How to Sell FSBO in Dayton (2026)

Dayton is Ohio's aviation and defense capital — home to Wright-Patterson Air Force Base (one of the USAF's most important installations, Air Force Life Cycle Management Center, Air Force Research Laboratory, employing approximately 27,000 military and civilian personnel), the National Museum of the United States Air Force (the world's largest air and space museum), and a historic manufacturing sector that has reinvented itself around advanced manufacturing, defense technology, and healthcare. CareSource (Ohio Medicaid managed care), Premier Health, and Kettering Health Network anchor the healthcare sector.

Median Montgomery County home prices run $200,000–$250,000. On a $225,000 Dayton home, 3% is $6,750. Dayton REALTORS® MLS flat fee listing runs $149–$399.

Dayton Market Context (2026)

Dayton has suffered population decline since its manufacturing peak but has stabilized through defense sector growth and healthcare employment. The city's affordability has made it attractive for remote workers discovering genuine Midwestern value — $200,000 buys more house in Dayton than almost any other US metro.

Key submarkets: Oakwood (premium suburb, consistently ranks among Ohio's best schools, highest prices in metro); Beavercreek (fast-growing suburb close to Wright-Patt, military family market); Centerville/Washington Township (established family suburb, good schools); Kettering (large working-class suburb); Miamisburg/West Carrollton (western suburbs); Springboro (southern premium suburb, Warren County which has different tax structure).

Dayton REALTORS® MLS covers Montgomery, Warren, Greene, and Clark counties. Most flat fee services for Dayton list here.

Ohio Seller Disclosure for Dayton

Ohio's Residential Property Disclosure Form (ORC §5302.30) applies. Sellers provide before or at contract; buyers have 3 days to rescind after receipt.

Key Dayton/Montgomery County items:

Great Miami River flooding: The Great Miami River runs through Dayton. The 1913 Dayton Flood was one of Ohio's worst natural disasters; Dayton subsequently built one of the world's most extensive urban flood control systems (the Miami Conservancy District's retarding basins). This system has prevented major flooding in Dayton since 1913. However, some lower-lying areas near the Miami and Mad Rivers may still have FEMA flood zone designations. Know your zone.

Lead paint: Dayton's urban neighborhoods have significant pre-1940 housing. Federal disclosure required for pre-1978 homes.

Radon: Ohio has elevated radon in many areas. Dayton-area homes should have radon testing results available.

Basement water: Montgomery County's clay soils create significant basement water intrusion risk. Disclose history.

Wright-Patt noise: Properties in Beavercreek and Fairborn (near Wright-Patt runways) may have flight noise from KC-46 and other aircraft. Disclose if applicable.

Ohio Transfer Tax

$4.00 per $1,000 of consideration. On a $225,000 Dayton sale: $900. Seller's cost.

Net Proceeds on a $225,000 Dayton FSBO Sale

Flat fee MLS: $149–$399
Ohio transfer tax ($4/$1,000): $900
Title insurance: $600–$1,000
Buyer's agent commission (2.5–3%): $5,625–$6,750
Savings vs. 3% listing ($6,750): approximately $5,500–$6,700

How to Sell FSBO in Dayton (2026)

How to Sell FSBO in Dayton (2026)

Dayton Market Context (2026)

Ohio Seller Disclosure for Dayton

Ohio Transfer Tax

Net Proceeds on a $225,000 Dayton FSBO Sale

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