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City · 8,339 residents · Preble County, Ohio

Eaton , Ohio

In Eaton, a typical home is worth $148,200 and typical rent is $764 a month. Compared with all of Preble County, typical household income is 26% lower, the typical home value is 18% lower, and the share of households that own their home is 12 points lower.

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  • Typical home value

    $148,200

    18% below the county

    31% below Ohio

    • Eaton
    • Preble
    • Ohio

  • Typical rent

    $764a month

    4% below the county

    26% below Ohio

    • Eaton
    • Preble
    • Ohio

  • Typical household income

    $51,467a year

    26% below the county

    28% below Ohio

    • Eaton
    • Preble
    • Ohio

  • Households that own their home

    67%

    12 points below the county

    About the same as Ohio

    • Eaton
    • Preble
    • Ohio

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

Market now, with Zillow data

Zillow data
Typical home value
$255,207
9.2% more than 12 months ago

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

Eaton is in Preble County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Preble County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Eaton apart

What this place has that others do not, from public data, most unusual first.

  1. According to Zillow, in the 12 months to September 2026 the typical home value in Eaton rose 9.2%; in Ohio, it rose 3.2%.

  2. Eaton has the 15th lowest typical rent of the 285 cities in Ohio with more than 5,000 people ($764).

  3. Nearby, in Trotwood, the typical home value is $113,200: 24% less than in Eaton ($148,200).

  4. The typical household income in Eaton is $51,467, 26% less than in Preble County as a whole ($69,223).

  5. 67% of households in Eaton own their home, against 80% in Preble County.

  6. The typical home in Eaton is worth $148,200, 18% less than in Preble County as a whole ($180,900).

Sources: Zillow (September 2026 data); U.S. Census Bureau (Average 2020–2024). Zillow data

The homes here

Housing in Eaton

What homes there are in Eaton, 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 are the majority in Eaton (77%), but less so than in Preble County (87%).

Year built

By age, homes in Eaton look like those in Preble County: the typical year built is 1974.

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
Monthly rent with utilities

With a mortgage

$1,106 a month

Preble County: $1,278 a month

Without a mortgage

$507 a month

Preble County: $523 a month

Owners with a mortgage

59%

Preble County: 59%

Owning costs less in Eaton: with a mortgage, the typical cost is $1,106 a month; in Preble County, $1,278. Without one, $507.

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

The typical home value in Eaton rose 51% since 2015–2019, more than in Preble County (45%).

Rents in Eaton rose faster than in Preble County: 18% since 2015–2019, against 7%.

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

MeasureEatonPreble CountyOhioUnited States
Rental vacancy Unreliable estimateUnreliable estimate4.4%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate1.3%1.5%3.4%
People per household 2.122.422.372.53
Drive alone 84%83%75%69%
Carpool 10%7%8%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home Unreliable estimate7%13%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Eaton has 2.12 people, fewer than in Preble County (2.42).

To get to work, 84% of workers in Eaton drive alone; in Preble County, 83%.

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 for a home in Eaton?

A typical home is tight for the typical income

We start with a typical home in Eaton, worth $148,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 29% of the typical household income in Eaton, which is $51,467 a year. For that payment to be 28% of income, a household would need to earn about $54,002 a year.

The calculator's FHA and conventional loan limits are those of all of Preble County.

Your numbers

Local data
$

Starts at the typical home value in Eaton. 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 $5,187 (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

$1,260

at 7.18% · 30 years

Loan amount
$145,516
Total interest
$209,363
Paid off in
November 2056

Includes $2,503 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,201 a month

  • Tight

    $1,201 to $1,544 a month

    Your payment · 29%

  • Hard

    more than $1,544 a month

Compared with the typical household income in Eaton ($51,467 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,260
Principal & interest$986
Property tax$147
Home insurance$62
FHA mortgage insurance (MIP)$66

You need at least $5,187 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.

The city and its county

Eaton and Preble County

Eaton is in Preble County, Ohio. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Eaton's own numbers

Typical home value
$148,200
Typical monthly rent
$764
Typical yearly household income
$51,467
Households that own their home
67%
Effective property tax rate
1.19%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Preble County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,003
Price change over 5 years (FHFA)
+55%
Homes in a high flood-risk zone
2.4%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Preble County.

Everything about Preble County

Buying

Buying a home in Eaton

A typical home in Eaton is worth $148,200: 18% below the county and 31% below Ohio. With the typical household income in Eaton ($51,467 a year), a typical home costs 2.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Eaton 2.9 years
  • Preble 2.6 years
  • Ohio 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Preble County

According to FHFA’s house price index, home prices in Preble County rose 100% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Preble County.

Period County Ohio U.S.
Last year (2025) +6.4% +4.8% +2.9%
5 years (2020–2025) +55% +53% +47%
10 years (2015–2025) +100% +93% +85%

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

Eaton next to Preble County, Ohio and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Eaton $148,200
  • Preble $180,900
  • Ohio $214,800
  • United States $332,700
Typical monthly rent
  • Eaton $764
  • Preble $794
  • Ohio $1,034
  • United States $1,413
Typical yearly household income
  • Eaton $51,467
  • Preble $69,223
  • Ohio $71,389
  • United States $80,734
See the full table
Eaton next to Preble County and Ohio
Measure Eaton Preble County Ohio U.S.
Typical home value $148,200 $180,900 $214,800 $332,700
Typical monthly rent $764 $794 $1,034 $1,413
Typical yearly household income $51,467 $69,223 $71,389 $80,734
Households that own their home 67% 80% 67% 65%
Typical yearly property tax $1,770 $1,883 $2,822 $3,119
Effective property tax rate 1.19% 1.04% 1.31% 0.94%
Renters with high rent for their income 49% 37% 46% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Preble County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Eaton

For a typical $148,200 home in Eaton, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Eaton's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,260a month

    Least cash to close
    Down payment
    $5,187
    Cash to close
    $9,633
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $66

  • Conventional, 5% down $1,233a month

    Down payment
    $7,410
    Cash to close
    $11,856
    Rate
    7.18%
    Mortgage insurance
    PMI · $70

  • Conventional, 20% down, no PMI $1,012a month

    Down payment
    $29,640
    Cash to close
    $34,086
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,149a month

    Down payment
    $22,230
    Cash to close
    $26,676
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • 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.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Eaton and for Preble County.

Property tax

Effective rate in Eaton

1.19%of the home’s value each year

$1,770 a year for the typical owner in Eaton.

  • Eaton 1.19%
  • Preble 1.04%
  • Ohio 1.31%

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

Exemptions and deadlines in Ohio

Flood risk in Preble County

FEMA does not publish these numbers by city: they are for all of Preble County.

Homes in the high-risk zone
2.4%
441
Of those, with NFIP insurance
15%
County Ohio U.S.
Homes in the high-risk zone 2.4% 1.7% 3.5%
Of those, with NFIP insurance 15% 16% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Eaton

Typical rent in Eaton is $764 a month: 4% below the county. In Eaton, 49% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Preble County, by unit size. To pay the 2-bedroom one ($1,003 a month) without spending more than 30% of your income, you would need to earn $19.29 an hour working full time.

HUD fair market rent for all of Preble County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $758 $14.58 $30,320
1 bedroom $767 $14.75 $30,680
2 bedrooms $1,003 $19.29 $40,120
3 bedrooms $1,332 $25.62 $53,280
4 bedrooms $1,412 $27.15 $56,480

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

By ZIP code

Fair market rent by ZIP code in Eaton

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Eaton is in ZIP code 45320.

For 2 bedrooms it is $1,000: $3 less than the fair market rent for Preble County ($1,003).

  • 45320 $1,000$1,330

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Eaton when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Eaton

HUD lists 9 buildings with rents for lower incomes in Eaton. These are the largest.

  • Village South 111 Village Dr S, Eaton 45320 48 homes, 45 low-income · For families (937) 456-3286
  • Eaton Senior Village 115 Hampshire Dr, Eaton 45320 44 low-income homes · 2 bd: 44 · In service since 2010 · For older adults
  • Residences at Eagles Point 307 N Cherry St, Eaton 45320 49 homes, 40 low-income · 1 bd: 11 · 2 bd: 25 · 3 bd: 4 · In service since 2016 · For families (513) 964-1141
  • Eagles Nest Apts 532 South St, Eaton 45320 32 low-income homes · 2 bd: 16 · 3 bd: 16 · In service since 1998 · For older adults
  • Prestwick Square of Eaton 910 S Barron St, Eaton 45320 31 low-income homes · In service since 1993

See all 15 buildings in Preble County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Eaton

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Preble County. The nearest ones are below; many serve by phone or online.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Eaton

No down payment, repair or rent-help program on our list is for Eaton or Preble County. The ones below are statewide in Ohio: they work in Eaton the same as in the rest of the state.

Which programs do I qualify for? All programs in Ohio

  • Your Choice! Down Payment Assistance

    Statewide in Ohio

    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. Offered by Ohio Housing Finance Agency (OHFA).

    Forgivable

    See the program Official page

  • Mortgage Tax Credit

    Statewide in Ohio

    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). Offered by Ohio Housing Finance Agency (OHFA).

    Tax credit

    See the program Official page

Housing counselors near Eaton

The HUD-approved agencies closest to the center of Eaton, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Nid-Hca Trotwood

    4000 Lake Center Dr, Trotwood · 17 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (937) 589-0155

  • Nid-Hca Dayton

    4403 N Main St, 1st FL, Dayton · 22 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (937) 567-0990

  • Horizon Housing Communities Development for Ohio (HHCDO)

    1700 Needmore Rd, Dayton · 23 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (937) 259-8870

All counseling agencies in Ohio

Help in Spanish near Eaton

1 of the 3 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.

Housing authorities of Eaton

In HUD’s record, no housing authority with an office in Preble County is named for Eaton or Preble County.

One other authority has an office in Preble County: see the list Source: HUD

Cities

Nearby cities

The cities closest to Eaton, with the typical home value.

Everything about Preble County Housing in Ohio

Neighboring counties

If Preble County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Eaton.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Eaton

Short answers with the numbers for Eaton and all of Preble County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Eaton?

The typical home value in Eaton is $148,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Preble County it is $180,900.

How much does it cost to rent in Eaton?

Typical rent in Eaton is $764 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Preble County is $1,003.

What is the FHA loan limit in Eaton?

Eaton uses the FHA limit for all of Preble County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Eaton?

The typical homeowner in Eaton pays $1,770 a year, according to the U.S. Census Bureau. That is 1.19% of the home’s value; in Preble County, the rate is 1.04%.

Where can I find free help to buy or rent in Eaton?

We found no HUD-approved counseling agencies with an office in Preble County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).