Montgomery, Ohio New Construction Report
- Michelle Moran
- 14 hours ago
- 6 min read
If you are shopping for a new-construction home in Montgomery this month, the shelf is narrow. Prices have moved. And the gap between what sellers are asking and what homes are closing at has widened enough to change how a serious buyer should approach the market.
Realtor.com currently lists 50 homes for sale in Montgomery at a median of $859,950, price per square foot at $224, and an average of 68 days on market (Realtor.com Montgomery). Trulia's rolling home-value series shows Montgomery at $685,000 in July 2026, up from $664,000 a year earlier (Trulia Montgomery). Zillow's ZIP-level tracker puts the average home value at $647,326, up 4.3% year over year (Zillow Montgomery).
This is our full inventory of what is actually available or planned in Montgomery as of late August 2026, at every price band. If you want to compare a resale to a new build, or a semi-custom plan to a fully custom home on a Sycamore Schools lot, everything is in one place.
Montgomery at a glance: what the data says in August 2026
Three data sources tell slightly different stories depending on what they measure. Here they are side by side.
Source | Metric | Value (latest 2026 reading) |
|---|---|---|
Realtor.com | Median list price | $859,950 |
Realtor.com | Price per sq ft | $224 |
Realtor.com | Avg days on market | 68 |
Realtor.com | Active listings | 50 |
Trulia | Median home value (July) | $685,000 |
Zillow | Average home value | $647,326 (+4.3% YoY) |
Homes.com | Median sale price (12 mo) | $662,450 |
Homes.com | Avg home price (active listings) | $805,174 |
Sources: Realtor.com, Trulia, Zillow, Homes.com.
The gap between the $859,950 median list and the $662,450 median sale is the story. Sellers are pricing high. Buyers are still finding room to negotiate. And the 68-day average time on market means the top of the pyramid is not clearing fast.
That is exactly the market condition where new construction, built to spec and finished on your timeline, tends to close the gap for the buyer who already knows the neighborhood.
Zip code breakdown: 45242 vs 45249
Montgomery straddles two zip codes, and they price differently.
Zip | Median home price | Listing $ / sq ft |
|---|---|---|
45242 (core Montgomery) | $649,900 | $235 |
45249 (northeast Montgomery / Symmes) | $665,000 | $207 |
45242 is denser, older, and closer to Historic Montgomery. 45249 has more room for new communities and larger lots, which is where most of the buildable inventory sits right now.
Every active new-construction listing in Montgomery
Pulled from Zillow, Trulia, Homes.com, and Sibcy Cline listings in late August 2026. Every home below is either under construction, a buildable plan on an active lot, or a listed homesite.
The $650,000 to $999,000 band
The semi-custom and townhome-adjacent tier, mostly in 45249 and Sycamore Woods.
Address / Plan | Builder | Price | Beds / Baths / Sq Ft |
|---|---|---|---|
210 Vintage Club Dr, Montgomery 45249 | Multiple | $695,000 | 2 / 2 |
LYNDHURST Plan at Sycamore Woods | Drees Homes | From $868,200 | 3-4 / 2.5-5 / 2,392+ |
7711 Stonehenge Dr, Montgomery 45242 (coming Aug 28) | Not stated | $979,000 | 4 / 3 / 2,142 |
BEDFORD Plan at Sycamore Woods | Drees Homes | From $997,700 | 3-4 / 3.5-6 / 3,063+ |
Homes.com lists two active new-home builders in Montgomery right now: Drees Homes with an average list of $972,450, and Cristo Homes at $650,000 (Homes.com Montgomery new homes).
The $1M to $1.5M band
Where custom and semi-custom overlap. Most of these are one-off custom builds on infill lots inside 45242.
Address | Builder / Listing agent | Price | Beds / Baths / Sq Ft |
|---|---|---|---|
7401 Cornell Rd, Montgomery 45242 | Old World Custom Homes | $1,100,000 | Not stated |
11215 Gideon Ln, Montgomery 45249 | Not stated | $1,149,900 | 5 / Not stated |
9689 Cooper Ln, Cincinnati 45242 | Sibcy Cline listing | $1,175,000 | 3 / 2 |
The $1.5M+ custom estate band
Where fully custom becomes the only real option. Resale inventory at this price and finish level in Montgomery is thin.
Address | Builder / Listing agent | Price | Beds / Baths / Sq Ft |
|---|---|---|---|
9500 Todd Drive, Montgomery 45242 | Sibcy Cline listing | $1,644,000 | 4 / 3.5 / 4,802 |
10820 Deerfield Rd, Montgomery 45242 | Sibcy Cline listing | $1,850,000 | 4 / 3.5 / 2,030 (0.46 ac) |
10420 Grandoaks Lane, Montgomery 45242 | Oyler Hines listing | $1,899,000 | Not stated |
8800 Sandymar Drive, Sycamore Twp 45242 | J&K Custom Homes | $2,622,000 | 3 / 5 / 3,534 |
Cincinnati.com's weekly property transfer roundup also confirmed a $1.3 million Montgomery home sale in mid-August 2026, one of the top transfers in Greater Cincinnati that week (Cincinnati.com, Aug 15 2026).
Why Sycamore Schools drives the premium
Realtor.com rates Sycamore High School a 10 and Sycamore Junior High a 9, with Edwin H. Greene Intermediate and Maple Dale Elementary each at 7 (Realtor.com Montgomery schools). That district is the reason a family looking at a $700,000 house in a Warren County suburb often ends up writing a $1.1 million offer in Montgomery instead. Every listing above sits inside the Sycamore boundary, which is why the price floor in 45242 stays well above the county average.
For context, the broader Cincinnati metro median list price has held near $354,900 through mid 2026, and the share of listings with price reductions rose to 17.2% in June 2026. Montgomery has not followed the metro on either metric.
Homesites and lots: what is left to build on
New-construction inventory in Montgomery is really a lot problem. Most of the community is already built out. That is why the active builder count is two, and why most $1M+ new homes are single-lot infill projects rather than subdivision plans. The homesites currently on or near the Montgomery market include:
8800 Sandymar Drive, Sycamore Township. A brand-new 3,534 square foot custom home built by J&K, listed at $2,622,000. Three bedrooms, five baths, on an estate-like lot seconds from Montgomery, Kenwood Town Center, and the Village of Indian Hill (J&K listing).
7401 Cornell Rd. An Old World Custom Homes new build already framed and listed at $1.1M (Zillow).
Sycamore Woods plans. Drees is actively selling four floor plans from the $860,000s to just under $1M inside Sycamore Woods, which is technically 45249 Cincinnati but zoned into Sycamore Schools (Homes.com Sycamore Woods).
If you want a fully custom home in Montgomery proper on a lot larger than a half acre, the shelf is small enough to walk in an afternoon.
Where J&K is building near Montgomery
Our active work sits in three places most Montgomery buyers can drive to in under fifteen minutes.
8800 Sandymar Drive, Sycamore Township. The direct Montgomery-adjacent build. Move-in-ready at $2,622,000, 3,534 square feet, three beds, five baths.
The Estates at Bothe Farms, Hamilton Township. Nineteen 2+ acre estate lots in Little Miami Schools, projected home values from $1.2M to $2M+, and the site of HOMEARAMA® 2026. Our Heath Court home is listed at $1,589,000, 3,801 square feet, five beds, six baths.
Trailside Estates, Miami Township. A new 24-homesite community in Milford Schools with wooded half-acre-plus lots. Lot 18 is currently listed at $1,550,000, and Lot 14 at $1,750,000. First deliveries late 2026.
All three sit inside the same 15-minute radius Montgomery buyers already consider when the Sycamore boundary is not a hard requirement.
Buy vs build, when the market looks like this
The 68-day average time on market in Montgomery, combined with a $200,000 gap between median list and median sale prices, means resale buyers have real negotiating room. It also means new construction competes on different terms than it did a year ago. Two questions decide the choice.
Does the exact home you want exist as a resale? If you want a 4,500 square foot home on a half acre in 45242 with a specific school assignment, the shelf is usually three or four properties, and two of them will need work. New construction stops being optional once the resale set is that thin.
Is the finish level in the current $1M to $1.5M resale set actually current? Many of the homes at that price point in Montgomery were built between 1998 and 2010. A $200,000 renovation gets you to a home that is still on someone else's footprint. Fully custom at $200 to $600 per square foot often lands within reach of that combined number and delivers a home with no compromises.
The Montgomery buyer who already knows the district, the streets, and the drive to Kenwood usually reaches the same conclusion. Build, if the lot is right.
The bottom line
The Montgomery new-construction market right now is small, expensive, and skewed toward one-off custom builds on infill lots. Two active builders. Roughly a dozen active new-construction listings across both zip codes. Our own Sandymar Drive home currently sits at the top of that shelf. Sycamore Schools continues to hold prices well above the metro average, and the days-on-market gap means the top of the market has room to negotiate.
If a build is on the table, the shelf of lots is short enough that a decision made in the fall of 2026 is a very different conversation than the same decision made in 2027.
Ready to walk a Montgomery-adjacent homesite? Schedule your free consult or see every home currently for sale.
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