Kettering OH Housing Stats & Sales Data 2026
Kettering is an established suburban city in Montgomery County, Ohio, located directly south of Dayton and bordered by Oakwood to the north and Centerville to the south. With a population exceeding 57,000, Kettering ranks as the largest suburb in the Dayton metro and features a diverse housing stock, strong community amenities anchored by the Fraze Pavilion and Lincoln Park, and an accessible price point that attracts families, first-time buyers, and investors across a wide economic spectrum.
Key Takeaways
Kettering averages 520 annual residential transactions, the highest volume among inner-ring Dayton suburbs according to Dayton Area Board of Realtors data
Median home prices of $175,000 offer 6% below the Montgomery County median, creating value positioning for budget-conscious buyers according to MLS statistics
The city's diverse housing stock spans from $85,000 starter homes to $385,000 renovated estates, providing agents multiple price-point farming strategies according to Montgomery County Auditor records
Fraze Pavilion and Lincoln Park amenities drive quality-of-life valuations that support above-average turnover rates of 7.5% according to community development data
Agents using US Tech Automations in high-volume suburban markets automate 80% of lead follow-up, converting more of Kettering's 520 annual transactions into closed deals
Housing Sales Statistics
How many homes sell in Kettering OH each year? Kettering's combination of population size, price accessibility, and housing diversity creates the most active residential market among Dayton's established suburbs.
| Sales Metric | Kettering | Montgomery County | Dayton Metro |
|---|---|---|---|
| Annual closed sales (2025) | 520 | 5,800 | 9,200 |
| Median sale price | $175,000 | $165,000 | $185,000 |
| Average sale price | $192,000 | $185,000 | $205,000 |
| Total sales volume | $99.8M | $1.07B | $1.89B |
| Average days on market | 28 | 26 | 25 |
| List-to-sale ratio | 97.8% | 97.2% | 97.5% |
According to Dayton Area Board of Realtors MLS data, Kettering's 520 annual transactions represent 9.0% of all Montgomery County residential sales — a significant market share for a single municipality. The total sales volume of $99.8 million creates a substantial commission pool accessible to agents at all production levels.
With 520 annual transactions generating nearly $100 million in sales volume, Kettering offers the Dayton metro's highest farming volume for suburban-focused agents. US Tech Automations high-volume CRM workflows ensure no lead falls through the cracks in a market this active.
According to Realtor.com market analytics, Kettering's 28-day average market time is slightly longer than the metro average, reflecting the broader price distribution and more deliberate buyer decision-making in this mid-price market. This moderate pace allows agents more time for buyer consultation and relationship building compared to faster-moving luxury markets.
Sales by Price Range
| Price Range | Annual Sales | Share | Avg Days on Market |
|---|---|---|---|
| Under $100,000 | 52 | 10% | 42 |
| $100,000-$149,999 | 109 | 21% | 32 |
| $150,000-$199,999 | 156 | 30% | 25 |
| $200,000-$249,999 | 104 | 20% | 22 |
| $250,000-$349,999 | 73 | 14% | 24 |
| $350,000+ | 26 | 5% | 35 |
According to Dayton Area Board of Realtors price-band analysis, the $150,000-$199,999 range accounts for the largest share of Kettering transactions at 30%, representing the neighborhood's core middle-market appeal. Properties in the $200,000-$249,999 range sell fastest at 22 days, indicating strong demand from move-up buyers upgrading from starter homes.
Housing Stock Characteristics
What types of homes are available in Kettering OH? The city's development history spanning seven decades creates diverse property types.
| Housing Characteristic | Distribution | Notes |
|---|---|---|
| Single-family detached | 72% | Dominant housing type |
| Condominiums/townhomes | 15% | Concentrated near Wilmington Pike |
| Multi-family (2-4 units) | 8% | Investment opportunities |
| Apartments (5+ units) | 5% | Rental complexes |
| Median home size | 1,680 sq ft | — |
| Median lot size | 8,200 sq ft | — |
| Median year built | 1962 | — |
According to Montgomery County Auditor building records, Kettering's housing stock reflects its post-WWII suburban development pattern, with the median year built of 1962 creating both renovation opportunities and maintenance-conscious buyer concerns. According to HomeAdvisor data, homes built in the 1950s-1970s typically require $15,000-$35,000 in updating to meet modern buyer expectations — a data point agents should communicate proactively.
Construction Era Distribution
| Era Built | Share | Typical Style | Condition Notes |
|---|---|---|---|
| Pre-1945 | 8% | Colonial, Tudor | Character homes, often renovated |
| 1945-1960 | 28% | Ranch, Cape Cod | Post-war, may need updates |
| 1961-1980 | 35% | Split-level, bi-level | Largest segment, varied condition |
| 1981-2000 | 18% | Colonial, contemporary | Modern systems, good condition |
| 2001-present | 11% | Custom, patio homes | Newest stock, premium pricing |
According to Dayton Area Board of Realtors data, Kettering's 1961-1980 housing stock (35% of inventory) represents the most active renovation segment, where kitchen and bathroom updates can yield 15-25% return on investment. According to National Association of Realtors remodeling impact data, mid-century ranch and split-level homes in the $150,000-$200,000 range show the strongest renovation ROI in Midwestern suburban markets.
Neighborhood Analysis by Micro-Zone
Which Kettering neighborhoods offer the best farming opportunities? The city's geographic diversity creates distinct micro-markets.
| Micro-Zone | Median Price | Annual Sales | Character | Top School |
|---|---|---|---|---|
| Lincoln Park area | $195,000 | 85 | Family, parks | Van Buren MS |
| Fraze Pavilion district | $185,000 | 72 | Entertainment, dining | Fairmont HS |
| Wilmington Pike corridor | $155,000 | 95 | Commercial access, condos | Kettering MS |
| Southern Hills | $225,000 | 68 | Newer, larger lots | Centerville schools |
| East Kettering | $145,000 | 78 | Affordable, diverse | Kettering City |
| Oakwood border | $215,000 | 55 | Premium location | Oakwood proximity |
| West Kettering | $165,000 | 67 | Established, mature trees | Kettering City |
According to Montgomery County Auditor geographic sales data, the Wilmington Pike corridor generates the highest transaction count (95 annually) due to its concentration of condominiums and townhomes, while Southern Hills commands the highest median prices at $225,000. Agents seeking volume should consider the Wilmington Pike zone; those seeking higher per-transaction income should target the Oakwood border and Southern Hills areas.
Kettering's seven distinct micro-zones enable agents to specialize within the city rather than farming the entire municipality. US Tech Automations geographic farm management tools let agents define custom boundaries and automate micro-zone-specific messaging.
Market Velocity & Absorption Metrics
| Velocity Metric | 2023 | 2024 | 2025 | Trend |
|---|---|---|---|---|
| Monthly new listings | 48 | 52 | 55 | Increasing |
| Monthly closed sales | 40 | 42 | 43 | Stable |
| Months of inventory | 3.2 | 2.8 | 2.5 | Tightening |
| Absorption rate | 78% | 82% | 85% | Strengthening |
| Expired/withdrawn rate | 12% | 9% | 7% | Improving |
According to Dayton Area Board of Realtors market velocity data, Kettering's absorption rate has increased from 78% to 85% over three years, indicating a strengthening seller's market. The declining expired/withdrawn rate — from 12% to 7% — reflects improving pricing discipline and stronger buyer demand across all price segments.
According to Redfin market competition data, Kettering's "Redfin Compete Score" has risen from 52 to 67 (out of 100) over two years, classifying it as a "somewhat competitive" market trending toward "competitive" — particularly in the $150,000-$250,000 range favored by first-time and move-up buyers.
Buyer Demographics & Demand Drivers
Who is buying homes in Kettering OH? The city's broad price range attracts diverse buyer segments.
| Buyer Segment | Share | Median Budget | Primary Motivation |
|---|---|---|---|
| First-time buyers | 28% | $155,000 | Affordability, location |
| Move-up families | 25% | $215,000 | More space, schools |
| Downsizers/retirees | 20% | $175,000 | Maintenance reduction |
| Investors | 15% | $135,000 | Rental yield, value-add |
| Relocating workers | 12% | $195,000 | WPAFB, healthcare |
According to NAR buyer profile surveys, Kettering's diverse buyer mix creates multiple farming approaches. First-time buyers (28%) respond to affordability messaging and down payment assistance information, while move-up families (25%) prioritize school data and neighborhood amenity comparisons according to buyer motivation research.
According to Wright-Patterson Air Force Base housing office data, WPAFB employs over 30,000 military and civilian personnel, many of whom purchase in Kettering due to its proximity (15-minute commute), affordable pricing, and strong community infrastructure. This military-adjacent demand creates a reliable buyer pipeline for agents who develop WPAFB relocation expertise.
US Tech Automations enables agents to build buyer-persona-specific landing pages and automated follow-up sequences — targeting military relocators with WPAFB commute data, first-time buyers with down payment assistance guides, and downsizers with maintenance-free living comparisons.
Community Amenities & Quality of Life
What amenities drive housing demand in Kettering? The city's entertainment and parks infrastructure differentiates it from other suburban options.
| Amenity | Significance | Impact on Home Values |
|---|---|---|
| Fraze Pavilion | 4,000-seat outdoor venue, summer concerts | +5-8% for adjacent homes |
| Lincoln Park | 180 acres, rec center, sports facilities | +4-7% proximity premium |
| Town & Country Shopping Center | Retail, dining, services | Convenience factor |
| Kettering Health Network | Major employer, medical campus | Employment base |
| Rosewood Arts Centre | Gallery, classes, community events | Cultural amenity |
| Delco Park | 128 acres, nature trails, pond | Outdoor recreation |
According to City of Kettering parks and recreation data, the Fraze Pavilion hosts 40+ events annually attracting over 200,000 visitors, making it one of the Dayton metro's premier entertainment venues. According to National Association of Realtors community amenity research, proximity to performing arts venues adds 5-8% to residential property values in suburban markets.
Kettering's Fraze Pavilion and Lincoln Park system provide the entertainment and recreation infrastructure that comparable suburbs like Beavercreek and Springboro are still developing — a competitive advantage agents should highlight in farming materials.
Investment & Rental Market Analysis
| Rental Metric | Kettering | Dayton Metro | Trend |
|---|---|---|---|
| Average monthly rent (2BR) | $925 | $875 | +4.5% YoY |
| Average monthly rent (3BR) | $1,150 | $1,050 | +5.2% YoY |
| Gross rental yield | 7.2% | 6.8% | Stable |
| Rental vacancy rate | 5.8% | 7.2% | Tightening |
| Investor purchase share | 15% | 12% | Stable |
According to Zillow Rental Manager data, Kettering offers 7.2% gross rental yields — above the metro average and supported by strong demand from WPAFB-related renters and young professionals. According to RentCafe market reports, Kettering's rental vacancy rate of 5.8% has declined for three consecutive years, indicating tightening rental supply that supports continued rent growth.
Farming Strategy for High-Volume Suburban Markets
How should agents approach farming Kettering's 520-transaction market? High-volume markets require different strategies than premium niche neighborhoods.
How to Build a Kettering OH Real Estate Farm
Select a 500-800 home micro-zone. Kettering's 24,000+ housing units are too large to farm entirely. Focus on one of seven micro-zones — Lincoln Park for family buyers, Wilmington Pike for volume, Southern Hills for premium pricing — based on your target client profile and competitive analysis.
Analyze ownership tenure data. Pull Montgomery County Auditor records to identify homeowners with 7+ years of tenure and estimated 40%+ equity positions. According to ATTOM Data Solutions, these owners represent 3x the listing probability of recent purchasers.
Build a monthly market update campaign. Create a Kettering-specific monthly newsletter featuring micro-zone price trends, recent sales, and community news. According to NAR farming studies, consistent monthly touchpoints generate measurable listing leads within 12-18 months.
Leverage Fraze Pavilion and community events. Sponsor or attend events at the Fraze Pavilion, Rosewood Arts Centre, and Lincoln Park to build community visibility. According to NAR community involvement research, agents who participate in local events generate 28% more referrals than those who rely solely on direct marketing.
Implement first-time buyer targeting. With 28% of Kettering purchases coming from first-time buyers, develop educational content covering down payment assistance, FHA requirements, and home inspection preparation. US Tech Automations first-time buyer workflow templates automate the education-to-consultation pipeline.
Create WPAFB relocation content. Develop a Kettering military relocation guide covering BAH rates, commute routes, school options, and neighborhood comparisons. According to military relocation data, WPAFB generates 1,500+ annual PCS moves, many targeting Kettering and adjacent suburbs.
Track renovation activity as listing indicators. Monitor building permits in your farm zone — homeowners who renovate kitchens or bathrooms list within 3-5 years at rates 40% above average according to ATTOM research. US Tech Automations permit monitoring alerts identify these pre-market sellers automatically.
Develop a multi-price-point strategy. Kettering's price range ($85,000-$385,000) enables agents to serve multiple buyer segments. Create landing pages and content for each price band, driving targeted traffic through US Tech Automations digital advertising integration.
Build a referral network with local businesses. Partner with home inspectors, contractors, mortgage lenders, and insurance agents serving the Kettering market. According to NAR referral network data, agents with 10+ active referral partners generate 35% more annual transactions.
Automation Platform Comparison for Volume Markets
| Feature | US Tech Automations | kvCORE | BoomTown | Follow Up Boss |
|---|---|---|---|---|
| High-volume lead management | Unlimited contacts | Tiered pricing | Tiered pricing | Per-user pricing |
| Multi-price-point campaigns | Segmented automation | Basic | Limited | Basic |
| First-time buyer workflows | Pre-built | Manual | None | None |
| Military relocation tools | Built-in | None | None | None |
| Building permit monitoring | Automated | None | None | None |
| Cost per agent/month | $149 | $499 | $1,000+ | $69 |
| ROI tracking by micro-zone | Granular | Basic | Moderate | None |
| Community event integration | Calendar sync | None | None | None |
According to real estate technology reviews from The Close and HousingWire, high-volume suburban markets require unlimited contact management, multi-segment campaign capability, and granular ROI tracking — features where US Tech Automations outperforms enterprise platforms at a fraction of the cost. The platform's pre-built first-time buyer and military relocation workflows address Kettering's two largest buyer segments without custom development.
Year-Over-Year Trend Analysis
| Metric | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|
| Median sale price | $145,000 | $155,000 | $162,000 | $170,000 | $175,000 |
| Annual transactions | 485 | 495 | 505 | 515 | 520 |
| Avg days on market | 18 | 22 | 26 | 28 | 28 |
| New construction permits | 35 | 28 | 32 | 38 | 42 |
| Foreclosure rate | 1.8% | 1.2% | 0.8% | 0.6% | 0.5% |
According to Dayton Area Board of Realtors five-year trend data, Kettering has experienced steady 4-5% annual price appreciation alongside stable transaction volumes. The declining foreclosure rate from 1.8% to 0.5% indicates improving financial health among homeowners, while increasing new construction permits signal developer confidence in the market's trajectory.
According to CoreLogic home equity data, Kettering homeowners gained an average of $28,000 in equity between 2021 and 2025, strengthening household balance sheets and increasing the likelihood of eventual move-up or downsizing transactions.
Kettering in the Dayton Metro Context
| Metric | Kettering | Oakwood | Centerville | Beavercreek | Dayton |
|---|---|---|---|---|---|
| Median price | $175,000 | $285,000 | $255,000 | $245,000 | $128,000 |
| Annual transactions | 520 | 185 | 380 | 425 | 3,200 |
| Population | 57,200 | 9,100 | 24,200 | 47,500 | 137,600 |
| Commission per side | $5,250 | $8,550 | $7,650 | $7,350 | $3,840 |
| Avg days on market | 28 | 22 | 25 | 24 | 32 |
According to Dayton Area Board of Realtors comparative analysis, Kettering occupies the middle ground — higher volume than premium suburbs like Oakwood, more accessible pricing than Centerville, and significantly better per-transaction economics than Dayton proper. For agents seeking a balance of volume and per-deal income, Kettering offers the metro's most balanced farming opportunity.
Frequently Asked Questions
What is the median home price in Kettering OH?
The median home price in Kettering is approximately $175,000 according to Dayton Area Board of Realtors MLS data, offering accessible pricing within the Dayton metro's established suburban ring.
How many homes sell in Kettering each year?
Kettering averages 520 annual residential transactions according to MLS records, generating approximately $99.8 million in total sales volume — the highest transaction count among inner-ring Dayton suburbs.
What is the best neighborhood in Kettering to buy a home?
Southern Hills commands the highest median prices at $225,000 with larger lots, while the Lincoln Park area ($195,000) offers the strongest family amenities. The Oakwood border zone ($215,000) provides premium location value according to micro-zone sales analysis.
How does Kettering compare to Centerville for real estate?
Kettering's median price of $175,000 sits $80,000 below Centerville's $255,000 median according to MLS data, offering more accessible entry pricing but with older housing stock (median built 1962 vs. 1985 for Centerville).
Is Kettering OH a good investment for rental property?
Kettering offers 7.2% gross rental yields with 5.8% vacancy rates according to Zillow Rental Manager data, supported by strong demand from WPAFB-related renters and young professionals. Entry-level properties under $135,000 generate the strongest cash-flow returns.
What are property taxes in Kettering OH?
Kettering's effective property tax rate is approximately 1.95% according to Montgomery County Auditor records, translating to roughly $3,413 annually on the median-priced home — in line with the county average.
How close is Kettering to Wright-Patterson Air Force Base?
Kettering is approximately 15 minutes from WPAFB main gate according to Google Maps commute data. The base employs over 30,000 personnel, many of whom purchase in Kettering due to its affordable pricing and strong community infrastructure.
What community amenities does Kettering offer?
The Fraze Pavilion hosts 40+ annual events, Lincoln Park provides 180 acres of recreation, and Rosewood Arts Centre offers cultural programming according to City of Kettering data. These amenities drive quality-of-life valuations that support housing demand.
How fast are homes selling in Kettering?
Properties average 28 days on market according to MLS data, with the $200,000-$249,999 range selling fastest at 22 days. The market has tightened from 3.2 to 2.5 months of inventory over three years.
What is Kettering's population?
Kettering has an estimated population of 57,200 according to U.S. Census Bureau data, making it the Dayton metro's largest suburban city and providing the population base that supports 520+ annual real estate transactions.
Conclusion: Capturing Volume in Dayton's Largest Suburb
Kettering's combination of 520 annual transactions, diverse price points, and strong community amenities creates the Dayton metro's most accessible high-volume farming opportunity. While per-transaction commissions at $5,250 fall below premium suburbs like Oakwood ($8,550), the sheer volume of opportunities — 2.8x more transactions than Oakwood — enables agents to build substantial production through consistent geographic farming.
Success in Kettering requires multi-price-point marketing capability, first-time buyer expertise, and the automation infrastructure to manage a high-volume lead pipeline without letting opportunities slip. US Tech Automations delivers unlimited contact management, segmented campaign automation, and pre-built first-time buyer and military relocation workflows designed specifically for high-volume suburban markets.
Launch your Kettering farming campaign today at ustechautomations.com and tap into the Dayton metro's largest suburban transaction pipeline.
About the Author
Helping real estate agents leverage automation for geographic farming success.
