🔍 Westside Market Overview – June 2025
The Indianapolis westside rental market—featuring Avon, Brownsburg, and Plainfield—saw a mixed performance in June 2025. Investors should pay close attention to rising vacancies and shifting seasonal trends across these suburbs.
🏡 Avon Market Update
- Average Rent: $2,295 (📈 Up 6.75% MoM)
- Vacancy Rate: Average Days on Market: 30 (⬆️ Up 42%)
- Average Price/Sq Ft: $1.01 (⬇️ Down 9%)
Rental pricing in Avon remains strong despite slight increases in time on market. Renters are still moving quickly, indicating ongoing demand. Investors looking to list should take advantage of seasonality.
- Sales Price: $Ticking Down 4% MoM, 4.5% YoY
- Days on Market (Sales): 23 (⬇️ Over 50%)
- Price/Sq Ft (Sales): $170
While home sales dipped slightly in price and volume, Avon remains a consistent performer with stable demand for sub-$500k homes. Explore our Avon Property Management services for local expertise.
🏡 Brownsburg Market Update
- Average Rent: $2,395 (🚀 Up 16% MoM)
- Vacancy Rate: Average Days on Market: 24
- Average Price/Sq Ft: $1.13 (⬆️ 5.5%)
Brownsburg saw one of the strongest rental rate increases across the westside suburbs. Pricing remains volatile, but vacancy is low, offering excellent returns for landlords.
- Sales Price: $Up 2.8% MoM, but ⬇️ 1% YoY
- Days on Market (Sales): Decreasing
- Price/Sq Ft (Sales): $184
Sales pricing is stable and trending with 2024 data. However, fewer homes sold this month, suggesting a balanced-to-softening market. Ideal time for long-term investment planning.
🏡 Plainfield Market Update
- Average Rent: $2,004 (⬇️ Down 12.5% MoM)
- Vacancy Rate: Average Days on Market: 46 (⬆️)
- Average Price/Sq Ft: $1.13
Plainfield stands apart with softening demand and rising inventory levels. Increased competition may be putting downward pressure on rental prices. Vacancy is also higher than ideal for June.
- Sales Price: $331,000 (⬇️ 2.3% MoM and YoY)
- Days on Market (Sales): 42 (⬆️ 75%)
- Homes Sold: 55 (⬆️ Nearly 50%)
Despite the decline in pricing, volume is up. The supply-demand dynamics in Plainfield point to potential over-saturation. Still, Plainfield rental investments may prove fruitful with the right strategy.
📈 Final Takeaways for Investors
Westside Indianapolis markets show early signs of seasonal cooling—especially in Plainfield—but remain solid investment options with strong rental fundamentals. Brownsburg leads with rent growth, while Avon offers stability. Now is the time to align lease expirations with peak-season cycles to maximize yield.
Need expert help navigating these shifts? Partner with Red Door Property Management—your trusted advisor in rental strategy, leasing, and full-service management across the Indianapolis metro.
Transcript Here
📍 Avon Rental Market – Stability with a Slight Seasonal Dip
Avon recorded 48 active rentals in June 2025, unchanged month-over-month. The average rental price climbed to $2,295, up nearly 7% from last month. Average days on market rose to 30, a 42% increase, but still a healthy number. The price per square foot dipped 9% to $1.01. The single-family home rental trend is holding steady with a trajectory that mirrors last year. Based on early July data, we may see a slight dip heading into August, continuing seasonal trends.
🏡 Avon Sales Market – Signs of Softening
Avon's average days on market dropped significantly to 23 days, down over 50%. Price per square foot held at $170. However, the average sales price declined by 4% month-over-month and by 4.5% year-over-year. Homes sold were down 14%. The trend line suggests a short-term dip in pricing similar to last year's mid-summer pattern — not cause for concern yet, but worth watching closely.
📍 Brownsburg Rental Market – Huge Month-Over-Month Growth
Brownsburg reported 23 active homes, a 4.5% increase. The standout number: average rental price skyrocketed to $2,395 — up a shocking 16% month-over-month. Average days on market held strong at 24. Price per square foot rose 5.5% to $1.13. The single-family rental graph resembles a rollercoaster — huge swings from $2,100 to $2,400 and back again — but overall rent values remain strong.
🏡 Brownsburg Sales Market – Stable with Modest Growth
Sales activity showed mixed movement. Days on market trended downward. Price per square foot rose slightly to $184. Average sales price increased 2.8% month-over-month but was still down 1% year-over-year. Homes sold dropped 25% month-over-month. Despite some ups and downs, Brownsburg appears to be maintaining stable, investor-friendly momentum.
📍 Plainfield Rental Market – Inventory Surplus Impacts Pricing
Plainfield saw a 30% increase in active listings, totaling 34. The influx of inventory likely explains the nearly 12.5% drop in average rental price, now at $2,004. Days on market increased to 46, the highest on the Westside. Price per square foot held at $1.13. Single-family rental trends are steady year-over-year, but the market is clearly softening. Watch this area closely.
🏡 Plainfield Sales Market – A Mixed Bag
Sales metrics in Plainfield show contrasting signals. Days on market rose sharply to 42 (a 75% jump). Price per square foot fell to $167, and average sales price dipped to $331K, down both month-over-month and year-over-year. However, the number of homes sold surged nearly 50% to 55, suggesting strong buyer demand even as pricing adjusts.
📊 Final Thoughts – Is Plainfield Breaking Away?
Avon and Brownsburg are showing strong consistency with modest pricing adjustments and solid rental performance. Plainfield, on the other hand, is trending differently — higher days on market, dropping rents, and rising inventory signal softening. While not alarming, the data may warrant evaluating Plainfield separately in future updates. The area could be asking for its own headline.
