Trying to choose between Beavercreek and Bellbrook for your next move around Dayton? You are not alone. Both suburbs offer strong schools, convenient access, and a quality of life many buyers want, but the feel and tradeoffs are different. In this guide, you will compare housing options, schools, commute, taxes, amenities, and everyday lifestyle so you can match the suburb to your priorities. Let’s dive in.
Quick snapshot: Beavercreek vs Bellbrook
Population size and feel. Beavercreek is a larger city at about 48,012 residents, while Bellbrook is smaller at roughly 7,532 residents, which supports its village scale and quieter pace. These are Census QuickFacts estimates. Census QuickFacts
Home values and pricing signals. ACS owner‑occupied median values are similar on paper. In today’s market, you will often see Beavercreek offer more mid‑market inventory, while Bellbrook’s tight boundaries can push ZIP‑level medians higher. Use price ranges as a guide and verify current numbers with a fresh MLS snapshot.
Household income. Median household incomes are similar and relatively strong for the region.
Commute times. Average travel times are close, with Beavercreek around 19.5 minutes and Bellbrook around 22.7 minutes on the ACS baseline. Actual times vary by origin, destination, and time of day.
Schools. Both districts perform well on Ohio’s state report cards. Recent local summaries show Bellbrook‑Sugarcreek at the very top with a 5‑star rating, with Beavercreek City Schools also rated highly. Ohio report‑card summary
Taxes. Neither city levies a municipal income tax. Services are funded largely through property taxes and levies, which vary by district and parcel. For context, review Beavercreek’s taxation page and use county tools for parcel‑specific details. Beavercreek Taxation
Housing types and price ranges
Choosing between these suburbs often comes down to the kind of home and neighborhood setting you prefer, plus the price band you are targeting.
Price bands you can expect. A practical rule of thumb is that Beavercreek commonly offers single‑family options from the mid‑$200s into the mid‑$400s, with higher‑end and new‑build homes above that range. Bellbrook’s smaller footprint and concentrated inventory can skew toward the upper end for comparable homes. Different data providers use different boundaries and methods, so treat these as general bands and confirm the current MLS median for your exact neighborhood.
New construction vs resale. Beavercreek’s larger size and remaining parcels support more new‑construction subdivisions, townhomes, and master‑planned communities. Bellbrook is more limited on new subdivisions, with a higher share of resale and character homes near its historic core.
Beavercreek housing at a glance
You will find a wide mix: newer subdivisions, established neighborhoods from different decades, and attached options near major shopping nodes. Master‑planned communities and HOAs are more common here, and lot sizes can range from compact to generous depending on the neighborhood. City materials highlight the community’s growth, services, and retail anchors that have driven development, which also broadens your housing choices. Beavercreek community overview
Bellbrook housing at a glance
Bellbrook’s housing leans small‑town in feel, with older tree‑lined streets, a defined downtown, and limited new‑builds. You may trade a longer search and fewer active listings for a more compact neighborhood scale and a quieter setting. If you value a historic village character and quick access to natural spaces, this mix can be a strong fit.
Commute, highways, and daily travel
Highway access. Beavercreek sits along U.S. 35 and near I‑675, which makes east‑west and regional travel straightforward. Bellbrook is south of Beavercreek and more village‑scaled, so you will usually drive a few minutes to reach interstates and major arterials.
Typical commute times. On average, Beavercreek’s mean travel time sits around 19.5 minutes and Bellbrook’s around 22.7 minutes. The real difference for you depends on your exact route and departure time.
Wright‑Patterson AFB access. Many base employees choose Beavercreek for proximity and housing choice, with driving times often in the 15 to 25 minute range depending on the gate and origin. From Bellbrook, plan for roughly 25 to 40 minutes in typical conditions. Always test your route at peak hours and check gate patterns. Wright‑Patterson welcome overview
Transit and trails. Public transit is limited compared with denser city neighborhoods. GreeneCATS offers flex routes and some connections to the Greater Dayton RTA, which can help for specific trips, but most residents drive daily. Both areas plug into regional multi‑use trails for recreation and some commuter biking. Greene County FAQs and services
Schools and enrollment details
Both districts are strengths for families. Recent local reporting shows Bellbrook‑Sugarcreek with a 5‑star overall rating and Beavercreek City Schools rated near the top as well. District size and offerings differ. Beavercreek is larger, with more buildings and broad program options that often come with larger enrollments. Bellbrook‑Sugarcreek is smaller, which can mean smaller schools and a different extracurricular profile. 2023‑2024 report‑card summary
Enrollment and open‑enrollment policies can change year to year based on capacity. If schools are a priority, verify the assigned school for any address and review the district’s enrollment page before you write an offer. Boundaries can split neighborhoods. Start with the district pages and boundary maps for the exact property you are considering. Beavercreek City Schools
Amenities, shopping, and parks
Beavercreek amenities. If you like a full‑service suburban lifestyle, Beavercreek delivers. You will find major shopping and entertainment nodes like The Greene Town Center and the Mall at Fairfield Commons, plus a broad dining mix and movie theaters. These hubs also support local jobs and keep daily errands close. The Greene Town Center
Bellbrook amenities. Bellbrook offers a compact downtown with local cafés and restaurants, neighborhood‑scale services, and a village character. You are also close to preserved green space and regional parks, including Sugarcreek MetroPark and county park trails. If a small downtown and quick access to nature speak to you, this area often ranks high. About Bellbrook for residents
Safety and city services
Safety profiles vary by neighborhood, but a common pattern in the data is that smaller communities with less retail traffic report lower per‑capita crime. Local sources often show Bellbrook’s rates below national averages, while Beavercreek’s larger population and retail corridors can generate more property‑crime reports in absolute counts. When you compare, use per‑capita rates and focus on the specific neighborhood you are considering. Bellbrook crime overview
On finances and services, neither city collects a municipal income tax. Both rely on property taxes and voter‑approved levies to fund services, which can affect local decisions and service levels over time. If you want to understand the tax picture for a specific home, review the parcel’s bill and levy lines before you offer. Beavercreek Taxation
Decision checklist: Which suburb fits you best?
Use this quick filter to align your must‑haves with each community’s strengths.
Commute and access
- If you prioritize the shortest, most direct access to U.S. 35 and I‑675 or a quicker drive to Wright‑Patterson, Beavercreek usually wins on convenience.
- If you are fine with a few extra minutes to reach interstates and prefer a calmer street grid, Bellbrook can be a fit.
Schools and district size
- If you want a smaller district feel, Bellbrook‑Sugarcreek may appeal.
- If you want broader program variety and more school buildings, Beavercreek’s size can be a plus.
Housing type and age
- If you want more choices in new construction, townhomes, and master‑planned subdivisions, lean Beavercreek.
- If you prefer established neighborhoods and character homes near a walkable core, lean Bellbrook.
Amenities and daily life
- If you want major retail, dining, and entertainment within minutes, Beavercreek delivers.
- If you value a compact downtown and quick trail access, Bellbrook stands out.
Taxes and services
- Both cities fund services through property taxes and levies. Check the parcel’s tax details and school levy history before you decide.
Three buyer profiles to make it real
WPAFB commuter. You want a short, predictable base commute, flexible housing options, and close shopping. Beavercreek often checks the most boxes.
Family seeking top schools and small‑town pace. You want high state ratings, smaller district scale, and a quiet neighborhood feel. Bellbrook commonly rises to the top.
Buyer prioritizing new construction and retail. You want modern floor plans, HOA amenities, and one‑stop shopping and dining. Beavercreek usually offers more choices.
What to do next
- Test‑drive your commute at peak hours, including the exact gate if you work at Wright‑Patterson. Wright‑Patterson overview
- Ask for a fresh, MLS‑based market snapshot for the exact neighborhoods you like. This avoids confusion from mixed data sources.
- Tour during different times of day. Pay attention to traffic, noise, and how the area feels when schools are in session.
- Pull the parcel’s current tax bill and levy lines through county tools, and confirm any homeowner credits you may qualify for. Greene County FAQs and services
- Verify school boundaries for the address and review enrollment policies. Beavercreek City Schools
Ready to compare homes in both suburbs side by side, with clear numbers and a calm, no‑pressure plan? Reach out to Donte Scott to schedule a free consultation and get a custom neighborhood shortlist tailored to your budget, schools, and commute.
FAQs
Is Beavercreek or Bellbrook more affordable for Dayton‑area buyers?
- It depends on the data window and boundaries. ACS owner‑occupied medians are similar, while recent sale trackers vary. Beavercreek often has more mid‑market inventory, and Bellbrook’s tight boundaries can push ZIP‑level medians higher. Ask for a current MLS snapshot for your target neighborhood.
Which suburb is better for Wright‑Patterson AFB commuters near Dayton?
- Beavercreek is generally closer and offers a broader housing mix, with many routes in the 15 to 25 minute range depending on the gate. Bellbrook is typically a few minutes farther. Test your exact route at peak times to be sure.
How do Beavercreek and Bellbrook schools compare in southwest Ohio?
- Both districts perform well on Ohio’s report cards. Recent local summaries show Bellbrook‑Sugarcreek at the top with a 5‑star rating and Beavercreek City Schools rated highly too. Always confirm boundaries for a specific address.
Do Beavercreek or Bellbrook have a city income tax in Greene County?
- No. Neither city levies a municipal income tax. Local services rely heavily on property taxes and levies, which vary by parcel and school district. Review the home’s tax bill before you offer.
Is public transit a practical daily option in these Dayton suburbs?
- Transit exists but is limited compared with the urban core. GreeneCATS offers flex routes and some connections, but most residents drive for daily commuting. Trails support recreation and some biking where routes allow.
