The story of this market
The typical home in ZIP 46103 sells for about $195,893, or $148 per square foot.
Prices are up +3.2% from a year ago, so sellers still have some momentum. Homes take about 22 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $950 a month.
ZIP 46103 — Amo
The housing market in 46103 remains stable with steady price appreciation and low inventory levels. Demand is supported by the area's strong school district and proximity to major employment hubs, though rising interest rates have tempered the pace of sales compared to previous years. Figures for specific tax rates and certain demographic metrics are based on the most recent available ACS and county data.
This ZIP code is ideal for families and professionals seeking a suburban lifestyle with high-quality schools and convenient access to Indianapolis. It attracts buyers looking for value in a stable, growing community with a strong sense of local identity.
Median prices moved up 3.2% year over year.
Homes spend a median of 22 days on market with 2.1 months of supply — a fast-moving market.
19% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.9% · poverty 4.4% — a stable, low-distress 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 5.4%/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 4.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 46103, Hendricks County IN
Crime rates in the 46103 area are generally reported as lower than the national average, with property crime being the primary concern. Local law enforcement maintains a stable presence, and the area is considered safer than the nearby urban core of Indianapolis.
Schools serving the 46103 ZIP code are primarily part of the Plainfield Community School Corporation, which is highly regarded for its academic performance and extracurricular programs. The district consistently receives high ratings from state accountability reports.
The area faces moderate risk from severe thunderstorms and occasional high winds, typical of the Midwest. Flood risk is generally low, though localized drainage issues can occur in specific low-lying developments.
The area benefits from its proximity to the Indianapolis International Airport and major logistics hubs, driving steady economic momentum. Ongoing residential and commercial development continues to expand the local tax base.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Indiana) — Ad Valorem Property Assessment: Property is assessed at 100% of true tax value, determined by market-based assessment systems and annual adjustments. State (Indiana) — Standard Homestead Deduction: Removes the first $45,000 of the homestead's assessed value from taxation. State (Indiana) — Indiana Property Tax Caps (Circuit Breaker): Limits annual property tax liability to 1% of gross assessed value for principal residences, 2% for other residential property, and 3% for non-residential property.
Residents primarily commute via I-70 and US-40, providing direct access to downtown Indianapolis. The commute is largely car-dependent, with typical travel times to the city center ranging from 20 to 30 minutes.
The area features several community parks, including Hummel Park, which offers extensive trails, sports fields, and picnic areas. Shopping and dining options are concentrated along the US-40 corridor, providing convenient access to retail centers.
The rental market is characterized by moderate demand and low vacancy rates, supported by the area's suburban appeal. Investors are active in the single-family rental space, though short-term rental presence remains limited compared to urban centers.
The local economy is anchored by logistics, distribution, and manufacturing, bolstered by the proximity to Indianapolis International Airport. Major employers include various national logistics firms and regional healthcare providers.
Transportation is dominated by highway access via I-70 and I-465, facilitating regional connectivity. Public transit options are limited, making personal vehicle ownership essential for most residents.
Development is focused on mixed-use residential and commercial projects along the US-40 corridor. Local planning emphasizes maintaining suburban character while accommodating population growth.
The Hendricks County Assessor manages property valuations, utilizing annual adjustments to reflect market trends. Assessments are subject to state-mandated oversight to ensure uniformity.
Parcels are subject to various taxing districts, including the Plainfield Community School Corporation and local municipal service districts. Special assessments may apply for infrastructure maintenance in newer developments.
Property insurance premiums are influenced by regional weather patterns, including wind and hail risk. Market health is stable, with competitive options available for homeowners.
Data retrieved from data.census.gov using ZCTA 46103 profile.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
A large community park featuring extensive walking trails, sports facilities, and a disc golf course.
An open-air retail destination offering a variety of dining, shopping, and entertainment options.
Key-figure check: median price diverges 35.3% from the nearest retained anchor (prior refresh cycle) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Validation: the flagged $265,000 (+35.3% vs the prior refresh cycle) could not be independently corroborated and was reverted to the prior cycle value pending review; the case is under review in the Command Center.