the growth came from people moving in. A market held up by migration is more sensitive to a change in relative cost than one growing from household formation.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Montgomery County
Where are people moving to Montgomery County from?
- Tax returns filed by households arriving12,519
- People arriving, from those returns21,247
- Tax returns filed by households leaving13,145
- Net household movement-626
- Adjusted gross income arriving$707.1 m
- Net adjusted gross income movement$-130.3 m
- Average income of an arriving household$56,480
- Average income of a leaving household$63,701
- Largest single originGreene County (2,145 households)
- Largest single destinationGreene County (2,338 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Greene County | 2,145 | 3,575 | $120.0 m |
| Warren County | 1,054 | 1,763 | $66.8 m |
| Miami County | 715 | 1,150 | $37.2 m |
| Butler County | 690 | 1,157 | $33.0 m |
| Clark County | 501 | 847 | $22.0 m |
| Franklin County | 489 | 762 | $26.7 m |
| Hamilton County | 440 | 663 | $20.5 m |
| Preble County | 231 | 398 | $10.4 m |
Households arriving report $7,221 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Greene County, which is the catchment a retail or multifamily study should look at first.
US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Montgomery County
What is the Montgomery County economy?
- County GDP, 2024$40.10 bn
- County GDP, 2023$38.17 bn
- GDP change, 2023 to 20245.1 percent
- GDP change over five years28.3 percent
- Rank by GDP among the Ohio areas BEA publishes5th of 88
- Rank by GDP among the US county areas BEA publishes148th of 3,127
- GDP per resident$74,794
Output grew 5.1 percent in the latest year and 28.3 percent over five, which is the trend line a lender will read behind any single year figure.
US Bureau of Economic Analysis, Regional, table CAGDP2, CAGDP2, through 2024.
Montgomery County
Employment by industry in Montgomery County
- Covered employment, annual average250,085
- Establishments reporting13,276
- Average annual pay$61,439
- Average weekly wage$1,182
- Health care and social assistance, employment51,660
- Health care and social assistance, average annual pay$65,382
- Manufacturing, employment27,229
- Manufacturing, average annual pay$67,948
- Retail trade, employment23,592
- Retail trade, average annual pay$37,370
- Accommodation and food services, employment22,144
- Accommodation and food services, average annual pay$23,045
- Professional, scientific and technical services, employment14,217
- Transportation and warehousing, employment13,323
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 51,660 | 1,873 | $65,382 |
| Manufacturing | 27,229 | 688 | $67,948 |
| Retail trade | 23,592 | 1,572 | $37,370 |
| Accommodation and food services | 22,144 | 1,170 | $23,045 |
| Professional, scientific and technical services | 14,217 | 1,719 | $93,964 |
| Transportation and warehousing | 13,323 | 342 | $59,321 |
| Administrative and support and waste management services | 11,364 | 810 | $44,691 |
| Construction | 10,593 | 851 | $79,445 |
Health care and social assistance is the largest private sector at 51,660 jobs, 20.7 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Montgomery County
How many businesses are in Montgomery County?
- Establishments, all industries10,930
- Employment at those establishments234,881
- Annual payroll$13.88 bn
- Establishments per 1,000 residents20.4
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against. County Business Patterns counts private establishments with paid employees in March 2023, while the Quarterly Census of Employment and Wages above counts every unemployment-insured employer, public ones included, as a 2024 annual average, so the two establishment and employment counts differ.
US Census Bureau, County Business Patterns, 2023.
Montgomery County
Building permits in Montgomery County
- Housing units authorized by permit, 2024933
- Declared construction value permitted$188.0 m
- Single family units authorized349
- Multifamily units authorized584
- Multifamily share of units62.6 percent
- Average declared value per unit$201,459
- Units authorized per 1,000 households4.0
Multifamily is 62.6 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Montgomery County
SBA loans in Montgomery County (7(a) and 504)
- 7(a) approvals recorded751
- 7(a) gross approval dollars$337.7 m
- Average 7(a) approval$449,621
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,244,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)6,933
- Jobs per approval9.2
- Distinct 7(a) lenders active75
- Distinct industries receiving approvals215
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer11.3 percent
- Loans on real estate terms85
- Loans on working capital terms, 120 months or shorter636
- Franchise loans89
- Franchise share of approvals11.9 percent
- Leading industry by approval countGeneral Freight Trucking, Long-Distance, Truckload (101)
- Most active lenderThe Huntington National Bank (389)
- 504 approvals recorded153
- 504 gross approval dollars$81.8 m
- Average 504 approval$534,373
- Median 504 approval$315,000
- Distinct CDCs active9
- 504 jobs per approval8.7
- 504 jobs per million dollars approved16.3
- Most active CDCCitywide Small Business Development Corporation (59)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$419.4 m
The average approval of $449,621 sits well above the median of $150,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 11.3 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30. US Small Business Administration, 504 FOIA release, FY2010 to FY2026 year to date, as of 2026-06-30.
Montgomery County
SBA loan default and charge-off rates in Montgomery County
Do SBA loans in Montgomery County get paid back?
- Loans with a final outcome recorded151
- Paid in full139
- Charged off12
- Charge-off rate on resolved loans7.9 percent
- Status: Paid in full139
- Status: Exempt from disclosure451
- Status: Cancelled98
- Status: Charged off12
- Status: Committed, not yet disbursed51
| NAICS | Industry | Resolved loans | Charged off | Charge off rate |
|---|---|---|---|---|
| 484121 | General Freight Trucking, Long-Distance, Truckload | 43 | 4 | 9.3% |
Of the 151 loans that have reached a final outcome, 7.9 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong. Among industries with at least 30 resolved loans, General Freight Trucking, Long-Distance, Truckload carries the highest charge-off rate at 9.3 percent.
Compare against the national and state SBA charge-off rates, computed the same way over resolved loans only.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Montgomery County
SBA lending by place in Montgomery County
- Borrower cities with recorded lending26
- Dayton, approvals467
- Miamisburg, approvals57
- Centerville, approvals43
- Huber Heights, approvals30
- Moraine, approvals27
- Vandalia, approvals25
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Dayton | 467 | $194,562,500 |
| Miamisburg | 57 | $32,833,000 |
| Centerville | 43 | $10,913,100 |
| Huber Heights | 30 | $10,643,900 |
| Moraine | 27 | $26,431,400 |
| Vandalia | 25 | $14,021,200 |
| Kettering | 18 | $13,530,600 |
| Englewood | 16 | $5,664,600 |
| 18 other borrower cities | 68 | $29,064,800 |
Dayton accounts for 467 approvals against 57 in Miamisburg. County level figures average over that gap, which is why a site decision is made at the submarket rather than the county.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Montgomery County
How large is Montgomery County?
- Land area462 sq mi
- Rank by land area among Ohio counties37th of 88
- Width, east to west23.1 mi
- Height, north to south23.8 mi
- Geographies sharing a boundary7
- Residents per square mile of land1,160
- Establishments per square mile23.66
US Census Bureau county boundary geometry, TIGER, adjacency computed from shared boundary vertices, TIGER county boundaries. US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year. US Census Bureau, County Business Patterns, 2023.
Montgomery County
Flood risk in Montgomery County
- Participation of the county's own NFIP community Montgomery County, unincorporated areasParticipating, community 390775
- Communities in the county in the NFIP Community Status Book20
- Of those, participating in the NFIP17
- NFIP participation rate85.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 7
- Communities carrying a CRS class2
- Radon levels in Montgomery County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The county's own community in the status book, unincorporated Montgomery County (community 390775), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Montgomery County in radon zone 1, a predicted average indoor radon screening level greater than 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. The best Community Rating System class among the county's communities is 7, which carries a flood insurance premium discount for policies written in that community. 85.0 percent of the county's listed communities participate in the National Flood Insurance Program, per Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Traffic counts, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
Feasibility studies
When a Montgomery County site needs a document a lender will accept.
The same data layer behind this page is the one the studies are written from. A study for a Montgomery County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024536,096
- Households231,319
- Average household size2.32
- Median household income$66,139
- Median age38.8
Common questions
Montgomery County questions, answered from the record.
How many people live in Montgomery County, Ohio?
The Census Bureau estimates 537,443 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 536,096, in 231,319 households, ranking 5th of 88 Ohio counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Montgomery County's population growing?
The population has grown 0.03 percent since the 2020 census base of 537,301, to 537,443 on July 1, 2024. In 2024 there were 5,879 births against 6,450 deaths, with net migration of 2,693. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Montgomery County?
$66,139. The median owner-occupied home is valued at $180,900, which is 2.7 times income, and median gross rent is $1,026 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Montgomery County?
10,930 establishments, employing 234,881 people with an annual payroll of $13.88 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in Montgomery County?
Health care and social assistance is the largest private sector at 51,660 jobs, 20.7 percent of covered employment. Covered employment averages 250,085 jobs at an average annual pay of $61,439, or $1,182 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Montgomery County?
751 7(a) approvals totaling $337.7 m since FY2020, across 75 lenders, with a median approval of $150,000, plus 153 504 approvals worth $81.8 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Montgomery County get paid back?
Of the 151 loans that have reached a final outcome, 139 were paid in full and 12 charged off, a charge-off rate of 7.9 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Montgomery County?
933 housing units were authorized by permit in 2024, with a declared construction value of $188.0 m. Multifamily was 62.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Montgomery County?
Zone 1, a predicted average indoor radon screening level greater than 4 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Montgomery County come from?
The largest single origin is Greene County, with 2,145 households. Arriving households report an average income of $56,480 against $63,701 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Montgomery County on this page?
No. Annual average daily traffic resolves in the platform rather than in this dataset, so no AADT figure is printed here. It is a gap we know about rather than a figure we estimated.
Is zoning published for Montgomery County?
No. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame, to be confirmed locally.
Montgomery County
Cities and places in Montgomery.
25 Census places lie wholly or partly in Montgomery County. All 25 carry enough published place level data for a page of their own and are linked.
| Place | Type | Population | SBA 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Dayton | city | 136,579 | 467 | Wholly in this county |
| Kettering | city | 57,206 | 18 | Wholly in this county |
| Huber Heights | city | 43,455 | 30 | 92.7 percent here, 7.3 percent Miami County |
| Centerville | city | 25,205 | 43 | 96.2 percent here, 3.8 percent Greene County |
| Riverside | city | 24,435 | None recorded | Wholly in this county |
| Trotwood | city | 23,041 | None recorded | Wholly in this county |
| Springboro | city | 19,980 | 1 | 5.9 percent here, 94.1 percent Warren County |
| Miamisburg | city | 19,948 | 57 | Wholly in this county |
| Vandalia | city | 15,053 | 25 | Wholly in this county |
| Englewood | city | 13,356 | 16 | Wholly in this county |
| Clayton | city | 13,277 | 5 | Wholly in this county |
| West Carrollton | city | 12,976 | 6 | Wholly in this county |
| Shiloh | CDP | 10,526 | None recorded | Wholly in this county |
| Oakwood | city | 9,458 | 7 | Wholly in this county |
| Union | city | 7,037 | 4 | 85.6 percent here, 14.4 percent Miami County |
| Moraine | city | 6,536 | 27 | Wholly in this county |
| Germantown | city | 5,825 | 6 | Wholly in this county |
| Brookville | city | 5,779 | 10 | Wholly in this county |
| Carlisle | city | 5,543 | None recorded | 15.9 percent here, 84.1 percent Warren County |
| New Lebanon | village | 4,169 | 3 | Wholly in this county |
| Fort McKinley | CDP | 3,508 | None recorded | Wholly in this county |
| Drexel | CDP | 1,751 | None recorded | Wholly in this county |
| Farmersville | village | 1,079 | 1 | Wholly in this county |
| Verona | village | 653 | None recorded | 13.3 percent here, 86.7 percent Preble County |
| Phillipsburg | village | 406 | None recorded | Wholly in this county |
A further 25 of the county's 751 SBA 7(a) approvals are to borrowers in cities that match no Census place in Montgomery County, the largest being Beavercreek (12), New Carlisle (3), Washington Township (2). Those are postal cities, unincorporated areas and cities outside the county, so no place row claims them; they are counted in the county total above.
Nearby