What is the 2026 FHA loan limit in Dayton?

$541,287 for a one-unit home in Montgomery County, the national FHA floor.

Can I use a VA loan near Wright-Patterson AFB?

Yes. Dayton and nearby suburbs are popular with VA buyers. With full entitlement there is no VA loan limit.

What is Dayton's city income tax?

2.5% of earned income. Suburbs set their own rates.

Is Nick Grisanti licensed to lend in Dayton?

Yes. Nick is licensed as a Mortgage Loan Originator in Ohio (OH #MLO-OH.2719729), and loans are originated through C2 Financial Corporation, NMLS #135622.

Montgomery County · Ohio

Mortgages in Dayton.

Nick Grisanti

Mortgage Loan Originator · NMLS #2719729FL #LO138662 · OH #MLO-OH.2719729 · TN #2719729 · TX SML licensedC2 Financial Corporation · NMLS #135622

VA, FHA, conventional and rental property loans in Dayton and Montgomery County, from 100+ wholesale lenders through C2 Financial Corporation.

$541,2872026 FHA limit, Montgomery County
100+Wholesale lenders

Step 1 of 4

What can we help you with?

A few details

Credit score, roughly

When are you hoping to close?

Main income type

First home you've bought?

Monthly debt payments (car, student, cards)

Served in the military? (optional)

How will it be rented?

How do you know the rent?

Expected gross rent per month

Prepayment penalty you could accept

How would you document income?

Renovation budget

Value after renovation (estimate)

Plan when it's done

The lot

Lot value (estimate)

Construction budget

Plans and permits

Who is building it?

When it's finished, you'll

Buying in your name or an LLC?

Projects in the last 3 years

Include taxes and insurance in the monthly payment?

Loan amount, if you know it

2026

Dayton by the numbers

Dayton is one of Ohio's most affordable metros, and Wright-Patterson Air Force Base makes VA loans a big part of the market.

FHA · 1 unit · Montgomery County $541,287 The national floor, which covers most purchase prices here.

Conforming · 1 unit $832,750 Loans above this are jumbo loans.

Median sale price $149,829 City of Dayton median sale price, September 2026 (Redfin).

City income tax 2.5% Dayton's municipal income tax rate. Lenders count it in take-home pay.

Conveyance fee $3 Per $1,000 of the sale price in Montgomery County, including the state's $1. Usually paid by the seller.

Check your county's FHA limit with HUD's lookup. Two- to four-unit properties have higher limits. Nick confirms the current figures for your county before every rate lock.

Local rules and costs

What buyers in Dayton should know

Military VA loans near Wright-Patt Eligible veterans and service members with full entitlement have no VA loan limit. If orders move you later, you can often keep the home as a rental. VA loans → Rentals Register rentals with the county Since September 2025, Ohio requires every residential rental owner to file owner and contact details with the county auditor and update them within 60 days of a change. Ohio law → First-time buyers Ohio Housing Finance Agency OHFA's Your Choice! down payment assistance gives 3% (conventional) or 3.5% (FHA, VA, USDA) as a 0% second mortgage, plus a lower rate for Ohio Heroes and help for recent graduates. Income limits apply. OHFA programs → Taxes Rental tax credit is phasing out Under 2025 reform, the 10% credit on rental and investment property drops to 7.5% for tax year 2026 and to zero by 2029, while the owner-occupied credit grows. Budget a rising tax bill on rentals. Ohio tax reform → Investors Rental property in Dayton A DSCR loan qualifies on the property's rent rather than your personal income, which suits investors who own several properties or live outside Dayton. How DSCR works →

About Dayton

Living and buying in Dayton

Wright-Patterson Air Force Base is the region's largest employer, with about 38,000 workers, alongside healthcare and manufacturing.

Buyers look at historic homes in the Oregon District and South Park, and suburbs popular with base families such as Kettering, Oakwood, Beavercreek, Centerville and Huber Heights.

Neighborhoods

Where buyers look

Oregon District
South Park
Belmont
Kettering
Oakwood
Beavercreek
Centerville
Huber Heights

Schools: Dayton Public Schools. Check the district for any specific address before you buy.

Loans in Dayton

Loan programs

Most common Conventional Fannie Mae and Freddie Mac loans for primary homes, second homes and investment property. Conventional loans → Flexible credit FHA Low down payment for a Dayton home you'll live in, with local down payment help. FHA in Dayton → Veterans VA For eligible veterans, service members and surviving spouses. VA loans → Higher prices Jumbo Loan amounts above the conforming limit. Jumbo loans → Investors DSCR Buy or refinance a Dayton rental on the property's rental income. DSCR in Dayton → Self-employed Bank statement For self-employed borrowers whose tax returns understate their income. Bank statement loans → Home equity HELOC and cash-out Borrow against your home's equity with a line of credit or a cash-out refinance. Compare options →

Not every lender offers every program in every state, and all loans are subject to credit approval and program guidelines. Nick compares 100+ wholesale lenders through C2 Financial Corporation to find the programs that fit your scenario.

Questions

Dayton mortgage FAQ

What is the 2026 FHA loan limit in Dayton?: $541,287 for a one-unit home in Montgomery County, the national FHA floor.
Can I use a VA loan near Wright-Patterson AFB?: Yes. Dayton and nearby suburbs are popular with VA buyers. With full entitlement there is no VA loan limit.
What is Dayton's city income tax?: 2.5% of earned income. Suburbs set their own rates.
Is Nick Grisanti licensed to lend in Dayton?: Yes. Nick is licensed as a Mortgage Loan Originator in Ohio (OH #MLO-OH.2719729), and loans are originated through C2 Financial Corporation, NMLS #135622.