Español

Este sitio también está en español. Leer en español

City · 20,501 residents · Shelby County, Ohio

Sidney , Ohio

In Sidney, a typical home is worth $169,900 and typical rent is $869 a month. Compared with all of Shelby County, the typical home value is 18% lower, typical household income is 18% lower, and the share of households that own their home is 12 points lower.

WhatsApp

  • Typical home value

    $169,900

    18% below the county

    21% below Ohio

    • Sidney
    • Shelby
    • Ohio

  • Typical rent

    $869a month

    6% below the county

    16% below Ohio

    • Sidney
    • Shelby
    • Ohio

  • Typical household income

    $60,668a year

    18% below the county

    15% below Ohio

    • Sidney
    • Shelby
    • Ohio

  • Households that own their home

    62%

    12 points below the county

    5 points below Ohio

    • Sidney
    • Shelby
    • Ohio

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

Market now, with Zillow data

Zillow data
Typical home value
$216,710
6.7% more than 12 months ago
Typical rent
$1,438 a month

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

Sidney is in Shelby 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 Shelby County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Sidney apart

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

  1. Nearby, in Piqua, the typical home value is $138,600: 18% less than in Sidney ($169,900).

  2. According to Zillow, in the 12 months to September 2026 the typical home value in Sidney rose 6.7%; in Ohio, it rose 3.2%.

  3. 62% of households in Sidney own their home, against 74% in Shelby County.

  4. The typical home in Sidney is worth $169,900, 18% less than in Shelby County as a whole ($208,100).

  5. The typical household income in Sidney is $60,668, 18% less than in Shelby County as a whole ($73,978).

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

The homes here

Housing in Sidney

What homes there are in Sidney, 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 Sidney (65%), but less so than in Shelby County (78%).

Year built

By age, homes in Sidney look like those in Shelby County: the typical year built is 1971.

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 limit for Shelby County is high ($541,287): at least 96% of owner-occupied homes in Sidney are worth less than $500,000.

Monthly rent with utilities

With a mortgage

$1,186 a month

Shelby County: $1,376 a month

Without a mortgage

$506 a month

Shelby County: $540 a month

Owners with a mortgage

62%

Shelby County: 58%

Owning costs less in Sidney: with a mortgage, the typical cost is $1,186 a month; in Shelby County, $1,376. Without one, $506.

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

Since 2015–2019, homes in Sidney gained value faster than in Shelby County: 53% against 43%.

The typical rent in Sidney rose 25% since 2015–2019, about the same as in Shelby County (26%).

The typical household income in Sidney rose 13%: less than home values (+53%) and rent (+25%).

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

MeasureSidneyShelby 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 estimate2.0%1.5%3.4%
People per household 2.282.512.372.53
Drive alone 78%83%75%69%
Carpool 15%10%8%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home Unreliable estimate5%13%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.28 on average, against 2.51 in Shelby County.

Carpooling is common in Sidney: 15% of workers get to work that way, against 10% in Shelby County.

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 Sidney?

A typical home is within reach of the typical income

We start with a typical home in Sidney, worth $169,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 28% of the typical household income in Sidney, which is $60,668 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Sidney. 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 $5,947 (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

$1,415

at 7.18% · 30 years

Loan amount
$166,822
Total interest
$240,018
Paid off in
November 2056

Includes $2,869 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,416 a month

    Your payment · 28%

  • Tight

    $1,416 to $1,820 a month

  • Hard

    more than $1,820 a month

Compared with the typical household income in Sidney ($60,668 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,415
Principal & interest$1,130
Property tax$139
Home insurance$71
FHA mortgage insurance (MIP)$75

You need at least $5,947 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

Sidney and Shelby County

Sidney is in Shelby 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).

Sidney's own numbers

Typical home value
$169,900
Typical monthly rent
$869
Typical yearly household income
$60,668
Households that own their home
62%
Effective property tax rate
0.98%

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

Numbers for all of Shelby County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,076
Price change over 5 years (FHFA)
+52%
Homes in a high flood-risk zone
3%

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 Shelby County.

Everything about Shelby County

Buying

Buying a home in Sidney

A typical home in Sidney is worth $169,900: 18% below the county and 21% below Ohio. With the typical household income in Sidney ($60,668 a year), a typical home costs 2.8 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.

  • Sidney 2.8 years
  • Shelby 2.8 years
  • Ohio 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Shelby County

According to FHFA’s house price index, home prices in Shelby County rose 94% in the 10 years through 2025.

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

Period County Ohio U.S.
Last year (2025) +7.1% +4.8% +2.9%
5 years (2020–2025) +52% +53% +47%
10 years (2015–2025) +94% +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

Sidney next to Shelby 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
  • Sidney $169,900
  • Shelby $208,100
  • Ohio $214,800
  • United States $332,700
Typical monthly rent
  • Sidney $869
  • Shelby $922
  • Ohio $1,034
  • United States $1,413
Typical yearly household income
  • Sidney $60,668
  • Shelby $73,978
  • Ohio $71,389
  • United States $80,734
See the full table
Sidney next to Shelby County and Ohio
Measure Sidney Shelby County Ohio U.S.
Typical home value $169,900 $208,100 $214,800 $332,700
Typical monthly rent $869 $922 $1,034 $1,413
Typical yearly household income $60,668 $73,978 $71,389 $80,734
Households that own their home 62% 74% 67% 65%
Typical yearly property tax $1,661 $1,981 $2,822 $3,119
Effective property tax rate 0.98% 0.95% 1.31% 0.94%
Renters with high rent for their income 36% 36% 46% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Shelby 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 Sidney

For a typical $169,900 home in Sidney, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sidney's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,415a month

    Least cash to close
    Down payment
    $5,947
    Cash to close
    $11,044
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $75

  • Conventional, 5% down $1,384a month

    Down payment
    $8,495
    Cash to close
    $13,592
    Rate
    7.18%
    Mortgage insurance
    PMI · $81

  • Conventional, 20% down, no PMI $1,130a month

    Down payment
    $33,980
    Cash to close
    $39,077
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,287a month

    Down payment
    $25,485
    Cash to close
    $30,582
    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 Sidney and for Shelby County.

Property tax

Effective rate in Sidney

0.98%of the home’s value each year

$1,661 a year for the typical owner in Sidney.

  • Sidney 0.98%
  • Shelby 0.95%
  • 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 Shelby County

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

Homes in the high-risk zone
3%
533
Of those, with NFIP insurance
20%
County Ohio U.S.
Homes in the high-risk zone 3% 1.7% 3.5%
Of those, with NFIP insurance 20% 16% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Sidney

Typical rent in Sidney is $869 a month: 6% below the county. In Sidney, 36% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Shelby County, by unit size. To pay the 2-bedroom one ($1,076 a month) without spending more than 30% of your income, you would need to earn $20.69 an hour working full time.

HUD fair market rent for all of Shelby 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 $804 $15.46 $32,160
1 bedroom $823 $15.83 $32,920
2 bedrooms $1,076 $20.69 $43,040
3 bedrooms $1,446 $27.81 $57,840
4 bedrooms $1,485 $28.56 $59,400

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 Sidney

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sidney is in ZIP code 45365.

For 2 bedrooms it is $1,060: $16 less than the fair market rent for Shelby County ($1,076).

  • 45365 $1,060$1,420

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Sidney 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 Sidney

HUD lists 8 buildings with rents for lower incomes in Sidney. These are the largest.

  • Hilltop Man/Parkside Vill 333 E North St, Sidney 45365 175 low-income homes · Run by Shelby Metropolitan Housing Authority · Average payment: $404 a month · Average wait: 8 months (937) 498-9898
  • Countryside Commons 834 Country Side Ln, Sidney 45365 60 low-income homes · 2 bd: 60 · In service since 2007 · For older adults
  • Oldham Towers 121 W Poplar St, Sidney 45365 60 low-income homes · Studio: 15 · 1 bd: 40 · 2 bd: 5 · In service since 1995
  • Sycamore Creek Apts 712 Country Side Ln, Sidney 45365 96 homes, 57 low-income · 2 bd: 80 · 3 bd: 16 · In service since 1999 · For older adults
  • Mystic Apartments 1515 E Court St, Sidney 45365 56 low-income homes · For families (937) 492-6977

See all 8 buildings in Shelby County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Sidney

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 Shelby County. The nearest ones are below; many serve by phone or online.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Sidney

No down payment, repair or rent-help program on our list is for Sidney or Shelby County. The ones below are statewide in Ohio: they work in Sidney 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 Sidney

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

  • Neighborhood Housing Partnership of Greater Springfield, Inc.

    527 E Home Rd, Springfield · 30 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (937) 322-4623

  • West Ohio Community Action Partnership

    540 S Central Ave, Lima · 31 miles away

    • Mortgage delinquency workshops
    • Budget and financial counseling
    • and 6 more
    (419) 227-2586

  • Horizon Housing Communities Development for Ohio (HHCDO)

    1700 Needmore Rd, Dayton · 33 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 Sidney

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 Sidney

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

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

Cities

Nearby cities

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

Everything about Shelby County Housing in Ohio

Neighboring counties

If Shelby 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 Sidney.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Sidney

Short answers with the numbers for Sidney and all of Shelby 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 Sidney?

The typical home value in Sidney is $169,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Shelby County it is $208,100.

How much does it cost to rent in Sidney?

Typical rent in Sidney is $869 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Shelby County is $1,076.

What is the FHA loan limit in Sidney?

Sidney uses the FHA limit for all of Shelby 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 Sidney?

The typical homeowner in Sidney pays $1,661 a year, according to the U.S. Census Bureau. That is 0.98% of the home’s value; in Shelby County, the rate is 0.95%.

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

We found no HUD-approved counseling agencies with an office in Shelby 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).