Updated when the county posts new records. Sales through June 5, 2026; owners as of the county’s July 12, 2026 tax roll.
In Jan.-March 2026, 16.7% of Montgomery County’s single-family home sales went to LLCs and corporations, against 13.4% a year earlier, in the county auditor’s public records. Individuals bought 82% of homes.
The new federal limit
A new federal law, the 21st Century ROAD to Housing Act (Public Law 119-101), bars companies that control 350 or more single-family homes, counting affiliates, from buying more, starting January 7, 2027. None of the national single-family landlords we looked for has a recorded home purchase here since March 2023. Five local companies hold 100 or more single-family homes each in Montgomery County. County records can’t show whether any company reaches 350 counting its homes elsewhere and its affiliates.
National landlords in Montgomery County
| Company | Single-family homes owned now | Latest recorded purchase |
|---|---|---|
| VineBrook Homes | 1,941 | November 2022 |
| SFR3 | 254 | March 2023 |
| American Homes 4 Rent (AMH) | 209 | None recorded since 2020 |
| Invitation Homes | 0 | |
| Progress Residential (Pretium) | 0 | |
| Tricon Residential | 0 | |
| FirstKey Homes | 3 | June 2022 |
Local companies by size
| Single-family homes each company holds in the county | Companies | Homes they hold | Homes bought, Jan.-March 2026 | Homes bought, Jan.-March 2025 |
|---|---|---|---|---|
| 100 or more | 5 | 8 | 20 | |
| 25 to 99 | 59 | 2,343 | 16 | 12 |
| 10 to 24 | 144 | 2,088 | 28 | 24 |
| 5 to 9 | 314 | 1,971 | 38 | 21 |
| 2 to 4 | 1,177 | 2,967 | 59 | 24 |
| 1 | 3,633 | 3,633 | 76 | 49 |
Every quarter since 2020
| Quarter | Sales | LLCs and corporations | Resold within a year | Individuals | Trusts | Government and nonprofits | Banks and relocation |
|---|---|---|---|---|---|---|---|
| Jan.-March 2026 | 1,349 | 16.7% | 1,106 | 18 | 0 | 0 | |
| Oct.-Dec. 2025 | 1,661 | 12.8% | 1,417 | 31 | 0 | 0 | |
| July-Sept. 2025 | 1,854 | 10.3% | 1,633 | 30 | 0 | 0 | |
| April-June 2025 | 1,275 | 11.2% | 1,104 | 27 | 1 | 0 | |
| Jan.-March 2025 | 1,121 | 13.4% | 95 | 942 | 27 | 0 | 2 |
| Oct.-Dec. 2024 | 1,321 | 14.7% | 102 | 1,106 | 21 | 0 | 0 |
| July-Sept. 2024 | 1,696 | 12.3% | 137 | 1,446 | 40 | 1 | 0 |
| April-June 2024 | 1,424 | 11.2% | 117 | 1,220 | 44 | 0 | 0 |
| Jan.-March 2024 | 1,147 | 11.3% | 115 | 989 | 28 | 0 | 0 |
| Oct.-Dec. 2023 | 1,285 | 14.9% | 138 | 1,057 | 36 | 1 | 0 |
| July-Sept. 2023 | 1,692 | 12.2% | 164 | 1,439 | 46 | 0 | 0 |
| April-June 2023 | 1,575 | 11.7% | 120 | 1,333 | 55 | 0 | 2 |
| Jan.-March 2023 | 1,221 | 14.5% | 117 | 1,015 | 29 | 0 | 0 |
| Oct.-Dec. 2022 | 1,182 | 10.4% | 1,028 | 31 | 0 | 0 | |
| July-Sept. 2022 | 1,770 | 11% | 1,519 | 56 | 0 | 0 | |
| April-June 2022 | 1,128 | 13.6% | 945 | 29 | 1 | 0 | |
| Jan.-March 2022 | 1,203 | 14% | 1,011 | 23 | 0 | 1 | |
| Oct.-Dec. 2021 | 1,494 | 8.6% | 1,342 | 24 | 0 | 0 | |
| July-Sept. 2021 | 1,791 | 7.8% | 1,610 | 41 | 0 | 0 | |
| April-June 2021 | 1,288 | 7.2% | 1,155 | 38 | 0 | 2 | |
| Jan.-March 2021 | 1,622 | 6.9% | 1,473 | 37 | 0 | 0 | |
| Oct.-Dec. 2020 | 1,085 | 6.5% | 983 | 31 | 0 | 0 | |
| July-Sept. 2020 | 1,312 | 4.7% | 1,213 | 36 | 0 | 1 | |
| April-June 2020 | 927 | 3.3% | 862 | 34 | 0 | 0 | |
| Jan.-March 2020 | 746 | 3.1% | 703 | 20 | 0 | 0 |
How we did this, and the limits
The Montgomery County Auditor’s public sales records list each sale’s date and price but not the buyer. So the buyer here is the home’s current owner on the county’s tax roll, counted only when the home hasn’t sold again since. That means buyers who resold, such as quick flippers, are undercounted, more so in older quarters. Sales are single-family homes with a recorded price of $10,000 or more, from 2020, when the public records begin; transfers with no price, including moves between a company’s own affiliates, aren’t counted.
Quick resales: a home bought and sold again within 12 months is usually a flip. Its first buyer no longer owns it, so that purchase can’t be typed and isn’t in the shares above. The “Resold within a year” column counts those first sales by quarter instead, once a full year has passed so the count is complete. The county’s public records keep repeat sales of a home only from 2023, so the count starts with that year. A home resold that fast after a sale that fell through, or bought and sold by a family, is counted too.
Some sales between companies are internal transfers between related companies, for example during a refinance. They can look like investor purchases. We leave out sales at nominal prices, under $10,000, but the county’s public records don’t mark which sales are arm’s-length, so a transfer recorded at a full price still counts as a purchase.
Buyer types come from the name: LLCs, corporations, partnerships and similar entities count as companies; trusts as trusts; public bodies, housing authorities, land banks and Habitat for Humanity as government and nonprofits; banks, lenders and relocation companies on their own. An LLC buyer isn’t always an investor: some families buy through one.
National landlords are matched by entity names on the tax roll: VineBrook Homes (VINEBROOK, NREA VB, VB ONE through VB TWENTY); SFR3 (SFR3, SFR 3); American Homes 4 Rent (AMH) (AMERICAN HOMES 4 RENT, AMH, AH4R); Invitation Homes (INVITATION HOMES, IH2 PROPERTY, IH3 PROPERTY, IH4 PROPERTY, IH5 PROPERTY, IH6 PROPERTY, THR PROPERTY); Progress Residential (Pretium) (PROGRESS RESIDENTIAL, PRETIUM, FREO); Tricon Residential (TRICON, SFR JV-1, SFR JV-2); FirstKey Homes (FIRSTKEY, FIRST KEY HOMES, FKH SFR, CERBERUS SFR). Companies hold homes under many subsidiary names, and one named differently from these won’t be counted. No company is counted for both.
Other companies are counted by name as recorded on the tax roll, so one owner with several companies counts as several. No private person or local company is named here. Montgomery County only, for now.
Where Dayton sits in the national housing correction since 2022 →