Provisional grade — derived from this report's measured data points; the county detector suite has not measured this geography yet. The measured ARED Score replaces it on the suite's next run.
ZIP 46221 — Indianapolis
The 46221 housing market is experiencing a cooling phase, evidenced by a year-over-year decline in median home prices and a moderate increase in days on market. While inventory remains relatively tight, buyer demand has softened, leading to a more balanced market compared to the previous year's competitive environment.
This ZIP code is well-suited for budget-conscious family buyers and workforce commuters who prioritize proximity to major employment hubs like the airport and industrial parks. It is less attractive to those seeking luxury amenities or high-performing school districts.
Median prices moved down 9.6% year over year.
Homes spend a median of 35 days on market with 3.2 months of supply — a fast-moving market.
15% of listings have cut prices · homes sell at 96% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.1% · poverty 18.4% — a mixed stability profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 46221, Marion County, Indiana
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in the 46221 area are generally higher than the national average, with property crime being the most frequently reported issue. Local law enforcement trends indicate a stable but persistent challenge compared to suburban areas further from the Indianapolis urban core.
Schools serving the 46221 ZIP code are primarily part of the Indianapolis Public Schools and Decatur Township school systems, with performance ratings varying significantly by individual campus. Many schools in the area are currently undergoing efforts to improve student proficiency and graduation rates.
The area faces moderate risk from severe thunderstorms and occasional localized flooding in low-lying areas near the White River. Property insurance premiums are influenced by regional exposure to wind and hail damage common in Central Indiana.
Economic momentum is driven by proximity to the Indianapolis International Airport and logistics hubs along the I-70 and I-465 corridors. Development is focused on industrial expansion and infill residential projects, though large-scale commercial growth remains limited within the ZIP boundaries.
Property taxes are assessed by Marion County based on the market value of the property, subject to Indiana's constitutional property tax caps (1% for owner-occupied residential). Special districts include local library, fire, and municipal service levies that vary by specific taxing unit.
Residents typically rely on personal vehicles for commuting, with direct access to I-465 and I-70 providing routes to downtown Indianapolis. Public transit options are limited, primarily consisting of bus routes that connect to the broader IndyGo network.
The area features several local parks and green spaces, including proximity to the White River and various community centers. Shopping and dining options are concentrated along major thoroughfares like Kentucky Avenue and Thompson Road.
The rental market is characterized by steady demand from workforce households, with a mix of single-family rentals and older apartment complexes. Vacancy rates remain relatively low due to the area's affordability compared to northern Indianapolis suburbs.
The economy is heavily anchored by logistics, transportation, and manufacturing sectors due to the proximity to the Indianapolis International Airport. Major employers include various freight and distribution companies operating within the industrial parks.
The area is served by a network of arterial roads and highways, with I-465 acting as the primary loop for regional access. Public transportation is provided by IndyGo, though service frequency is lower than in the city center.
Development planning is focused on industrial infill and the revitalization of older commercial corridors. There are no major residential master-planned communities currently under construction.
The Marion County Assessor's office manages property valuations, utilizing a mass appraisal system that is updated annually to reflect market changes.
Parcels are subject to various special taxing districts, including those for fire protection, library services, and municipal solid waste management.
Property insurance costs are typical for the Midwest, with premiums sensitive to regional weather patterns including wind and hail risks.
Data retrieved from data.census.gov ZCTA-level tables.
Large municipal park offering trails and natural areas.
Major regional employer and transit hub bordering the area.
Primary commercial strip with various retail and service businesses.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Forecasts are for speculation only and should not be used as a deciding factor in any transaction. Projections trend strictly from calculable historical values — the platform cannot predict market movements, market sentiment, or the market itself.
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Standard trend model — solid = measured history · dashed = projection anchored at each line's last measured point, following that series' trailing pace (CAGR capped ±12%/yr) or trailing mean · projections are estimates, not measured reads · every charted series runs the standard 5-year historical window with a 1-year forecast, trimmed from the full retained ledger — the forecast always extends into the future year (a lagging ledger bridges to it) and stops there on purpose: authoritative, not wizardry · every price line is county-assessed value from the district CAD — the tier's same-parcel assessment roll-up on the momentum tile, the assessed trajectory in raw dollar levels and as a YoY-chained index (base 100), and the month-over-month pace from nearby comparable sales pooled from the research track; a tier without comps yet keeps its pace story with the assessed trend. Inventory, liquidity, price-cut and foreclosure lines run on the platform's own measured series.
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Aggregate foreclosure counts for this geography — recorded notices, upcoming sales and distress weight against population. The filing-level ledger opens at Investor.
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