Montgomery County (Dayton), OH: motivated seller leads, with the reason on every owner

LeadCounty reads 5 official record sources for all 250,956 properties here, refreshed weekly. The biggest seller lists are tax delinquent (21,782), tired landlord (21,120) and delinquent 3+ years (15,233).

National files go to anyone who pays. We cap this county at 10 investors, so the owners you find here are not on a stack of other desks. Stack the lists below and mail the top of the pile.

2.4×in Montgomery County, the top-scored tenth sold this many times as often as average

In a test on real sales, 8.9% of the top-scored tenth sold within 12 months, against 3.7% of all properties.

Read the Montgomery County test →

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21,782Tax delinquentOwner has not paid the property tax 1,305Inheritance deedHouse passed to an heir by a recorded deed240 in 12 months 69,410Absentee ownerOwner lives at a different address 52,102Owned 15+ yearsSame owner for 15 years or more

See all 18 seller lists in Montgomery County

14,403Owes $1,000+ in taxOwes $1,000 or more in unpaid tax 15,233Delinquent 3+ yearsBehind on tax for three years or more 1,004In foreclosureLender has started foreclosure 1,618Sheriff / foreclosure saleHouse is headed to a sheriff or foreclosure sale 21Estate / heirs ownerOwned by an estate or heirs 13,566Out-of-state ownerOwner lives in another state 21,120Tired landlordLandlord who owns rentals and may be ready to stop 5,948Likely vacant (model)Our model thinks nobody lives there29,610High equity (est.)Likely owes little on the house30,838Portfolio owner (5+)Owner holds five or more properties35,888LLC / corporate ownerOwned by a company, not a person 23,566Certified delinquentCounty has formally listed the unpaid tax 26,517Vacant landEmpty lot with no building 138,245SoldRecent sales, for pricing9,171 in 12 months

21,782 owners are behind on tax here today. See who, and why.

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Before you start

What's in Montgomery County, and what isn't

In Montgomery County we hold tax delinquent, delinquent 3+ years, in foreclosure, sheriff / foreclosure sale, inheritance deed and estate / heirs owner. Every owner you do see has the reason next to the name.

Montgomery County this week

New records against the usual week

Recorded in the latest full week of Montgomery County's deed file, compared with the four weeks before.
List	Latest week	4-week average	Change
Sheriff / foreclosure sale	16	5	+220% up
Sold	225	198	+14% up

Show the size of each list this week (10)

Montgomery County list sizes this week compared with the four weeks before
List	Latest week	4-week average	Change
Tax delinquent	21,782	21,782	about the same flat
Owes $1,000+ in tax	14,403	14,403	about the same flat
In foreclosure	1,004	1,004	about the same flat
Tax lien	1	0	new up
Likely vacant (model)	5,948	6,033	about the same flat
Absentee owner	69,410	69,412	about the same flat
Out-of-state owner	13,566	13,566	about the same flat
Tired landlord	21,120	21,073	about the same flat
High equity (est.)	29,610	29,612	about the same flat
Estate / heirs owner	21	21	about the same flat

Where they are

Top ZIP codes in Montgomery County

Most tax-delinquent properties

45417 Dayton2,563 delinquent
45406 Dayton2,168 delinquent
45402 Dayton2,158 delinquent
45427 Trotwood1,897 delinquent
45405 Dayton1,490 delinquent

Most inheritance deeds (12 months)

45424 Huber Heights17 deeds
45322 Englewood16 deeds
45342 Miamisburg15 deeds
45429 Kettering15 deeds
45458 Washington15 deeds

Good first stacks

Owners with more than one reason to sell

A stack is an owner who matches several reasons at once. These are the stacks investors start with in Montgomery County, with live counts.

2,667owners nowTax delinquent + absentee owner + owned 15+ yearsOwners behind on tax who do not live in the house and have held it a long time: usually equity and little attachment.
13owners nowInheritance deed in the last 12 months + out-of-state ownerHeirs who live in another state and received the house this year: most decide within a year whether to sell.
4,916owners nowPortfolio owner (5+) + owned 15+ yearsLong-time landlords with several properties: one conversation can cover more than one house.
239owners nowIn foreclosure or sheriff sale + high equityOwners with a deadline who still have equity to protect by selling on their own terms.

Open these stacks in the free trial

Perfect Storm stacks

Named stacks of signals in Montgomery County

A stack is an owner who matches several reasons at once, all true for the same property. The number is how many properties in Montgomery County match every one today.

1,172Landlord radar. Owners of three or more properties in Montgomery County where at least two show a problem today: tax late, an open city code case or an eviction. One alert for the owner, all their houses together.

These count records, not people: a stack never says an owner wants to sell. How all eight stacks are defined →

Top scores this week

Three Montgomery County properties our score ranks highest

Three of this week's highest-scoring Montgomery County properties
Street and city	Score (1 to 10)	Why it may sell
Xenia AveDayton	10of 10	Taxes 2 years behindUnpaid tax is growing
Royal StDayton	10of 10	Owes about $27,900 in tax (45.8% of the value)Taxes 13 years behind
Tarragon WayNew Lebanon	10of 10	Taxes 2 years behindBusy area: 20% of nearby homes sold in 3 years

Street name and city only: house numbers, owner names and mailing addresses are in the app.

What the free trial shows

The same property, in both trials. Example row, not a real person.

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••• Maple Ave (house number hidden in Explore)Anytown, 43000 · single family · owned 22 yearsTax delinquentAbsentee ownerOwned 15+ years

Owner: Hidden in the free Explore trial
Mailing address: Hidden in the free Explore trial
Tax owed: $4,812

Everything except who to contact: owner names, mailing addresses and house numbers stay hidden.

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1482 Maple AveAnytown, 43000 · single family · owned 22 yearsTax delinquentAbsentee ownerOwned 15+ years

Owner: Pat Example
Mailing address: PO Box 118, Sample City
Tax owed: $4,812

Everything, owner names and mailing addresses included. Cancel before day 7 and you pay nothing.

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This week's top 20 properties by score: address, city, ZIP, score, reasons, owner type, years owned and tax owed. Owner names and mailing addresses are in the trial. One file per e-mail per week.

Montgomery County in numbers

What the Montgomery County records say

Montgomery County has 250,956 properties on file. 21,782 of them (8.7%) are behind on property tax, and 14,403 owe $1,000 or more; 15,233 have been delinquent for three years or longer. 69,410 (27.7%) belong to an owner who gets the tax bill at another address, 13,566 of them in another state.

In the last 12 months the county recorded 240 inheritance deeds. In the latest full week of the county's deed file, it recorded 225 sales (average 198). 1,004 properties have an open foreclosure case.

Unpaid tax is most concentrated in ZIP 45417 (Dayton) with 2,563 delinquent properties, followed by 45406 (Dayton) and 45402 (Dayton). Inheritance deeds of the last 12 months cluster in 45424 (Huber Heights), 45322 (Englewood) and 45342 (Miamisburg).

Stacking lists narrows the county to owners with more than one reason to sell. "In foreclosure or sheriff sale + high equity" gives 239 owners right now: small enough to mail every month.

Montgomery County on file: tax history 2023–2026, sales and transfers 1995–2026, 382 columns with data; rental registration, building condition and foreclosure filings included. The records come from Montgomery County Engineer, Montgomery County Treasurer, Montgomery County Treasurer + Auditor and Montgomery County Auditor, collected every week.

Sources

Where the Montgomery County data comes from

Collected from 5 official government offices, live and refreshed weekly.

Montgomery County Engineerowners, values and building facts
Montgomery County Treasurerowners, values and building facts
Montgomery County Treasurer + Auditorowners, values and building facts, tax bills, payments and delinquency, deeds and sales, rental registration
Montgomery County Auditorowners, values and building facts, deeds and sales
Montgomery County Recorderowners, values and building facts

Montgomery County on file: tax history 2023–2026, sales and transfers 1995–2026, 382 columns with data; rental registration, building condition and foreclosure filings included.

Montgomery County government website →

How we collect and check county records →

Good to know

About Montgomery County's records

From the Treasurer's daily tax roll: market value (assessed = 35%), the amount due and the delinquent amount, foreclosure date, owner-occupancy credit and rental registration. Between the September year roll-over and the December tax bill the yearly tax is empty and tax owed is the unpaid tax carried from earlier years. Transfers (2001-2002 and 2011 on, plus each parcel's last sale) show the sale validity; "LIQUIDATION/FORECLOSURE" marks bank sales. No deed types are published.

Lead lists with a page in Montgomery County: tax delinquent (21,782), in foreclosure (1,004), inherited (1,305), absentee owner (69,410), out-of-state owner (13,566), vacant (5,948), high equity (29,610), tired landlords (21,120). Open any of them from the counts at the top.

Ohio rules

How unpaid tax and foreclosure work in Ohio

Unpaid tax is certified delinquent after about a year; the county treasurer then forecloses through the court or the Board of Revision, and sheriff sales are held online. Some counties also sell tax lien certificates. The owner can pay the full amount until the court confirms the sheriff sale.

Mortgage foreclosures: judicial. Mortgage foreclosures go through the court of common pleas and end with an online sheriff sale.

All Ohio rules and counties →

Next steps

Where to go from here

Open Montgomery County free for 7 days Montgomery County sale calendar Biggest owners All Ohio counties

More about Montgomery County: strong signals, nearby counties, guides

Montgomery County questions

How many tax-delinquent properties are in Montgomery County, OH?

21,782 properties on the latest county file, from the Montgomery County Treasurer + Auditor's tax records; 14,403 of them owe $1,000 or more. The count is refreshed every week.

Where does the Montgomery County data come from?

From official public records: Montgomery County Engineer, Montgomery County Treasurer, Montgomery County Treasurer + Auditor, Montgomery County Auditor and Montgomery County Recorder. We collect them every week, match them to each parcel and score every property.

How many investors can use Montgomery County data?

At most 10 investors per county, so fewer people mail the same owners. Seats are open in Montgomery County today.

Is Montgomery County full?

Seats open. The badge on this page is the same counter that decides who can join.

Does Montgomery County publish foreclosure filings?

Yes: 1,004 properties have an open foreclosure case on the latest county file.

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