Montgomery County is the largest rental market in the region and the most administratively awkward one to operate in. Five separate courts hear evictions here, split by municipality rather than by anything you could guess from a map, and an owner who gets that wrong loses a month.<\/p>\n\n\n\n
Dayton Proper manages single-family and small multi-family rentals across the county — the city of Dayton and thirteen surrounding communities. Below is what operating here actually involves.<\/p>\n\n\n\n
This is the single most consequential thing to understand about Montgomery County, and it catches owners who hold in more than one community.<\/p>\n\n\n\n
Under ORC 1901.02, Montgomery County Municipal Court has jurisdiction across the county except<\/em> for Centerville, Clayton, Dayton, Englewood, Germantown, Kettering, Miamisburg, Moraine, Oakwood, Union, Vandalia and West Carrollton, and the townships of Butler, German, Harrison, Miami and Washington. Every one of those has its own court.<\/p>\n\n\n\n Practically, that means Kettering files in Kettering, Huber Heights files in the county court’s Eastern Division, Trotwood files in the Western Division, and Miamisburg files in Miamisburg. Filing in the wrong venue does not get transferred — it gets dismissed, and you start over with a new notice.<\/p>\n\n\n\n We keep a full jurisdiction breakdown<\/a> covering every community in the region.<\/p>\n\n\n\n A very large share of Montgomery County’s rental inventory predates 1978, and a great deal of it was built in a narrow post-war window. Two consequences follow that most pro formas miss.<\/p>\n\n\n\n Capital events cluster.<\/strong> In markets like Kettering<\/a> the furnaces, panels, sewer laterals and galvanized supply lines across an entire subdivision are aging on the same schedule. Owners here rarely lose money to vacancy. They lose it to a $6,000 capital event in a year they had not reserved for one.<\/p>\n\n\n\n Lead-based paint disclosure applies.<\/strong> Federal law requires the EPA pamphlet, disclosure of known lead paint and records, and a signed lease attachment on any property built before 1978. Penalties are federal and per violation. Self-managing owners with older county stock miss this constantly.<\/p>\n\n\n\n Treating Montgomery County as one market produces pricing that is wrong nearly everywhere. The spread between submarkets is wider here than in any surrounding county.<\/p>\n\n\n\n Dayton<\/a> · Kettering<\/a> · Centerville<\/a> · Oakwood<\/a> · Riverside<\/a> · Trotwood<\/a> · Huber Heights<\/a> · West Carrollton<\/a> · Miamisburg<\/a> · Germantown<\/a> · Moraine<\/a> · Vandalia<\/a> · Englewood<\/a> · Clayton<\/a>.<\/p>\n\n\n\n Ten percent of monthly rent or $75 per month, whichever is greater. A flat $750 leasing fee, $500 on renewal. No setup fee, no separate rent collection fee. The whole schedule is on one page at what we charge<\/a> — same numbers everywhere in the county.<\/p>\n\n\n\n Every community listed above, plus the surrounding townships. If your property is somewhere not listed, ask — the list reflects where we actively lease, not a radius on a map.<\/p>\n\n\n\n It depends on the municipality, and there are five possibilities. The jurisdiction table<\/a> covers all of them, or send us the address and we will confirm it.<\/p>\n\n\n\n It is the deepest, most liquid rental market in the region, with genuine range from cash-flow to appreciation plays. The caution is the age of the housing stock — reserve honestly for capital and it is a good county to build in.<\/p>\n\n\n\n Common, and we operate in four. See Greene County<\/a> and Miami County<\/a>.<\/p>\n\n\n\n\nThe housing stock is older than owners budget for<\/h2>\n\n\n\n
The county is really several different markets<\/h2>\n\n\n\n
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County-specific administration<\/h2>\n\n\n\n
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Every Montgomery County community we manage in<\/h2>\n\n\n\n
What we charge<\/h2>\n\n\n\n
Montgomery County questions<\/h2>\n\n\n\n
Do you manage across the whole county?<\/h3>\n\n\n\n
Which court handles my eviction?<\/h3>\n\n\n\n
Is Montgomery County a good place to own rentals?<\/h3>\n\n\n\n
I own in more than one county.<\/h3>\n\n\n\n
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