If you opened for the deals, both on or off-market, keep scrolling down!
The market in Indy has been quietly surging…
Quick S/O to my recent clients, Tim & Anna, relocating from Michigan to Indiana for Tim’s medical residency at IU! 🎉
This small bungalow in Broad Ripple came out first weekend hot, and we were one of the first through the doors. The agent called for highest and best — offers pouring in. We quickly brokered a deal to get an accepted contract that day, versus waiting for the 2 day multiple offer deadline — leveraging price, creative appraisal gap terms, and inspection contingency terms.
Deals are never as straightforward as they seem. Don’t take a listing agent’s initial word, a deal is a deal and you have to attack multiple angles, especially in a hot market like now!
RECENTLY CLOSED!
📍in Broad Ripple, Indianapolis
May Market Snapshot
Market Take: We are experiencing highest pending volume of sales as of May 2026, than the past 2 years. What this signals is that the market is resilient, even while rates remain in the mid-6’s.
Interesting Find: We are reaching the meeting point of which 6+% mortgages exceed those out there with Sub-3% mortgages. This signals the “Lock-In” effect of folks delaying selling or refinancing due to their ultra-low rate is slipping.
Fascinating Graph: The clear divide between North & South. Southern markets have had a large inventory upswing, leading to softening prices and supply unabsorbed. Northern Markets, including Indianapolis, have higher market absorption. Cities like Milwaukee & Detroit are up 5% year-over-year in prices! Tt
These Indiana Cities are the Top Place to Live in the US?
The US News & World Report just released their 2026-2027 best places to live in the U.S. rankings. It’s truly shocking is how frequently Indiana makes the leaderboards. This year we had 3 cities make the top 100: Carmel (1), Fishers (2), and Greenwood (26). The report noted these cities unique mix of safety, strong jobs market, urban walkable districts, and family friendliness.
How do these compare? My friend Claude helped me compile some information?
Where would I be going? I am absolutely taking my pick down in Greenwood / Center Grove area, especially with that median price of $279K. The proximity to rolling hills, wide open nature, and cute boutiques of growing Bargersville would have my pick in the Greenwood area!
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Ranked #1 Carmel Median Home Value $477,625 Median HH Income $144,615 Avg. Commute ~21 min Walkable City Center, robust job market & thriving arts scene. |
Ranked #2 Fishers Median Home Value $405,882 Median HH Income $136,502 Avg. Commute ~24 min Top safety ratings, innovation economy & the Fishers District. |
Ranked #26 Greenwood Median Home Value $279,874 Median HH Income $84,709 Avg. Commute ~22 min South Indy affordability with strong retail corridors & quality of life. |
This Week’s Deal Picks
Hand-picked deals either on the market, coming soon, or off-market in Indianapolis!
Duplex Near Fairgrounds
Asking $265,000
2 bed per unit
Fully Occupied
Why I Like This Deal → This property sits fully occupied, and is a newer renovation. The roof, as well as both water heaters, furnaces, and AC's have all been replaced in the last 2-3 years. An area with rising rent rates, although very much still “up & coming”.
Off-Market Near Northside Up/Down-style Duplex
1460-1462 N Alabama St.
2 Units, Currently Rented under market value
Bottom unit → 3 bed / 2 bath → $1550 / month
Top unit → 2 bed / 1 bath → $1150 / month
Asking $425-450,000 (tentative)
Why I Like This Deal → It’s hard to beat the Near Northside. Prices are simply soaring here as new construction infill continues to sell at record breaking prices. The deal would struggle to cash flow initially, but with cosmetic improvements and rents at market rate (~$1600 and ~$2200 respectively), it would be a prize asset for years to come.
*assumes market rents*
8-Units on Far Eastside
Asking $399,900
This building is currently set up as 8 units - 4 1bd 1bath and 4 3bd 1.5bath apartments
Conservative market rents $1500-1600
Why I Like This Deal → 8 units for $49,000 each is simply a very low basis. This one is worth a good long look, especially if you’re open to more of a C working-class area.
Off-Market Duplex w/ Value-add Potential
836-838 Oxford St. Indianapolis, IN
Asking $299,000
Gross Rents: $2965
Why I Like This Deal → This duplex has strong rents & beautiful original hardwoods, and ability to cosmetically upgrade the kitchen and bathrooms to increase that top-line. This area near 10th St. is an exciting corridor of redevelopment.
Pre-List Broad Ripple Charmer — first or move-up home!
616 E 66th St. | Warfleigh Neighborhood
3 bed, 2 bath with partially finished basement, large fenced in back yard
Asking $350,000 (tentatively)
Going to market early June, see it before the rest of the MLS does!
Fountain Square Primary // Just Listed by Roots!
Asking $337,000
3 bed, 2 bath, 1680 sqft
Previously taken-to-the-studs with 10 ft. ceilings — Walkable to all Fountain Square offers with a fenced in backyard & detached garage!
Single Family Rental near Newly Renovated Washington Park
2 bedrooms, 1 bath
Price now $99,900!
Market Rents: $1100-1200
Why I Like This Deal → This is incredible value at a fire sale price. With new LVP, kitchen & bathroom finishes, this is strong value for a tenant / owner at a super achievable price. Last rented at $1200. The area is class C.
We help sellers sell with maximum exposure both on & off-market.
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