Westside Roundup Market Update: Avon, Brownsburg & Plainfield (October 2025)
The westside suburbs of Indianapolis—Avon, Brownsburg, and Plainfield—tend to move in sync. In October 2025, that pattern continues. These markets remain some of the most consistent in our reports, especially when it comes to healthy days on market and stable demand.
We bundle these three together because they’re highly comparable and stretch across the west side of Indianapolis, making it easier for investors to evaluate similar suburbs side-by-side without overcomplicating the decision.
Avon Rental Market (October 2025)
Avon continues to perform as a premium westside rental market with strong pricing and fast leasing activity.
- Active rental homes: 49 (down ~2% month over month)
- Average rent: $2,376
- Average days on market: 32 (very healthy)
- Average rent per square foot: $0.91
A common theme in Avon right now is investor interest in new construction. While the long-term upside in Avon is strong—schools, amenities, and appreciation potential—investors should be realistic: in many cases, monthly rent may not fully cover total monthly cost right out of the gate due to today’s insurance, taxes, and financing environment.
That said, new construction can reduce repair surprises early on. Lower near-term maintenance is part of the long-term return picture, even when monthly cash flow is tight.
Avon Sales Market (Investor View: Under $500K)
- Average days on market: 44
- Average price per square foot: $167
- Average sales price: $345,698 (flat month over month, up ~3–3.5% year over year)
- Homes sold: 53 (down ~10% year over year)
Overall, Avon remains a competitive but stable acquisition market, with pricing that reflects strong long-term demand on the west side.
Brownsburg Rental Market (October 2025)
Brownsburg tracks closely with Avon, but typically comes in at a slightly lower rent level.
- Active rental homes: 34
- Average rent: $2,163
- Average days on market: 37
- Average rent per square foot: $0.94
This continues to be a reliable rental market where consistent demand keeps vacancy risk manageable—especially when homes are priced correctly and presented well.
Brownsburg Sales Market (Investor View: Under $500K)
- Average days on market: 47
- Average price per square foot: $171
- Average sales price: $346,920
- Homes sold: 44 (down ~13% year over year)
Sales pricing sits very close to Avon’s investor-range averages, reinforcing how similar these markets are from an acquisition standpoint.
Plainfield Rental Market (October 2025)
Plainfield generally offers a slightly lower rent profile than Avon and Brownsburg, but maintains similar stability in leasing pace.
- Active rental homes: 34
- Average rent: $2,095
- Average days on market: 39
- Average rent per square foot: $1.01
That higher rent-per-square-foot figure often reflects smaller average home size or a tighter pricing structure relative to comparable rentals.
Plainfield Sales Market (Investor View: Under $500K)
- Average days on market: 33 (fastest of the three)
- Average price per square foot: $166
- Average sales price: $331,650
- Homes sold: up significantly month over month
Plainfield stands out as the slightly more affordable entry point of the three westside markets, with quicker sales pace in this month’s data.
Key Investor Takeaways for the Westside
Across Avon, Brownsburg, and Plainfield, one theme continues to show up: consistent days on market. These suburbs often have smaller active rental counts relative to their size, which may help explain why leasing performance tends to stay healthier than more saturated submarkets.
- Avon typically leads on rent pricing and long-term appreciation potential.
- Brownsburg stays close to Avon, often at slightly lower rent levels.
- Plainfield is usually the more affordable entry point, with competitive leasing pace.
If you're choosing between these three, the “best” market often depends less on the city name and more on the deal fundamentals: purchase price, property condition, realistic rent expectations, and a leasing strategy that matches the season.
Want help pressure-testing a westside rental deal? Work with a property management team that will give you transparent guidance on pricing, leasing seasonality, and long-term performance—not just optimistic rent estimates.
Transcript Here
Preview | 0:00It’s amazing how consistent these markets are with each other. Month over month, they’re almost always some of the most consistent in terms of days on the market. There just isn’t a lot of inventory. When you’re looking at 20 or 30 homes in markets this size, that lack of supply is absolutely contributing to why days on market stay so healthy.
All right, let’s get into the Westside Roundup. If you’re new to the podcast, this is where we pack in the westside suburbs of Indianapolis. We group these together because Avon, Brownsburg, and Plainfield are very similar markets that stretch across the west side of Indy. I’m going to move through these quickly, Market-in-a-Minute style.
Avon Rental Data | 1:21
Number of active homes currently on the market is 49, which is down about 2% month over month. Average rental price is $2,376 with an average days on market of 32. That is very healthy for Avon. Average price per square foot is $0.91.
You’ve got apartments and condos listed below, followed by townhomes. At the bottom, you can see the comparison between last year and this year so you can make predictive decisions if you’re interested in the Avon market.
I’m having a lot of conversations with people looking at new construction in Avon. I’ll be fully transparent — if you’re building or currently under construction, the chances of covering your monthly costs right now are close to zero due to pricing and interest rates. That said, we’ll do everything possible to minimize out-of-pocket expenses.
The upside is minimal maintenance on new construction and strong long-term appreciation. Avon has great schools, strong infrastructure, and long-term potential. It’s not all about monthly cash flow.
Avon Sales Data | 3:57
From an investor point of view, we cap sales data at $500,000. Average days on market is 44. Average price per square foot is $167. Average sales price is $345,698, nearly flat month over month and up just over 3% year over year. There were 53 homes sold, which is down about 10% year over year.
The graphs show sales price trends compared to last year and the number of homes sold by price bracket, giving you a clear idea of what it costs to enter this market.
Brownsburg Rental Data | 4:56
Number of active homes is 34 with an average rental price of $2,163. Average days on market is 37, which continues the trend we’re seeing across the west side. Average price per square foot is $0.94.
Apartments, condos, and townhomes are listed below, followed by the year-over-year comparison graphs.
Brownsburg Sales Data | 5:27
Average days on market is 47. Average price per square foot is $171. Average sales price is $346,692. Number of homes sold is 44, down about 13% year over year.
The sales price trend line is nearly flat compared to last year, showing stability. The price distribution graph again shows affordability relative to nearby markets.
Plainfield Rental Data | 6:04
Number of active homes is 34. Average rental price is $2,095. Average days on market is 39, nearly identical to Avon and Brownsburg. Average price per square foot is $1.01, slightly higher than the other two markets.
Apartments, condos, and townhomes are listed below, followed by the year-over-year rental trend graphs.
Plainfield Sales Data | 6:45
Average days on market is 33, which is actually lower than the other westside markets. Average price per square foot is $166. Average sales price is $331,650. Number of homes sold is up significantly month over month.
The sales price trend is healthy compared to last year, and the number of homes sold by price bracket shows that Plainfield can be entered slightly cheaper than Avon or Brownsburg.
Closing | 8:34
What really stands out is how consistent these westside markets are with each other. Month over month, they continue to show some of the healthiest and most predictable days on the market.
Inventory levels are relatively low for markets of this size, which supports stability. These are growing areas that are still in their expansion phase, and that consistency is exactly why investors continue to pay attention to the west side of Indianapolis.
That wraps up the Westside Roundup.
