Montgomery County delinquent tax list
Short answer: Montgomery County has two delinquent tax lists. The official one is published by the County Treasurer before each scheduled sale, free to download, and it lists parcel numbers and amounts owed with no owner contact. The year-round one is the delinquency record underneath it, where 1,893 (estimated) owners near Dayton currently carry a distress signal. Ohio is a varies state, so a winning bid at the sale takes a deed the owner can still buy back.
Distressed owners near Dayton
1,893
Within 25 miles of the county centre, refreshed daily. Montgomery County is a mid-size county.
Top-deal discount target
~42% under market
Average start bid across the 20 strongest Montgomery leads right now.
Avg. spread per top deal
$223,000
On a typical $532,000 estimated value.
Coverage centers on Dayton, the Montgomery County seat and reaches 25 miles out, widening to 50 when the market runs thin.
Montgomery County tax sale rules at a glance
The mechanics that decide what you are actually buying, and how long the owner keeps a way out. The full Ohio rules, timelines and deficiency detail sit on the state page, since they apply to every county here.
| County | Montgomery County, Ohio. County seat: Dayton. |
|---|---|
| Who publishes the list | The County Treasurer for Montgomery County. |
| What the sale transfers | Ohio is a varies state. A winning bidder gets either a lien or a deed, because the format is set county by county in this state. |
| Rate and cadence | Large counties sell tax lien certificates around 18%; sheriff tax foreclosure deed sales run everywhere. |
| After the tax sale | The redemption rules follow how each county runs its sale, which varies across Ohio. The county's sale notice states them. |
The Ohio delinquency clock
Where a Montgomery owner sits on this line is what decides whether they will take a low cash offer today.
The Montgomery list, ranked hardest-first
Representative profiles from our ranking model for the Dayton area. The live list, with exact locations, photos and owner details, is one free scan away.
- #1Pre-foreclosure for 47 days. Owners in this spot often want out fast, before a foreclosure hits their credit.$271K start bid · ~45% under market
- #2Foreclosure suit pending for 105 days. Owners in this spot often want out fast, before a foreclosure hits their credit.$265K start bid · ~45% under market
- #3Foreclosure suit pending for 25 days. Owners in this spot often want out fast, before a foreclosure hits their credit.$263K start bid · ~45% under market
7 more ranked Dayton deals behind the scan
Unlock the full Dayton list freeFree scan · no card needed
What the Montgomery list is made of
Most distressed owners carry more than one signal, so these bands overlap. Stacked signals rank highest.
How Montgomery compares across Ohio
Montgomery County is the 5th largest of the 88 Ohio counties covered here, and it runs lighter in distressed owners than the Ohio average, at 35.3 flagged properties per 10,000 residents against a state figure of 39. It accounts for about 4.1% of every flagged property across the Ohio counties on this site.
| County | Seat | Flagged owners | Per 10k residents |
|---|---|---|---|
| Cuyahoga County | Cleveland | 4,582 | 36.7 |
| Hamilton County | Cincinnati | 4,120 | 49.6 |
| Franklin County | Columbus | 4,077 | 30.7 |
| Lucas County | Toledo | 2,207 | 51.6 |
| Summit County | Akron | 2,020 | 37.4 |
| Montgomery County (this page) | Dayton | 1,893 | 35.3 |
Density matters more than the raw count when you are choosing where to work. A smaller county with a high per-capita figure often has less competition per lead than the metro next door.
How far under market these close
The official Montgomery list vs. this one
Both are worth having. They answer different questions.
| Montgomery official sale list | The LowBaller list | |
|---|---|---|
| Who publishes it | The County Treasurer | LowBaller, from county and public records |
| When it exists | Only in the run-up to each scheduled sale | Year round, refreshed daily |
| Format | A PDF or spreadsheet of parcel numbers and amounts owed | A ranked table with a map pin, photo and estimated value on every row |
| Owner contact | Not included | Phone and email on unlock, and no credit is spent when nothing verifies |
| Ranking | Alphabetical or by parcel number | Hardest situation first, by foreclosure stage, years behind and equity |
| Timing advantage | Everyone bidding sees the same list on the same day | Owners appear months before any auction, while a private sale still solves their problem |
Working the Montgomery list
What actually matters in a county this size, at this level of distress, under Ohio timelines.
Off the main road
Montgomery County ranks 5 of 88 covered Ohio counties and holds about 4.1% of the state's flagged properties. Most buyers never scroll this far down the state, which is the entire argument for working it.
Below the state norm
Montgomery runs 35.3 flagged properties per 10,000 residents against 39 statewide. A shorter list than average, which usually means fewer owners with stacked signals and a longer time to a yes.
Dayton and everything around it
Montgomery works off Dayton as its seat, and the scan reaches 25 miles out from there, widening to 50 when the list runs thin. In a county this shape that usually means several towns, each with its own price level.
The Ohio clock
Foreclosure here typically runs 6 to 12 months from filing to sale. The tax clock and the mortgage clock run independently, so check both before you decide how hard a deadline an owner is actually facing.
Why Montgomery investors work it before auction day
No bidding war
At the sale you are one of a room full of bidders on the same parcel. Months earlier you are the only person who called.
You can see the house
A private sale means an inspection and a clean title search. Lien auctions in Ohio rarely give you either.
The owner keeps something
An owner with equity who sells early clears the tax debt and walks away with money. At the sale, they usually walk away with nothing.
Montgomery County delinquent tax list FAQ
How do I get the Montgomery County delinquent tax list?
Two lists exist and they are not the same. The official one comes from the County Treasurer, is published as a PDF or spreadsheet before each scheduled sale, and disappears between sales. The year-round one is the delinquency record itself, which is what LowBaller compiles: roughly 1,893 properties around Dayton currently carry at least one distress signal, ranked by how much pressure the owner is under.
Is there a free Montgomery delinquent property tax list PDF?
Yes. The County Treasurer publishes the pre-sale list free of charge, usually as a PDF or a downloadable spreadsheet tied to a specific sale date. It gives you parcel numbers and amounts owed. It does not give you owner contact details, an estimated value, or any indication of which owners would actually take a low cash offer.
When is the Montgomery County tax sale?
Montgomery County publishes its own schedule, and it moves. The Ohio pattern is the thing that holds steady: Large counties sell tax lien certificates around 18%; sheriff tax foreclosure deed sales run everywhere. Check the county's pre-sale notice close to the date, because the list shrinks daily as owners redeem.
Can I buy Montgomery tax-delinquent property before the auction?
Yes, and it is usually the better trade. There is no bidding war, the owner clears the debt with a clean sale instead of a forced one, and you are not buying blind. The window is the months between the delinquency appearing in the record and the sale being scheduled, which is exactly the period this list covers.
What does a winning bid actually get you in Ohio?
Ohio is a varies state, so a winning bidder takes either a lien or a deed, because the format is set county by county in this state. The redemption rules follow how each county runs its sale, which varies across Ohio. The county's sale notice states them. That difference matters more than the discount: in a lien state you are buying a debt with a yield, and in a deed state you are buying a house.
How far below market do Montgomery deals close?
The strongest current leads near Dayton support start bids around 42% under estimated value. Across the whole list, hard distress such as a scheduled auction or a stacked tax lien closes 20 to 40% under market, while softer signals like long-distance ownership land closer to 15 to 30% under. Montgomery runs lighter in distress than the Ohio average, so the deepest discounts are rarer here and equity screening matters more than volume. Equity sets the ceiling, because an offer cannot go below what clears the owner's mortgage.
How many tax-delinquent properties are there in Montgomery?
About 1,893 properties within 25 miles of Dayton currently show at least one motivation signal in public records, and tax delinquency is among the most common. That works out to 35.3 flagged properties per 10,000 residents, against 39 across Ohio as a whole, and makes Montgomery the number 5 of the 88 Ohio counties covered here by population. That figure moves daily as owners pay, redeem or fall further behind.
Do I need a Montgomery address to search, or can I search the whole county?
Either. Run the scan on any Montgomery ZIP and you get the full ranked list for the surrounding area, or check one specific address to see whether that owner carries a distress signal. The scan is free; the full list opens with a 7-day trial, and credits are only spent when an owner's phone number comes back.
More on Montgomery County
Montgomery County delinquent tax list
You are here.
Montgomery County tax sale
How the sale runs, what a winning bid buys, and what to check before you bid.
Montgomery County foreclosures
Pre-foreclosure filings, the sheriff sale and the Ohio timeline.
Delinquent tax lists nearby
Keep going
The Montgomery owners who will sell cheap are on this list today.
Not in 2026 sale season. Now, months before the auction, while a quiet private sale still solves their problem. Scan free and browse every one.
Scan Montgomery freeInformational summary, not legal or investment advice. Rates, redemption periods and sale formats are summarized at the Ohio state level and can be changed by statute or applied differently by Montgomery County. The County Treasurer and the county's own pre-sale notices control every schedule, deposit and bidding rule. Verify before you bid.