Westside Indianapolis July 2025 Market Report
The westside suburbs of Indianapolis — Avon, Brownsburg, and Plainfield — continue to demonstrate stability, affordability, and strong tenant demand. With excellent schools, new construction, and growing populations, these markets are underutilized by investors yet offer consistent rental cash flow and long-term appreciation potential.
Avon Market Update
Rental Market
- Active rental homes: 43 (slightly down despite new construction)
- Average rent: $2,156 (-6% MoM, +8% YoY)
- Average days on market: 35
- Price per sq. ft. (SFH): $1.00
- Apartments & condos: 14 available; average rent $1,385 at $0.89/sq. ft.
Sales Market
- Average sales price: $337,510 (+2% MoM, slightly down YoY)
- Average days on market: 27
- Price per sq. ft.: $167
- Homes sold: 58 (+21% MoM)
Insight: Avon's mix of steady rent growth and booming sales activity reflects strong new construction and high buyer demand.
Brownsburg Market Update
Rental Market
- Active rental homes: 32 (+40% MoM)
- Average rent: $2,136 (slightly down MoM)
- Average days on market: 25 — one of the fastest leasing times in the region
- Price per sq. ft.: $1.16
- Apartments & condos: 11 available; average rent $1,445 at $1.56/sq. ft.
Sales Market
- Average sales price: $323,389 (-8% MoM, -8.5% YoY)
- Average days on market: 48 (+77% MoM)
- Price per sq. ft.: $172
- Homes sold: 55
Insight: Despite longer sales cycles and a dip in pricing, Brownsburg remains a family-driven market with great schools and solid rental demand.
Plainfield Market Update
Rental Market
- Active rental homes: 37 (+9% MoM)
- Average rent: $2,249 (+11% YoY)
- Average days on market: 49
- Price per sq. ft. (SFH): $1.17
- Apartments & condos: 21 available; average rent $1,656 at $1.41/sq. ft.
Sales Market
- Average sales price: $338,782 (+5.5% YoY)
- Average days on market: 34 (-20% MoM)
- Price per sq. ft.: $179
- Homes sold: 54 (+35% YoY)
Insight: Plainfield’s strong appreciation and rising transaction volume make it one of the most attractive westside markets for investors.
Outlook & Investor Insights
- Avon and Brownsburg rents remain solid, though sales prices are flattening.
- Plainfield shows clear momentum with double-digit rental growth and sales appreciation.
- All three westside markets benefit from strong schools, new development, and continued affordability compared to Hamilton County suburbs.
If you’re considering investing in the Indianapolis westside, partner with Avon property management experts, learn about our Brownsburg management services, or explore full-service Indianapolis property management with Red Door.
Transcript Here
00:00 Westside Round-Up Introduction
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All right, here we are. Let's get into the Westside Roundup. And if you're unfamiliar with the podcast or you're just now finding us, what what this is is the entire west side of the Indianapolis suburb market, uh, which are typically so so equally linked that we just kind of blast through these numbers. Um, and they're all great markets, great school systems, a lot of new construction happening in all these markets, but we're going to blast through these numbers and um, yeah, I mean that's I mean that's all there is to it. So, let's get into the Westside roundup.00:07 Avon Rental Market Update
Avon to start us off. Rental data, number of active homes, we've got 43. So, we're down in Avon, which is a little bit surprising to me because I know that there's a lot of new construction. I'm having those conversations. Average rental price down 6% month overmonth. you're up year-over-year, so it's probably just a little bit of a blip this month, but year-over-year, you're up 8%. Um, at 2156.
Average days on market at 35. Yes, I remember this last month now where all three markets had really good average days on the market, which isn't surprising. I really like these markets, but uh they're they're underutilized, honestly, uh, as far as investor uh, activity goes in my opinion. But 35 average days on market, average price per square foot, right at a dollar.
Your apartments, condos, and then your town homes below that. Your town homes is is not really uh necessary to be mentionable, but your apartments account town homes, you're at 14, 1385 is your average rental rate at 89 cents uh per square foot.
Your nice consumable graphs there at the bottom if you want to see what's going on over time. Those will be compiled together with all of our other markets that we're reporting on. So, you can consume what's going on over time with other markets that we're reporting on.
01:50 Avon Sales Market Update
Sales data, average days on market, month over month, man, you're up 17%, but you're at 27 days. So, properties are selling. Average price per square foot at 167, average sales price at 337510, uh, which is actually down year-over-year. These numbers are a little bit conflicting. It's it's uh not much, but a little bit. It's a little bit odd.
Month over month, you're up just under 2%. Homes sold, I mean, here it I mean, you're Yeah, that like I was saying just just a moment ago, the number of homes, new construction that's happening. Uh, this is this is it. Number of homes sold is up over 20%, almost 21% at 58 homes sold. So, I knew it was happening. Uh, and there's the number to to back up that speculation.
Uh, average sales price over time, uh, pretty pretty consistent. I mean, this is this is these are consistent graphs here. and uh July, I mean, we're almost right in right right in line with where we were in February. So, um I mean, it's consistent average sales price. Uh it is ticking up over time, but slowly from what I can tell.
02:56 Brownsburg Rental Market Update
Brownsburg, here we go. And this is exactly why we do this as a Westside Roundup because this is almost a mirror image here. Number of active homes at 32, up almost 40% average rental price. So, there is there are homes going on in the market. There is uh investors purchasing homes here in Brownsburg. That's that's for sure. Well known for its its really good school system.
Average rental price at 2136. Uh which is down month over month. See this? Yeah, it's weird numbers. Average days on market at 25. Uh which is absolutely stellar. Uh as long as you're priced right, your home is going to fly off the shelf there in Brownsburg. Average price per square foot at a$16.
And again, I'll just start with the apartments and condos and leave the town homes for you to review on your own. But apartments and condos is 11.4.45 is your average rental price at $1.56 is average price per square foot.
Now look at that fun little roller coaster graphic there in the bottom lefth hand side. Your single family homes which is kind of up, it's down, it's up, it's down. Uh so but if you if you were to average that out, I mean, we're looking pretty consistent at a uh a consistent growth rate. So uh that's what's most important. That's that's really all that I would be uh focused on if it were me.
Be sure to check us out on all of our social media channels where those graphs will be um, visible for you to compare to other markets.
03:42 Brownsburg Sales Market Update
Sales data for Brownsburg average days on market is 48. Now, this this tells a little bit different story than we did in Avon. You're going to be on the market a little bit longer. It's up 77%. So, it could be a little bit of a blip this month, but uh, up 77% is is notable nonetheless.
Average price per square foot at 172. Average sales price. Now, this is this is also it may just be supply because I I do when I think of Brownsburg and Avon, I think about a lot of new construction going on. Uh but average sales price is down year-over-year. Uh 323 389, it's down almost 8 and a half% uh down almost 8% month overmonth.
Uh stay tuned to next month to see if that remains uh consistent. Homes sold 55. Average sales price over time. Now, so this could be again this could be a blip. You've got to be in tune with not just one market report for one month. You need to be in tune to every single one of them month over after month after month. And this is why uh July could be a little bit of a blip. I would imagine August is going to tick right back up because uh if you average those out, we are seeing growth um at your average sales price over time.
Bottom right hand corner, your number of homes sold. Uh tells you exactly how much you can plan to spend to enter this market yourself.
05:32 Plainfield Rental Market Update
Planefield. This is going to wrap up our westside roundup and then I'll give Mike a chance to speak. Number of active homes at 37. We are up almost 9% month overmonth. Average rental rate again up year-over-year almost 11% 22.49.
Average days on market at 49. It's a little bit higher than I prefer. Um I I start to get a little bit uncomfortable when I see anything over 45. Uh but again, if you're with a trusted property management company, you're you're smashing that to pieces anyway. Average price per square foot $1.17.
Again, I'll leave the town homes for you to consume there. But your apartments and condos is 21 with your average rental rate at 1656.41 for your average price per square foot.
Uh and just a consist if you average it out your single family homes there. Uh price over time is just is just consistent. It's uh it's virtually virtually flat if you compare it to where we were in January. But uh again back just don't forget about where you were year-over-year almost up 11%. So your average rental rates looking good.
06:39 Plainfield Sales Market Update
Planefield average days on market for your sales uh your single family home sales average days on market at 34 which is down almost 20% but 34 average days on the market which is awesome.
Uh man if you look at any of these market reports and you look at your average days on market you think the the sales are booming. Okay. So, yeah. Um, what I'm eating crow a little bit there. Average price per square foot 179. Average sales price at 3387.82.
Uh, which year-over-year you're up, man. Planefield's a good market. You're up uh almost 5 and a half%. Home sold 54, which is up 35% year-over-year. So, Planefield's doing something right. They're continuing to grow.
Your average sales price over time in the bottom lefth hand graph. And then you got your number of homes sold so that you can know how much you're going to spend if you want to enter this as a new investor in the playing field market.
All right, that's going to wrap up our Westside roundup. I'm going to get a drink of water and allow Mike to do uh his commentary.
Mike, anything you want to talk about on the west side?
No, I think you said it all, Chris. I mean, the reason we highlight the Westside, they're such they're strong communities. They're in demand. Uh they are great days on the market typically. Uh, so I mean again there's like not a lot to report. It's kind of a little bit boring but in a good way.Yeah. And I mean so and I know we get a lot of Bigger Pockets viewers. Uh so and they're always looking for markets that they want to invest in and you you need to be clued into these markets. I mean Planefield would be a great market. Green would be a great market. Noblesville would be a great market. Anderson if you don't have a large pocketbook would be a speculative but appears to be a growing market. So, um, yeah, if you're part of Bigger Pockets, stay tuned. Uh, keep checking in and you'll you'll be in tune with what market you should be investing in in these affordable Midwest prices.
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