Heat Check: Home Prices Falling in 2025?

My take: The market is in an adjusting period. Some markets were absolutely intoxicated with the drink of Low Rates & Low Inventory. This explains how Austin prices went up 69% in two years… That’s horrible. That’s not normal, nor should it ever be. Why would one think there wouldn’t be some sort of correction there.

In Indianapolis, we have a much more stable landscape. A larger, older housing stock to absorb the economic changes in the past few years. More general affordability of homes to begin with. Lower red-tape, making it easier to keep the building of new inventory going. Thus, we have seen a very predictable cycle of prices rising in the Spring, then cooling off in the Winter.

I’m bullish on Indy. Things are still affordable (for now) compared to an Austin, TX or Denver, CO. We have managed to have an extremely soft landing from COVID shock eras, somehow managing to have extremely solid appreciation in the 3-4 years since COVID and rates doubling. The one exception is tenanted rentals… These are selling lower than 2022, I can say that with a decent amount of certainty.

Why are we not celebrating just how great our market is performing in the heart of the Midwest?

What about that chart above saying Indy is a Buyer’s market… Sure, if you take it relative to the past 5 years, we have a buyer’s market. But a true buyer’s market is 6 months of inventory supply on the market. According to MIBOR, we have 1.7 right now… In other words, buyer’s market my @$$.

If you are selling a home in Indy that is sitting you probably want to pick a fight with me right now.

1. I’m not saying you can post dog-sh** right now and sell it within 48 hours like you could in 2021-22.

2. I’m not saying pricing doesn’t matter. Pricing matters more than ever when listing a property. The value of an market-expert listing agent has truly never been higher than right now… The last 3 homes I listed had multiple offers, while many others in the same neighborhood had literally 6+ days. Strategy & setting-the-stage matters right now!

3. I am saying that by the numbers, most all listings in Indy are selling within 2 months of being listed, which is a Seller’s Market, period. If you missed it’s because you shot from half court and thought you could make it… PRICE IT RIGHT!

**Real Estate Mentorship & Expert Advise**

We spend all day every day looking at numbers, sifting through crappy deals to find the 2% worth looking at.

You probably don’t. I’m sure you have other things to worry about.

I don’t know anyone with net worth $1M that doesn’t own at least some form of real estate. We all know assets that hold value, don’t fluctuate on a whim like the stock market, and can spit off cash flow are a smart idea — it’s just a lot to figure out when you’re new to it.

If you want an unbiased opinion on where to focus, where to start, how to start, schedule a time to chat on my Calendly.

No payments needed for the first call. I allow anyone to grab a slot on our calendar for 30 minutes.

This Week’s Deals 🔥

Hand-picked deals both on and off-market!

‼️ Agents, wholesalers, investors, homeowners: Want your deal featured to our 2000+ subscribers in the Indy area? Email me your deal and we will get it on here if it looks like a good fit.

Deal #1: Compact, Affordable, Rented Fountain Square Duplex!

• 1847-1849 E Minnesota St. | Fountain Square (On Market w/ Roots, Listing Linked)

• Tenanted duplex with an attractive price point; 1 bedroom, 1 bathroom per side

• One side Mo to Mo, other side on a 2 year lease; Rents are $850 and $775 respectively for a healthy 1% Rule

• Value-add opportunities

• Asking $165,000

Deal #2: Large Fountain Square Newly Renovated Duplex

• 1724 Woodlawn Ave (Off-market)

• Will be vacant; coming to market soon; Huge value for house hacker

• 3 bedrooms, 2 bathrooms per side

• Rents will fetch $1800-2000 / side

• Photos Folder

• Asking $425-430,000

Deal #3: Brownsburg 3/1 Flip Opportunity on Market

• 414 S Green St. Brownsburg, IN (On Market, Listing linked)

• Asking $159,900

• ARV $225,000

• Comp 1 | Sold $221k

• Comp 2 | Pending $230K

As always, this is just a sprinkling of what’s out there. If you are looking for something specific, reply with your specific Buy Box and an expert buyer’s agent on our team will get hunting for you once a connection has been made!

🏘️ In my neck of the woods…

My partner and I are finally nearing the closing of our first new build project!

• We partnered with Neu Group to choose a lot in their inventory, and build this brand new duplex!

• Their duplex builds start at $400,000, with strong conventional or DSCR financing options available. You can go as low as 3.5% down FHA (!!)

• We purchased in a class A location so ours was $475,000. We are in the Windsor Park neighborhood of near-east Indy!

• We are expecting rents to be ~$2000 per side (5-7% cash on cash return in near term, however, I am building this more for appreciation reasons with the neighborhood it’s in). I just listed it for rent this week.

• They are 3 bed, 2 bath and about 1250 square feet per side

• I am becoming more and more bullish on new development… 1. Way less hassle once you build it (these come with 10-year warranty) 2. Better tenants and 3. Better appreciation, easier to exit.

Not as quality of content I like to usually post but this gives a good idea of what the build looks like!

👉👉 If you want to get the low down on new build duplex development, check out this one pager we wrote.

🎙️ The Best Content I’ve Consumed This Week

Alright you guys know that I like to be dialed in with the content I’m consuming both on the person growth & real estate side… Here’s my top recommendations for this week.

• The Skeptical Investor — The Campaign to Cut Rates Has Begun. Very illuminating read on the Trump administration versus Powell / Fed. A frank and hopeful take on the economic outlook, not without some warning sirens. Always love Andreas’s writing, it pushes me to improve mine!

• Escaping the Housing Crisis with Jeff Speck — I always appreciate Strong Towns Podcasts, and this one didn’t disappoint. Why sprawl won’t solve the housing crisis. Why we need changes deep into the local level.

• And from our own Pod… From Barback to 6 Figures: His $10K Real Estate Move That Changed Everything — The Roots Podcast, featuring our very own Trent Kiester. True story from working at a bar to finding house hack to six figure year in real estate. I loved this discussion and think you’ll enjoy it, esp if you’re new the real estate game!

NEW INTERNAL EPISODE — $1M Networth before age 30, Lessons learned

Upcoming Events in Indy for the Investor-Minded!

Our real estate events are always a ton of fun. Laid back, just authentic conversation about real estate, life, and everything in between! They are free and open to anyone, especially the curious.

• Thursday, June 26th — 4-5:30pm — Real Estate Happy Hour w/ Roots co-sponsored by Core Insurance Solutions. Find details here!

• Breaking in to New Development Masterclass August 7th — 6-8pm @ Guggman Haus Brewing. Meet & learn from speakers Ethan Fernhaber with Volumod Development / Renewing Management & Sib Sheikh a syndication & development expert. This is free & open to anyone. Find details here! 

New to Real Estate & not sure where to start?

I got your game plan!

1. Start by opening your mind and thinking bigger. Rich Dad, Poor Dad. Think & Grow Rich. Grab a copy of one of these.

2. Schedule a time to chat with us… You do not need to have any experience at all to chat with us! We start from the very beginning even if that means getting educated, building your credit, or simply bouncing ideas off someone!

3. Check out our Indy Investor Guides & Course. We have a series of videos breaking down how we analyze, run numbers, and maps breaking down the various areas of Indianapolis.

4. Get a mentor. Preferably someone close to your network that you can offer value, and gain wisdom from in exchange. Do what they say. Don’t know where to find a mentor? Come to our networking events!
   

   Find a time to chat!