Anderson July 2025 Rental & Sales Market Report
Anderson is quickly becoming one of the most intriguing “up-and-coming” rental markets in Central Indiana. July’s data shows big gains in both rents and sales pricing, while affordability remains unmatched compared to nearby suburbs. For investors with a long-term outlook, Anderson offers significant upside potential in both cash flow and appreciation.
Rental Market — Anderson (July 2025)
- Average rent (SFH): $1,150 (+3% MoM, +15% YoY)
- Active rental homes: down from previous months (opposite trend of Fishers/Noblesville, where inventory surged)
- Average days on market: 63 (+16% MoM)
- Price per sq. ft. (SFH): $0.93 (down MoM)
- Apartments: 57 available; average rent $879
- Townhomes: Only 2 active — limited sample
Investor takeaway: Rental prices are accelerating rapidly, but longer vacancies remain a concern. Cash flow potential is strong, yet requires realistic pricing and close property management to avoid 2-month-plus turnovers.
Sales Market — Anderson (July 2025)
- Average sales price: $200,000+ (+6% MoM, +9% YoY)
- Average days on market: 23 (–40% MoM, –15% YoY)
- Average price per sq. ft.: $128
- Number of homes sold: 80 (–8% MoM, –5% YoY)
Investor takeaway: For the first time, Anderson’s average sales price broke $200K. While sales volume dipped slightly, affordability remains unmatched, positioning Anderson as a speculative but high-upside play for buy-and-hold investors.
Investor Entry Points
Anderson remains one of the most affordable markets in the region:
- 0–$200K: ~589 homes sold in the past year
- $200K–$500K: Limited opportunities; caution advised for investors at this tier
For investors targeting cash flow, under $200K is the sweet spot — often yielding better returns than pricier suburbs like Fishers or Noblesville.
Outlook & Key Insights
- Rental prices have surged 15% YoY, signaling strong tenant demand despite longer vacancies.
- Average sales prices climbing past $200K confirm upward momentum, but affordability remains excellent compared to Hamilton County suburbs.
- Anderson is best suited for investors with a 5–10 year horizon, aiming for both appreciation and above-market cash flow.
Ready to explore Anderson’s high-yield rental opportunities? Partner with Anderson property management experts. You can also review Indianapolis homes for rent or learn more about our investor-focused approach at Red Door Property Management.
Transcript Here
00:07 Anderson Rental Market Update
All right, Anderson, I'm gonna let you I'm gonna let you take this one.
Oh, man.
No, I know. I'm telling you, we are single-handedly doing this. We are single-handedly doing this, Chris. Me and you.
This is good. My gosh.
I know.
Gold. This is This back to my earlier point. I'm going to mention it. This is This is what sets you apart when you're when you're Look, look, I'm not gonna I'm not going to dive into it. I know Mike's like, I I've heard it 19 times already during this podcast. Check back to our question of the week. This is this is exactly the reason uh that that that question speaks to. So, check back to that and uh and you'll see what I mean.Yeah. I mean, I can't just not jump right to average rental price being 1150. I mean, last year, remember we were like, "Oh, it's 8.95, it's 8.95, 9.95,000,000, and now and now we're at 1150." I mean, it's it's definitely this podcast that's doing it. So, that is really exciting to see. Uh, average rental price, uh, 1150. That's up 3% month over month, but look at that. 15% year-over-year. Love that. Love that.
And then look at this number of active homes actually down. Everywhere else has been up upwards of 30% we've seen in Fischers and Noblesville up 30%. Now we're down here. So, this is wow. Encouraging. But what's strange is this days on the market. That is weird. 63. 63. I Yeah, I mean it's up 16% but if I remember last month it was it was pretty hefty too. So, that's something to keep an eye on.
Uh, price per square foot, you know, 93 cents. Uh, that's that's down month over month. Uh, and then, uh, just mentioned real quick, apartments and town homes, there's, uh, more inventory of that than than single family homes. So, it's definitely an apartment community, 57 of those. Average rental price 879 on that. Just two town homes. So, probably won't even go over that.
But, uh, boy, this, look at that graph. And as of May, Anderson has just totally taken off. So, we continue to talk about this. We continue to believe that this is again this a little bit more of a speculative market. There's like not a lot going on there. Like economically, it's like uh you know, doesn't have the greatest reputation yet. It's still up and coming, but you know, there's cash flow to be had here in Anderson. It is super super affordable, and I'll show you that here in just a second as we get into the uh into the sales data. But I'm I'm encouraged by Anderson's Anderson's uh stats this month.
Yeah, me too. Me too. AB: Absolutely. Uh it's exciting. It's it's one of the exciting points of the podcast um that is is watching how these markets markets like this change over time. Um so it's really cool to stay in tune with them.
Now, every time we do Anderson, um I it always makes me think of other markets that we're we're kind of leaving out that I know are Yeah. good markets that I'd like to be talking about Fort, you know, some that are close. Fort I would love to talk more about Fortville or Greenfield. My goodness, we're bringing on one in Greenfield uh that you you're probably not aware of yet, but we're bringing on one in Greenfield. Uh super good market. It's expanding. It's affordable. Um it's like one of these Greenwoods. Um and potentially later in life, maybe a Noblesville. It's got a ways to go yet, but uh it certainly could develop into something like that.
So maybe we should talk about doing like a quarterly uh submarket report, like an emerging markets kind of a thing like Engles, Pendleton, like all those kind of markets where if you're looking for some investors want to kind of push the envelope in terms of have a little bit of higher risk tolerance. Those would be those would be the markets to talk about for them for sure.
Yeah, exactly. Emerging. I love that. So quarterly emerging markets side podcast. Yeah. Something we can discuss.
03:36 Anderson Sales Market Update
Okay. All right. Sales data. You ready?
Let's do it.
Okay. Okay. sales data for Anderson. Man, look at that. They broke I don't know if it was I don't think it was over 200,000 last month. So, average sales price, uh, can't be 6% higher month over month. Yeah, there's no way. I didn't review the numbers for last month, but uh I mean, I got to start there. Average sales price over $200,000. So, that's up 6% month over month, up 9% year-over-year.Get in while you can because there's no way that this doesn't bleed over everywhere else we talked about. I mean, I don't know how many people are listening to this from out of state and understand where Anderson is in terms of geographically, but you know, if you look at the other markets that we do, Fischers, Noblesville, they're that basically surround this area and it's like almost half the price. So, I mean that if you don't believe that that's going to bleed over into Anderson just because of price alone, uh I don't anyway question there is how long it takes. So, you track these numbers to see if it's happening now or if it's happening next month.
Yeah. Yeah. Yeah. Exactly. Exactly. But again, you know, we encourage our owners to have a a little bit longer of a time horizon. So, you know, if this is a one month or a one-year deal for you, probably not, you know, but if you have a five or 10 year time horizon, uh you're going to probably see the rewards here. So, anyway, uh average rental price 200,000 up again 6% month over month, 9% year-over-year. Days on the market, look at that. 23 days on the market, which is down 40% almost month over month, and then down 15% year-over-year.
Price per square foot 128. Uh number of homes sold actually down. So there's 80 that's down 8% month over month and then call it 5% year-over-year. And man, I don't know what happened in May. People started tuning in to the podcast, but same thing with with rental rates, but it just took off uh both rental and sales and it's like off to the races it seems. So we'll keep an eye on that and see see how that goes. But that that graph is exciting. That is an exciting graph.
And then uh last but not least, the number of homes sold there on the on the bottom right just again puts like a giant exclamation point on how affordable that market is. Like 0 to 200. It's kind of fuzzy there. 589 I think is what that says. Uh you literally cannot spend more than $500,000 in Anderson. I definitely would not suggest it. Uh but uh you know under $200,000 is is where you want to be in the Anderson market. So super super affordable.
Um, again, a little speculative, but so so so affordable.
Yeah. Yeah. I Yeah. There's nothing else I can add there other than this is the uh this is the only other market that we've seen a year-over-year um return on just appreciation alone that's that's tracking the S&P. So, Yep.
