FIPS 39113 · population 536,096 · outside every metro area
The latest county-level Zillow ZORI is $1,300 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $928 | Montgomery County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,009 | Montgomery County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,273 | Montgomery County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $1,651 | Montgomery County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $1,817 | Montgomery County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 39113. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Montgomery County’s decision tension is a supplied 7.53% gross-yield screen versus carrying-cost, demand-depth and flood questions that county aggregates cannot resolve. Zillow’s 2026-06 county median home value of $207,254 and median asking rent of $1,300 per month underpin that pre-cost measure. Income-focused owners should investigate parcel taxes, insurance and rent durability; buyers relying on appreciation or easy resale should be cautious until listing-market evidence is available.
Those Zillow observations show median value up 3.77% year over year and asking rent up 2.58%. Separately, FHFA’s 2025 annual repeat-transaction HPI rose 5.66% year over year and 55.75% over five years. It points in the same positive direction but is not a dollar home value, and its different vintage and method cannot be blended with Zillow’s change. HUD’s two-bedroom FMR is a payment standard, not an asking-rent estimate. The reported 1.73% effective property-tax rate and $3,127 median annual tax frame carrying costs, but unreported insurance and operating costs prevent a net-return calculation.
QCEW’s 2025 annual average covered employment at county workplaces grew 0.74%; it is neither resident employment nor a forecast. Education and health services is the largest disclosed private supersector, not the whole county economy. Tax-return migration is less supportive: net migration was -393, while inbound movers’ average AGI was $8,942 below outbound movers’; neither statistic identifies renters or neighborhood demand. Investors accounted for 10.95% of 6,593 purchases, a defined non-owner buyer presence rather than proof of price support.
Inland flood is the dominant hazard; modeled expected loss equals 0.09% of building value per year, a modeling input rather than a parcel loss estimate. No Realtor.com MLS figures for median listing price (an asking price), active listings (visible supply), days on market (marketing time), or price reductions (seller concessions) are published. That blocks a read on resale liquidity, supply and concession pressure. Next checks are flood-zone and claims records, insurance quotes, lease-level rents, and property-specific taxes; absent financing terms, debt coverage cannot be assessed.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Within the selected direct-evidence ZIP/ZCTA matches, June 2026 Zillow ZORI—a typical observed asking-rent index—runs from $1,015 to $1,712, a $697 spread, with a $1,336 median. The range poses a search question rather than a single county price: should a renter screen first for a lower current ZORI reading, or accept a higher reading where the other local indicators differ? ZIP 45403 marks the low end and ZIP 45458 the high end. ZORI is useful for setting a current observed asking-rent frame, but it is not a quoted rent for any particular available home.
Keep the three rent measures on separate tracks. In 45420, ZORI is $1,339, while the HUD FMR standard for a two-bedroom unit is $1,270; the index equals 105.4% of that administrative benchmark. Its ACS median gross-rent survey estimate is $985. At 45342, ZORI is $1,333 and the HUD standard is $1,540, placing the index at 86.6% of the standard. These are not premium or discount calculations: ZORI describes typical observed asking rent, ACS supplies a survey estimate of resident gross rent, and HUD FMR is a bedroom-specific program standard. Each can inform a different screen, but none substitutes for the others.
ACS burden and vacancy figures add a different trade-off, without indicating which units are listed today. The reported share of renter households spending at least 30 percent spans 36.9% to 53.9%, against 46.9% countywide, while recorded vacancy ranges from 1.5% to 23.9%. ZIP 45405 sits at the high-vacancy end but still reports a 42.2% burden share; ZIP 45410 has the highest burden share and an 11.6% vacancy rate. Thus, a high reported vacancy does not by itself establish affordability, and a low figure does not establish that no rentals can be found. Use the two ACS measures to frame trade-offs, then test them against live inventory and household budget.
Coverage and geography limit the comparison. The display contains 12 of 22 eligible direct-ZORI ZIP/ZCTA matches, shown under the renter-household ordering, and covers 54,510 renter households; it is not a complete county or local inventory. ZCTAs are statistical Census areas rather than USPS delivery ZIPs, and a ZIP can cross county lines. For these displayed matches, the county-assignment residential-address share ranges from 55.6% to 100.0% under the HUD crosswalk. Before choosing a property, verify the address, advertised rent, all recurring and one-time charges, bedroom count, lease term, availability date, utilities, and income qualifications; compare the actual unit to the applicable bedroom-specific standard only when relevant.
22 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 45417 | $1,082 | $907 | $1,170 | 50.9% | 22.1% | $43k | 100.0% |
| 45405 | $1,025 | $934 | $1,070 | 42.2% | 23.9% | $41k | 100.0% |
| 45424 | $1,380 | $1,152 | $1,400 | 39.5% | 4.2% | $55k | 97.9% |
| 45342 | $1,333 | $1,312 | $1,540 | 37.9% | 4.8% | $53k | 99.6% |
| 45406 | $1,034 | $941 | $1,160 | 52.1% | 16.9% | $41k | 100.0% |
| 45420 | $1,339 | $985 | $1,270 | 42.5% | 3.7% | $54k | 100.0% |
| 45459 | $1,603 | $1,276 | $1,490 | 41.4% | 4.7% | $64k | 98.1% |
| 45458 | $1,712 | $1,366 | $1,610 | 40.0% | 1.5% | $68k | 89.2% |
| 45403 | $1,015 | $779 | $990 | 53.1% | 14.5% | $41k | 100.0% |
| 45429 | $1,354 | $1,070 | $1,290 | 50.5% | 4.5% | $54k | 100.0% |
| 45440 | $1,548 | $1,164 | $1,390 | 36.9% | 4.7% | $62k | 55.6% |
| 45410 | $1,195 | $986 | $1,250 | 53.9% | 11.6% | $48k | 100.0% |
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.095% of building value expected lost per year
$3,127 median annual bill
12,654 in · 13,047 out
$55,372 arriving · $64,314 leaving
722 of 6,593 mortgages
No. It is gross before property taxes, insurance, other operating costs and financing; operating-cost and financing data are not published.
It is a two-bedroom payment standard, not an estimate of county market asking rent.
Realtor.com active-listing, days-on-market and price-reduction figures are not published.