West Carrollton, Ohio.
Typical home $176,634 (+4.0% in a year), asking rent $1,304 (+1.8%). Dayton-Kettering, OH metro.
Property tax and schools in West Carrollton
West Carrollton’s own tax page → what a home here pays, who charges it, its levies and ballot, and its schools.
West Carrollton is in Montgomery County, where its property tax is set. Its homes there are in 3 school districts: Jefferson Township Local, Miamisburg City and West Carrollton City. Check your own bill.
to buy the typical home at today's mortgage rate — +$537 (+138%) since Jan 2020.
- 1 year
- Up $6,772 +4%
- $169,862$176,634 since Sep 2025
- 5 years
- Up $47,426 +37%
- $129,208$176,634 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- West Carrollton$927
- Ohio$1,291
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 11 years.
Typical home values in West Carrollton, OH rose 4.0% over the past year — faster than the nation's +1.2%.
Asking rents in West Carrollton, OH rose 1.8% over the past year — slower than the nation's +2.7%.
Owning the typical home in West Carrollton runs $66/mo more than renting one — the widest that gap has been in this data.
That is $1,371 a month against $1,304 rent: a $927 mortgage payment, plus $254 property tax and $189 insurance & upkeep.
Owning vs renting — West Carrollton
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$1,371
- Renting$1,304
- Mortgage only$927
Property tax · $254/mo 1.73% of value a year — the ACS 2020-2024 median bill over the median home value for Montgomery County, OH
Insurance & upkeep · $189/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in West Carrollton, Montgomery County, Ohio
West Carrollton is a city of 13,129 people in Montgomery County. Half its households earn more than $61,619 a year and half less, against $66,139 across Montgomery County; 16% of its people live below the poverty line. 56% of its homes are lived in by their owners and 44% are rented. Unemployment in Montgomery County was 3.9% in August 2026, and the county had 0.7% more jobs in 2025 than the year before. The most residents work in schools and health care, then manufacturing.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. West Carrollton is a small city in Montgomery County, Ohio, just south of Dayton. Its people are a little younger than in many places, and household incomes run below the county's. Most homes are lived in by their owners, though renting is common too, and typical home values and rents are at a level many households will find within reach. Winters are cold, with January the coldest month and plenty of freezing nights, and summers turn warm in July, with a fair amount of rain and melted snow across the year.
Work. Residents work mostly in schools, hospitals and social care, with many others in manufacturing, shops and the building trades. Among the largest workplaces in West Carrollton are West Carrollton City Schools, UPS and NML Medical, which makes surgical knife blades and handles. Most adults do not hold a four-year degree, a fair number work from home, and the typical drive to work is of moderate length. Unemployment across Montgomery County has eased compared with a year ago.
Things to do. Cox Arboretum and Gardens MetroPark, a botanical garden, is in or beside town, and the Stillwater River is a short drive away. Also a short drive off is the Dayton Art Institute, a museum. For a longer outing, the National Museum of the United States Air Force is a longer drive away, and it is one of the best known museums of its kind in the country.
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- 5,888households
- 22%of adults have a degree
- 16%below the poverty line
- 23 mintypical commute
- 13%work from home
What residents work in
Employed residents by industry, from the Census survey. Montgomery County had 251,925 jobs in 2025, 0.7% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 39° and lows near 22°; warmest in July, with highs near 86° and lows near 65°. About 41 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Dayton Wright Bros Airport weather station, 6 miles away (NOAA).
Largest workplaces in West Carrollton
- West Carrollton City SchoolsSchool district658FTE
- UPSCouriers and express delivery services494
- NML Medical, West CarroltonSurgical knife blades and handles manufacturing341
- Dayton Progress CorperationMetal cutting machine tools manufacturing330
- Midwest Medical Transport CompanyAmbulance services113
- Laurel Health Care HoldingsNursing care facilities -skilled nursing facilities110
- Domtar0107
- AmericasManufacturing of 2 piece beverage containers98
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 18 workplaces with 20 or more staff, 2,160 people in all. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Inland floodingRelatively high
- Ice stormsRelatively moderate
- HailRelatively moderate
- Strong windRelatively moderate
- Cold wavesRelatively moderate
- Winter weatherRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in West Carrollton’s census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Montgomery County and the Dayton-Kettering, OH metro.
West Carrollton home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- West Carrollton$176,634
- Ohio$245,982
- United States$366,157
Sellers are cutting prices on about 1 in 3 West Carrollton listings, and the typical home goes pending in 5 days — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- West Carrollton35.15%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
Not enough data to draw this yet.
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- West Carrollton49
New listings per month
Sellers arriving at the market.
- West Carrollton20
Zip codes with a West Carrollton address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls West Carrollton — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.