Noblesville keeps delivering for investors. October data shows healthy rent growth, reasonable time-to-lease, and a sales market that remains accessible relative to nearby peers—while still benefiting from the same demand drivers (schools, amenities, location). If you’re optimizing for long-term returns, this market rewards smart pricing today and strong tenant retention tomorrow.

Rental Market — October 2025 Snapshot

• Active single-family rentals: 70
• Average rent (SFH): ~$2,285 (~+4.3% MoM)
• Average Days on Market (SFH): 40
• Avg. price per sq ft (SFH): $1.14
• Apartments & Condos / Townhomes: Tracked for reference; volume and pricing are stable relative to season

Investor read: 40 DOM can feel long in isolation, but paired with smart tenant retention it’s negligible over a 2–4 year stay. Aim to price within the freshest comps, tighten feedback loops, and consider lease lengths that re-anchor expirations into late spring/early summer.

Sales Market — Investor Lens (≤$500K)

• Average Days on Market: 38 (down meaningfully MoM)
• Avg. price per sq ft: $185
• Average sales price: $358,741
• Closings (October): 104

Noblesville is quickly tracking with Fishers on pricing, while retaining slightly better affordability. Investors continue to find workable deals below $400K with strong long-term demand fundamentals.

Why Noblesville Works (Short- & Long-Term)

• Dual-path flexibility: Short-term rental potential in select pockets, and smooth conversion to long-term holds.
• Demand durability: Schools and lifestyle amenities underpin steady inquiry volume and renewal odds.
• Operational edge: Tenant satisfaction → renewals → fewer turnovers → higher realized IRR.

Action Plan for Owners & Buyers

• Leasing now: Price to move in Q4, target 8–9 month initial terms to re-expire in May–July.
• Retention: Proactive maintenance + clear communication = multi-year stays; 40 days of vacancy becomes trivial across a 2–4 year hold.
• Acquisitions: Focus on $300–$400K SFRs with clean fundamentals; underwrite conservatively for winter, normalize from late spring.
• Screening rigor: Continue full ID/income/bank verification to counter elevated application fraud trends.

Bottom line: Noblesville combines resilience, flexibility, and investor-friendly entry points. Optimize leasing cadence now, and let retention compound your returns.

From Red Door Property Management Indianapolis

• Transcript Here

  Rental Data — 0:00

  Forty days on the market seems like a lot. It’s over a month of vacancy. But as an investor, if you focus on tenant satisfaction and tenant retention, you can hold on to a tenant for two, three, or four years. Then you’ve only got forty days of vacancy spread across several years. That’s where the payoff is. That’s why we emphasize this with our investors — we want happy tenants. When they renew, your vacancy goes down, your returns go up.

  All right, let’s get into Noblesville. This is my market. I love Noblesville. It’s a great market for multiple reasons. Mike, do you have any short-term rentals in Noblesville?

  Mike: “We have one, but it’s right on the Carmel border. Noblesville address, but basically Carmel.”

  How does it typically perform?

  Mike: “Really well.”

  Noblesville is great because you can go multiple directions — short-term rental or long-term rental if life changes. Both options are safe here. Great school systems. I call it the brother or sister of Fishers because the markets are very similar, but Noblesville is a little more affordable right now.

  Let’s dive into the numbers.
  Seventy active homes on the market.
  Average rental price is $2,085, up just over 4.25% month over month.
  Average days on market is forty. With any reputable management company, you’re beating that, but forty is still healthy.
  Average price per square foot is $1.14, which is strong given the time of year.

  Apartments and condos are in the middle section, townhomes below that. The graphs at the bottom look like the lines are intertwined, but they’re not — that’s just how the trend landed this year. Compare this year to last year to see where the trend line is heading for average rents.

  Mike: “Not much to add specific to Noblesville, but let me comment on the days on market. Forty days might feel like a lot, but if you keep a tenant for two, three, four years, that vacancy becomes almost nothing. That’s why we push tenant satisfaction so hard. Renewals are everything. Your money is made on retention, not turning the property every twelve months.”

  Chris: “Exactly. Any investor with experience knows the same thing. And stay tuned — we’re going to talk more about retention in the Question of the Week and the Property Management Bonehead segment.”

  ---

  Sales Data — 3:45

  Average days on market for a home in Noblesville is thirty-eight, down considerably month over month.
  Average price per square foot: $185.
  Average sales price: $358,741 — well within the investor point-of-view cap and up almost 4%.

  This is trending very close to the corrected Fishers average sales price you mentioned earlier, around $366K.

  Noblesville is quickly becoming the twin of Fishers.

  Number of homes sold: 104.

  The average sales price trend line year-over-year looks consistent and stable.

  At the bottom right, you’ll see the price distribution that tells you what you should expect to spend to enter the Noblesville market. It’s a great reference for determining whether it fits your budget.

  Mike: “Nothing else on Noblesville.”