The story of this market
The typical home in Butler County, Ohio sells for about $328,899, or $174 per square foot.
Prices are up +3.2% from a year ago, so sellers still have some momentum. Homes take about 44 days to sell. Over the long run, values in this county have grown 107% since 2000. Last year 63 of 79 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is tornado, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,442 a month.
HUD sets the fair market rent for a 2-bedroom at $1,442 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Price climate
Every year of price change, 2000–2025
+4.9%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+15.9%). Worst: 2011 (-3.9%). Hover to read a year.
Monthly price momentum
Home values since 2015
+3%
OH · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,897
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+4.9%
2025 change
FHFA repeat-sales index, median of 79 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
42
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $119,723,241.
Mortgage activity
Home lending in this county
78.3%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 17472 | 9660 | 78.3% | 5.6% | $185,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Butler County, Ohio
Butler County's residential real estate market remains steady with modest annual appreciation, driven by enduring demand in suburban enclaves like West Chester and Liberty Township. Inventory levels remain tight relative to historical norms, keeping median sales prices near $329K with sale-to-list ratios holding at 98.5%. While higher mortgage rates have normalized days on market to 44 days, strong employment across healthcare, manufacturing, and higher education continues to underpin market stability.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 12 cities · 18 ZIP reports
Median prices moved up 3.4% year over year.
Homes spend a median of 38 days on market with 1.7 months of supply — a fast-moving market.
13% of listings have cut prices · homes sell at 76.34% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 10.4% — a stable, low-distress profile.
ACS 2024 5-year estimates. Aggregate published statistics for this county — never individual records, and never an attribute of any individual property or resident.
Deterministic aggregate of 16 researched ZIP reports of 18 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Butler County, Ohio — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Each property observation weighs one in its ZIP's deterministic roll-up — property-level records (taxes, scores, permits) never roll individually. Latest property research run Oct 8, 2026.
researched Sep 22
researched Sep 22
researched Sep 22
researched Sep 22
researched Sep 22
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researched Sep 22
researched Sep 22
researched Sep 22
researched Sep 22
| 45003 | College Corner | $198,852 | $115 | +0.7% | 21 | 98.5% | 17% | 2.2 | 4,562 | $760 | researched Sep 22 |
| 45005 | Franklin | $279,917 | $172 | +4.4% | 39 | 98.4% | 17% | 1 | 112 | $1,000 | researched Sep 22 |
| 45011 | Hamilton | $353,000 | $182 | -0.7% | 51 | — | — | — | 54 | $1,068 | researched Sep 22 |
| 45013 | Hamilton | — | $181 | 0% | 41 | — | — | — | 639 | $995 | researched Sep 22 |
| 45014 | Fairfield | $310,000 | $165 | +3.5% | 37 | 98.5% | 17% | 3.2 | 120 | $1,235 | researched Sep 22 |
| 45015 | Hamilton | $209,000 | $135 | 0% | 37 | 99% | 17% | 2 | 4,193 | $1,031 | researched Sep 22 |
| 45042 | Middletown | $254,890 | $148 | +0.6% | 45 | 97.5% | 12% | 4.2 | 185 | $922 | researched Sep 22 |
| 45044 | Middletown | $214,950 | $154 | +10.2% | 51 | — | — | — | 116 | $1,076 | researched Sep 22 |
| 45050 | Monroe | $377,000 | $183 | 0% | 68 | 98.5% | 17% | 1 | 37 | $1,590 | researched Sep 22 |
| 45052 | North Bend | $512,000 | $155 | 0% | 41 | 98% | — | — | 10 | $1,159 | researched Sep 22 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Violent and property crime rates in Butler County remain lower than Ohio and national metropolitan averages, though localized urban pockets in central Hamilton and Middletown register higher incident rates relative to suburban townships like West Chester and Liberty.
School quality varies significantly across the county, anchored by top-tier suburban districts such as Lakota Local Schools and Ross Local Schools, alongside highly regarded regional programs in Talawanda serving Oxford.
Flood risk is localized predominantly along the Great Miami River corridor affecting roughly 5% of properties, while wildfire risk is minimal; severe wind and convective storm exposure represent the primary property casualty hazards.
Butler County maintains robust economic growth concentrated along the I-75 corridor in West Chester and Liberty Township, driven by extensive corporate logistics, healthcare facilities, and manufacturing expansion.
Real property taxes in Butler County are assessed at 35% of fair market value under Ohio revised code with effective rates varying across municipalities and school taxing units, mitigated by the 10% rollback and 2.5% owner-occupied tax credits.
Butler County features a diversified economic engine anchored by higher education, manufacturing, advanced logistics, and healthcare networks. The county benefits from strong industrial clustering along the Interstate 75 corridor connecting Cincinnati and Dayton.
The transportation spine is dominated by Interstate 75 and State Route 129, linking suburban employment centers directly into the Cincinnati metro core, with secondary service provided by Butler County Regional Transit Authority (BCRTA) buses.
Municipal master plans emphasize infill redevelopment in legacy cores like Hamilton and Middletown, while township planning focuses on controlled mixed-use commercial and suburban master-planned developments in West Chester and Liberty.
The Butler County Auditor assesses real estate values on a state-mandated six-year reappraisal cycle, supplemented by a triennial statistical update to align assessed taxable values at 35% of estimated true market value.
Special districts include the Miami Conservancy District for watershed management and flood mitigation, Great Oaks Career Campuses, and local Tax Increment Financing (TIF) districts supporting major transportation infrastructure.
Property insurance rates are stable compared to southern national markets, though premiums have increased moderately due to rising replacement costs and severe convective wind/hail underwriting adjustments.
- Kings Island4.615.2 mi
- Jungle Jim's International Market4.77.2 mi
- Great Wolf Lodge | Mason4.215.1 mi
- Land of Illusion Adventure Park4.411.6 mi
- Caesar Creek State Park4.626.6 mi
- Great American Ball Park4.723.7 mi
- TQL Stadium4.722.8 mi
- Paycor Stadium4.423.8 mi
- Spooky Nook Sports Champion Mill4.23.1 mi
- Riverbend Music Center4.527.4 mi
- Kings Island4.615.2 mi
- Great Wolf Lodge | Mason4.215.1 mi
- Miami Valley Gaming410.8 mi
- AMC West Chester 184.210 mi
- Summit Park4.815 mi
- Creation Museum4.628.2 mi
- Cincinnati Museum Center4.722.9 mi
- Cincinnati Art Museum4.822.6 mi
- Loveland Castle Museum4.617.5 mi
- American Sign Museum4.820.5 mi
- Summit Park4.815 mi
- Hueston Woods State Park4.615.5 mi
- Voice of America MetroPark4.610.1 mi
- Sharon Woods4.712.9 mi
- Winton Woods4.612.6 mi
- Topgolf West Chester4.410 mi
- The Grizzly Golf Course4.214.5 mi
- Glenview Golf Course4.411.9 mi
- Shaker Run Golf Club4.212.1 mi
- Pebble Creek Golf Course, Restaurant & Event Center4.313.9 mi
- Jungle Jim's International Market4.77.2 mi
- Kenwood Towne Centre4.418.2 mi
- Cincinnati Premium Outlets4.49.9 mi
- Liberty Center4.69.3 mi
- Traders World Flea Market4.410.4 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A 435-acre park in West Chester featuring a 70-acre stocked lake, extensive multi-use trail networks, the Ronald Reagan Lodge, and cricket and athletic grounds that attract major sports tourism.
A 300-acre outdoor museum in Hamilton showcasing monumental outdoor sculptures set amidst rolling hills, meadows, and lakes, coupled with an Ancient Sculpture Museum.
One of the largest indoor sports complexes in North America located in Hamilton along the Great Miami River, hosting multi-sport tournaments, trade events, and riverside hospitality.
A premiere open-air mixed-use development featuring upscale shopping, dining, residential lofts, and central park gathering areas along the I-75 growth corridor.
Spanning Butler and Preble counties near Oxford, offering Acton Lake boating, hiking trails through old-growth forests, golf, and lodge amenities.
Data retrieved from U.S. Census Bureau ACS 5-Year Estimates profile for Butler County, Ohio.
Property is assessed at 35% of its true market value. The tax is calculated by multiplying the assessed value by the effective tax rate (millage) of the local taxing district. Exemptions include the Homestead Exemption for qualifying seniors and disabled persons, which reduces the taxable value of the primary residence.
Governed by Ohio Revised Code Chapter 5713.
Ohio is a judicial foreclosure state requiring court action to foreclose. Owners have redemption rights to pay the full amount of taxes, penalties, and costs to stop the sale, typically until the confirmation of sale or decree of foreclosure.
Governed by Ohio Revised Code Chapters 323, 5721, and 5723.
applies when — Applies to the transfer of residential real property consisting of one to four dwelling units.
Sellers must complete a state-prescribed form disclosing known material conditions and defects of the property, including structural, mechanical, and environmental issues.
Governed by Ohio Revised Code Chapter 5302.30.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.