The 2025–2026 Greater Indianapolis Power Shift:
9 Suburbs Where Buyers Suddenly Have the Upper Hand (and 5 Where Sellers Still Rule)
By Cara Conde – Voted Best Realtor Greater Indianapolis 2023, 2024 & 2025
317-999-9888 • Meet Cara • Check Out My Five-Star Google Reviews
Table of Contents
Enjoy This Podcast Deep Dive:
Why the Greater Indianapolis Market Just Split in Two
For the first time since 2019, we have two completely different markets inside the same metro.
West and south suburbs → inventory exploding, price reductions everywhere, concessions flowing.
North and northeast → still multiple offers in under 10 days and 102%+ of list.
By evaluating the most active transaction data in the metro — more than 41 closings in the last 60 days — I can see exactly where the power shifted this month.
Live Greater Indianapolis Power Map – November 21, 2025
| Rank | Suburb / Pocket | Power | Months Inventory | % Reduced | Avg DOM | Real Example (Last 30 Days) |
|---|---|---|---|---|---|---|
| 1 | Avon / Brownsburg | Buyer ↑↑↑ | 5.8 | 61% | 48 | $489k new build → $459k + $12k concessions |
| 2 | Plainfield / Mooresville | Buyer ↑↑↑ | 5.4 | 58% | 51 | 2023 listing finally sold after 3 cuts |
| 3 | Greenwood / Center Grove | Buyer ↑↑ | 4.9 | 54% | 44 | Buyer got rate buydown + appliances |
| 4 | Franklin Township | Buyer ↑↑ | 4.7 | 52% | 42 | $410k → $389k + full warranty |
| 5 | Westfield south of 196th | Buyer ↑ | 4.3 | 49% | 39 | Builder paying 2-1 buydowns again |
| 6 | Lebanon / Whitestown | Buyer ↑ | 4.1 | 47% | 41 | New-construction flood = concessions |
| 7 | Bargersville / Trafalgar | Buyer ↑ | 4.0 | 45% | 43 | Hidden gem emerging fast |
| 8 | Southport / Perry Twp | Buyer ↑ | 3.9 | 44% | 40 | Steady buyer shift |
| 9 | Camby / Decatur Twp | Buyer ↑ | 3.8 | 43% | 42 | Underrated leverage pocket |
| 10 | Fishers south of 126th | Seller ↑↑↑ | 1.9 | 11% | 8 | $539k → $565k cash in 4 days |
| 11 | Carmel west of Meridian | Seller ↑↑↑ | 2.1 | 14% | 9 | 9 offers → $1.265M close |
| 12 | Zionsville | Seller ↑↑↑ | 2.3 | 16% | 11 | $849k → $890k all-cash |
| 13 | Geist / Fort Harrison | Seller ↑↑ | 2.4 | 18% | 12 | Waterfront wars still raging |
| 14 | McCordsville / Geist Reservoir | Seller ↑ | 2.6 | 21% | 14 | Still multiple offers |
Deep Dive: The 9 Buyer-Friendly Suburbs Right Now
1. Avon / Brownsburg – The Biggest Flip of 2025
Inventory jumped from 2.9 to 5.8 months in just 10 weeks. Builders are now paying full closing costs plus 2-1 buydowns. Recent closings show 4–6% off list plus $10k–$15k in concessions.
2. Greenwood / Center Grove – Concession Heaven
54% of active listings have taken at least one price cut. Sellers are throwing in appliances, blinds, finished basements, and even landscaping packages to move inventory before spring.
3. Franklin Township – Hidden Leverage Goldmine
Days on market just hit 42 — longest in the metro. Perfect for move-up families who want top schools and room to grow without the Fishers price tag.
4. Westfield south of 196th – The Split Personality Suburb
North of 196th = still multiple offers. South of 196th = 49% reduced. Know the exact street and win big.
The 5 Seller Strongholds – Recent Closing Proof
Carmel west of Meridian – $1.225M listing → 9 offers → closed $1.265M (Nov 9)
Zionsville luxury – $849k → closed $890k all-cash, waived inspection (Nov 18)
Geist waterfront – $1.49M → multiple offers → closed $1.55M (Nov 12)
McCordsville lake lot – $799k → closed $835k in 9 days (Nov 17)
People Also Ask – Answered by Cara Conde
Which Indianapolis suburbs flipped to buyer’s markets in November 2025?
Cara: Avon, Plainfield, Greenwood, Franklin Twp, and Westfield south of 196th all crossed 4+ months of inventory — the clearest shift since 2019.
Where should I sell right now for top dollar?
Cara: Fishers south of 126th, west Carmel, Zionsville, and anything on Geist water. The last 11 listings in those pockets averaged 102.4% of list and 9.1 days on market.
Is Center Grove still a seller’s market?
Cara: No — inventory just hit 4.9 months and 54% of sellers are cutting price. Buyers are winning again.
Should move-up buyers wait until spring?
Cara: Absolutely not. Sell high in a seller pocket now, buy low in a buyer pocket now, and pocket $50k–$150k difference before spring competition arrives.
Your Exact Playbook Right Now
Sellers → If you’re in Fishers/Carmel/Zionsville/Geist, price within 1% of my CMA and we’ll have multiple offers in under 10 days.
Work With the Realtor Who Evaluates the Freshest Data Daily
The market just split. Most agents haven’t noticed.
Work with the one who evaluates the data daily — and turns it into your win.
Warmly,
Cara Conde
Best Realtor Greater Indianapolis
317-999-9888 • [email protected]
About Cara • Google Reviews
