Ashland’s market is still best described as “steady” rather than “scorching.” Median sale prices rose only 4.1% year-over-year—half the national pace—because local wage growth from King’s Daughters Medical Center and Our Lady of Bellefonte Hospital stays modest. What that means for buyers: you probably won’t get into a bidding war above $130K, but you also won’t see deep discounts. Homes under $120K in Central Park or Oakview average 28 days on market, while riverfront listings above $200K linger closer to 60 days, giving patient buyers leverage.

Inventory hovers around 110 active listings at any time, so choices are limited but not desperate. New construction is concentrated in the Boyd County school district south of I-64 where builders like EastPoint Homes offer 1,600-sq-ft ranch plans at $165K with NMHL’s construction-to-perm loan locking the rate up front. If you’re open to a 15-minute commute, neighboring Greenup County adds 40% more inventory and still qualifies for USDA zero-down financing.

• Price per sq ft: $78-$92 inside city limits, $65-$75 in county.
• Seasonal trend: Listings peak May-July; February brings lowest competition.
• Investor activity: Low—only 8% of sales go to out-of-state landlords, keeping pricing sane for owner-occupants.

Under $100K: Look at Central Park between 13th and 29th Streets. You’ll find 1,000-1,300-sq-ft brick homes built for AK Steel foremen in the 1940s. Streets are quiet, lots average 0.2 acres, and you’re two blocks from the Paramount Arts Center. Property taxes run about $950 a year, and NMHL’s FHA 203(k) can roll a $20K renovation into the same 3.5%-down loan.

$100K-$150K: Summit and Princess Hills reward you with Ohio River glimpses and larger 0.3-acre lots. Expect split-foyer and ranch homes from the 1970s that need cosmetic updates but have solid bones. Summit Elementary scores 8/10 on GreatSchools, helping resale values. NMHL’s conventional 3%-down HomeReady program works well here because the area still appraises reliably at contract price.

Over $150K: River hills south of downtown—think Bellefonte Country Club—deliver 2,000-sq-ft colonials with decks overlooking the water. These homes appeal to physicians at KDMC and sell closer to $175-$220K. Because values can swing with river-flood maps, NMHL orders flood certificates upfront and offers portfolio jumbos up to $647K with 10% down if the home sits above base-flood elevation.

Boyd County real property tax is 0.88% of assessed value, and assessments run at 100% of fair market value—no tricky math. On the median $110K home, expect $968 annually, paid in two halves due November 15 and April 15. City dwellers also pay Ashland municipal tax of 0.21%, adding $231 per year. Compare that to neighboring Ohio counties where 1.5-1.8% is common and you see why Ashland stays attractive for fixed-income retirees.

Exemptions that lower your bill include Homestead for 65+ (reduces assessed value by $39,300) and Disability for veterans with 100% VA rating (full exemption on first $156K of value). NMHL escrow accounts collect 1/12 of the annual tax each month, so your mortgage payment already includes the $80-$100 needed.

If you buy after September 1, the seller typically pays the upcoming November installment; you reimburse them at closing via proration. Our Ashland escrow team mails a yearly escrow analysis every January so you can adjust before taxes rise with new bond levies.

Kentucky Housing Corporation (KHC): Regular Down-Payment Assistance gives 4% of the loan amount, up to $6,000 on a $150K purchase, at 0% interest with 10-year forgiveness. Combine with KHC’s conventional preferred 4.75% 30-year rate available through NMHL.

KY Heroes: Teachers, EMTs, firefighters, and law-enforcement buying in Boyd County receive an extra $1,500 lender credit from NMHL plus the $6,000 KHC DPA. On a $110K home, total assistance can hit $7,500—enough to cover the 3.5% FHA down payment plus part of closing.

USDA Rural Housing: Homes south of US-60 toward Cannonsburg qualify for 100% financing and $0 monthly mortgage insurance. Boyd County’s income limit is $103,5K for a family of four, well above Ashland’s median household income, so most buyers qualify.

VA Adapted Housing: Veterans with a 10% or greater VA disability rating can receive up to $101,755 in grant money for accessibility modifications—useful for ranch homes in Summit where doorways can be widened for wheelchairs.

FHA Fresh-Start: 580 minimum score, 3.5% down, and we allow non-traditional credit like 12-month rent letters from Ashland Property Management. Perfect for buyers rebuilding after layoffs at the former Marathon refinery.

VA Zero-Down: No monthly mortgage insurance, 100% financing to $766K, and our in-house VA appraisers know the difference between Ohio River damp-proofing and true structural issues that plague 1920s foundations on 13th Street.

Bank-Statement Advantage: 12 or 24 months of business or personal statements, no tax returns. Designed for restaurant owners on Winchester Ave or trucking entrepreneurs who write off depreciation on Schedule C. Rates run about 0.75% above conventional but still beat hard-money.

Portfolio Jumbo: For riverfront purchases above $647K, we keep the loan in-house and allow 10% down with 700 score, debt-to-income up to 50%, and two months of reserves. No PMI required because we self-insure.

One-Time Construction-to-Perm: Build on your lot in Boyd County with 10% down and one set of closing costs. Lock today’s rate for up to 12 months while EastPoint or Sharkey Builders completes your home. Popular on county lots priced $30K-$40K.

Start with our 90-second NMHL Quick-Qual at the top of the page. You’ll get an instant pre-approval letter formatted for Ashland realtors and can adjust purchase price, down-payment, and program on the fly. Upload pay-stubs or bank statements directly from your phone; our Ashland ops team pulls a soft credit report that won’t ding your score.

Within two business hours, a local loan officer—someone who knows why Catlettsburg flood maps changed in 2022—calls to review scenarios. We’ll run side-by-side quotes for FHA vs. USDA vs. conventional so you can see exact monthly payments including Boyd County taxes and Ashland municipal fees.

Once under contract, we schedule your appraisal with a rotating panel that covers Boyd, Greenup, and Lawrence counties; most reports return in 7-8 days. Our processors live in Ashland, so if the appraiser needs a quick re-inspect on a garage conversion, we can have someone there the same afternoon.

Closing happens at any Boyd County attorney’s office you choose; we email closing packets 48 hours ahead so you can review cash-to-close numbers. Bring a cashier’s check or wire funds to Kentucky Farmers Bank, sign, and you’ll get keys the same day. We’ll even front the cost of a home warranty if you close in February—just ask for our Winter-Move special.