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County in Ohio

Butler County, Ohio

Butler County, in Ohio, has 392,876 residents: No. 7 of 88 by population. Butler County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $258,500. HUD's Fair Market Rent for a 2-bedroom apartment is $1,442 a month; to pay it without spending more than 30% of your income, you need to earn about $27.73 an hour.

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  • Typical home price

    $258,500

    +20% vs. Ohio −22% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Butler
    • Ohio
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,442 a month

    +13% vs. Ohio −18% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Butler
    • Ohio
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Butler
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    1.22% of value per year

    −7% vs. Ohio +30% vs. U.S.

    $3,141 a year for the typical owner

    • Butler
    • Ohio
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$313,302
3.3% more than 12 months ago
Typical rent
$1,566 a month
2.6% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Butler County today?

The monthly payment on a typical home with FHA would be about $2,204, that is, 32% of the typical household income in Butler County. For that payment to be 28% of income, a household would need to earn about $94,470 a year; the typical income here is $81,590. Homes here are worth 20% more than the average across Ohio.

There are 1 agency with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Butler County apart

  1. Nearby, in Preble County, the typical rent is $794: 30% less than in Butler County ($1,135).

  2. Among the neighboring counties, Preble County has the lowest typical home value ($180,900), 30% below the $258,500 in Butler County.

  3. From 2020 to 2025, home prices in Butler County rose 59% on FHFA's index, faster than in Ohio (53%).

  4. At $1,135, Butler County ranks 7th among the 88 counties in Ohio for the highest typical rent.

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Butler County

What homes there are in Butler County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 72% of homes here, against 69% in Ohio.

Year built

The typical home in Butler County was built in 1979, 9 years after the typical one in Ohio.

There is more room for a big family here: 67% of homes have 3 bedrooms or more, against 64% in Ohio.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA loan limit for this county is $541,287, and about 92% of owner-occupied homes in Butler County are worth less than that.

Monthly rent with utilities

About 72% of rented homes in Butler County cost less than HUD's 2-bedroom fair market rent for this county ($1,442).

With a mortgage

$1,665 a month

Ohio: $1,517 a month

Without a mortgage

$619 a month

Ohio: $588 a month

Owners with a mortgage

65%

Ohio: 61%

Owning costs more in Butler County: with a mortgage, the typical cost is $1,665 a month; in Ohio, $1,517. Without one, $619.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Much as in Ohio, the typical home value in Butler County rose 50% since 2015–2019.

The typical rent in Butler County rose 29% since 2015–2019, about the same as in Ohio (28%).

Housing prices ran ahead of income in Butler County: typical income rose 23%, against +50% for home values and +29% for rent.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureButler CountyOhioUnited States
Rental vacancy 4.5%4.4%5.5%
Homeowner vacancy 0.8%0.8%0.9%
More than one person per room 1.8%1.5%3.4%
People per household 2.602.372.53
Drive alone 75%75%69%
Carpool 8%8%9%
Public transit 0%1%3%
Walk or bike 2%2%3%
Work from home 13%13%15%
Other means 1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Ohio, the rental vacancy rate in Butler County is 4.5%.

Much as in Ohio, 1.8% of households in Butler County have more than one person per room.

More people live in each home here: 2.60 on average, against 2.37 in Ohio.

The car rules in Butler County: 75% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Butler County?

A typical home is tight for the typical income

We start with a typical home of $258,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 32% of the typical household income here, which is $81,590 a year. For that payment to be 28% of income, a household would need to earn about $94,470 a year.

Your numbers

Local data
$

Starts at the typical home value in Butler County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $9,048 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,204

at 7.18% · 30 years

Loan amount
$253,817
Total interest
$365,184
Paid off in
November 2056

Includes $4,365 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,904 a month

  • Tight

    $1,904 to $2,448 a month

    Your payment · 32%

  • Hard

    more than $2,448 a month

Compared with the typical household income in Butler County ($81,590 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,204
Principal & interest$1,719
Property tax$263
Home insurance$108
FHA mortgage insurance (MIP)$114

You need at least $9,048 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Butler County

Here you'll see how prices have changed, how Butler County compares with Ohio and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Butler County rose 104% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Ohio United States
In 2025 +5.1% +4.8% +2.9%
5 years (2020–2025) +59% +53% +47%
10 years (2015–2025) +104% +93% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Butler County compared with Ohio and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Butler $258,500
  • Ohio $214,800
  • United States $332,700
Typical rent a month
  • Butler $1,135
  • Ohio $1,034
  • United States $1,413
Typical household income a year
  • Butler $81,590
  • Ohio $71,389
  • United States $80,734
See the full table
Butler compared with Ohio and the United States
MeasureHereOhioU.S.
Residents392,87611,810,293334,922,499
Typical home value$258,500$214,800$332,700
Typical household income$81,590$71,389$80,734
Typical rent$1,135$1,034$1,413
Fair Market Rent (2 bedrooms)$1,442$1,273$1,750
Hourly wage to rent a 2-bedroom$27.73$24.48$33.65
Typical property tax$3,141$2,822$3,119
Effective tax rate1.22%1.31%0.94%
Households that own their home70%67%65%
Renters spending 30% or more on rent48%46%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Ohio shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Butler County

For a typical $258,500 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $2,204 $9,048 $253,818 7.18% FHA MIP · $114 $16,803 580
Conventional, 5% down $2,157 $12,925 $245,575 7.18% PMI · $123 $20,680 620*
Conventional, 20% down, no PMI $1,771 $51,700 $206,800 7.18% None $59,455 620*
ITIN, 15% down (example) $2,010 $38,775 $219,725 8.18% None $46,530 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

Everything about buying in Butler County: income, limits and help How much house can I afford? Closing costs

Loan limits

FHA loans in Butler County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Butler County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Butler County, the typical owner pays $3,141 a year: about 1.22% of the home's value. That is less than the rest of Ohio and more than the national average.

  • Butler 1.22%
  • Ohio 1.31%
  • United States 0.94%

What Ohio publishes Homestead exemption for seniors and people with disabilities (Ohio Department of Taxation)

Exemptions and deadlines in Ohio

Is there a flood risk?

According to FEMA, in Butler County 1.4% of homes (1,748) are in a high-risk flood zone. Of those homes, 26% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Butler County

The natural hazards FEMA measures in Butler County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Butler County as relatively moderate.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

In Butler County, FEMA expects natural hazards to cause $120 million in losses a year, counting buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $61.5 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $61.5 million a year
  2. TornadoRelatively high $16.4 million a year
  3. EarthquakeRelatively low $2.6 million a year
  4. Winter weatherRelatively high $230,657 a year
  5. Heat waveRelatively moderate $40,444 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts Butler County in zone 4A: mixed and humid.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$30.53$18.52 and $47.24
Plumbers, pipefitters and steamfitters$31.33$22.52 and $48.94
Heating, air conditioning and refrigeration mechanics$29.92$19.11 and $46.35
Roofers$23.66$19.66 and $35.48
Carpenters$28.90$21.24 and $38.34
Painters, construction and maintenance$24.12$18.30 and $34.30
Maintenance and repair workers, general$27.32$17.47 and $37.21

According to BLS, an electrician earns about $30.53 an hour in the Cincinnati, OH-KY-IN area; a plumber, about $31.33.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Butler County

The typical rent in Butler County is $1,135 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

48% of renter households in Butler County spend 30% or more of their income on housing. 26% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,052 $20.23 $42,080
1 bedroom $1,128 $21.69 $45,120
2 bedrooms $1,442 $27.73 $57,680
3 bedrooms $1,897 $36.48 $75,880
4 bedrooms $2,141 $41.17 $85,640

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Butler County

Programs and counseling in Butler County

There are 2 HUD-approved housing counseling agencies in Butler County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

One- and two-story houses along a street in Haviland, Ohio.

HUD counseling is free or low-cost

Ohio down payment programs

  1. Your Choice! Down Payment Assistance

    Ohio state agency help of 2.5% or 5% of the price for the down payment, closing costs or other costs before closing, forgiven after seven years; if you sell sooner, you repay all of it

    The source does not say whether you must be a first-time buyer. Run by Ohio Housing Finance Agency (OHFA).

    Forgivable Verified November 5, 2026

  2. Mortgage Tax Credit

    Ohio state agency certificate that turns part of your mortgage interest into a credit on your federal tax return, up to $2,000 a year: 40% with an OHFA mortgage (MTC Plus) or 15% to 20% with another mortgage (MTC Basic)

    First-time buyers only. Run by Ohio Housing Finance Agency (OHFA).

    Tax credit Verified November 5, 2026

Which programs do I qualify for? See all Ohio programs

Help in Spanish in Butler County

1 of the 2 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Butler Metropolitian Housing Authority Public housing and Section 8 vouchers (513) 896-4411

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Butler County. The full list is on the Ohio counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Neighborhood Housing Services of Hamilton, Inc.

    100 S Martin Luther King Jr Blvd, Hamilton · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (513) 737-9301

  • Ohio State University Extension - Butler County

    1802 Princeton Road, Hamilton

    • Budget and financial counseling
    • Budget and credit workshops
    • and 2 more
    (513) 785-6653
See every agency in Ohio

Places

Cities in Butler County

Each city has its own page with prices, rents and help. These are the largest.

See all 7 cities of Butler County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Butler County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Butler County in 2026?

Butler County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Butler County?

Butler County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Butler County?

The typical home value in Butler County is $258,500 (Average 2020–2024, U.S. Census). Across Ohio it's $214,800.

How much does it cost to rent in Butler County?

Butler County has a typical rent of $1,135 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,442 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Butler County?

About $27.73 an hour working full time (2,080 hours a year), or $57,680 a year, so the fair market rent of $1,442 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).