Median sale price
$330,000Redfin neighborhood: Bates-Hendricks
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Downtown - Indianapolis
Bates-Hendricks, Indianapolis real estate guide
Bates-Hendricks, Indianapolis real estate guide with median sale price $330,000, $135/sqft, 40 days on market, home styles, schools, amenities, and FAQs.
Housing market stats
Median price and housing data for Bates-Hendricks
Latest Redfin month: January 2026 / Redfin Data Center / Redfin neighborhood: Bates-Hendricks / Data pulled May 22, 2026
Latest month includes 17 reported sales for Bates-Hendricks.
Median price / sqft
$135/sqftRedfin neighborhood: Bates-Hendricks
Median days on market
40Typical market speed
Price change
-1.1%Year over year
12-month median price trend
Latest January 2026: $330,000Neighborhood overview
What to know about Bates-Hendricks
Bates-Hendricks sits just south of downtown, sandwiched between the Old Southside, Fountain Square, and Garfield Park. It has been one of the most active near-downtown neighborhoods for renovation and infill construction over the last several years.
The housing stock is a mix of historic cottages, shotguns, duplexes, and newer infill builds. Lot sizes are tight. The condition spread on a given street can be wide, with restored homes next to projects next to new construction.
The latest Redfin data (January 2026) shows a median sale price around $330,000, down about 1% year over year, with homes selling for about 97% of list and a 40-day median days on market. The price has effectively flattened after a long run of strong appreciation.
Bates-Hendricks fits buyers who want historic character within walking or biking distance of downtown, house hackers on duplexes, investors comfortable with renovation underwriting, and sellers with finished homes that can hit the higher comp tier. Tradeoffs include parking, street noise near major corridors, and renovation costs on older systems.
For sellers, comp work matters because the condition spread is wide. A renovated cottage on a quiet block is a different sale than a project home two streets over. For investors, the duplex stock and proximity to Fountain Square remain the main thesis. Verify the city's short-term-rental ordinance if that is part of the underwriting.
Recent articles
15 articles on Bates-Hendricks
Bates-Hendricks FAQ
Bates-Hendricks questions, straight answers.
Quick answers about buying, selling, and investing in Bates-Hendricks. Still deciding? Book a consultation and ask a Roots agent directly.
Book a Consultation →What is the median sale price in Bates-Hendricks?
The current median sale price shown for Bates-Hendricks, Indianapolis is $330,000. This figure comes from Redfin Data Center (Redfin neighborhood: Bates-Hendricks). Use it as a neighborhood-level reference point rather than a valuation for a specific home.
What is the median price per square foot in Bates-Hendricks?
The current median price per square foot shown for Bates-Hendricks, Indianapolis is $135/sqft. Price per square foot can swing by condition, layout, lot, updates, parking, and exact block.
What types of homes are common in Bates-Hendricks?
Bates-Hendricks has a mix of historic cottages, shotguns, duplexes, and newer infill builds. The condition spread within a single block can be wide, with restored homes next to projects next to new construction. Lot sizes are tight.
Is Bates-Hendricks a good place to buy a home?
Bates-Hendricks fits buyers who want historic character within walking or biking distance of downtown. The right block and the condition of the specific house matter more than the neighborhood average. Walk the street at different times and check parking before writing an offer.
Is Bates-Hendricks good for real estate investors?
Bates-Hendricks remains active for small multifamily, duplex house hacks, and renovation-and-resale plays. The duplex stock and proximity to Fountain Square are the main thesis. Verify rental comps on the specific block, the city's short-term-rental ordinance, and full renovation scope before underwriting.
What should sellers know about pricing in Bates-Hendricks?
Comp work has to identify the right tier of finished homes. A fully renovated cottage is a different sale than a project home, even on the same block. With a 40-day median DOM and the price effectively flat YoY, accurate initial pricing matters more than chasing the market down.
How long do homes stay on the market in Bates-Hendricks?
The median days on market is about 40 days, based on Redfin's latest reporting. Renovated homes priced against the right comp set move faster. Projects and homes priced above recent comps tend to sit longer.
What schools serve Bates-Hendricks?
IPS covers most of Bates-Hendricks, with several charter and parochial options nearby. School assignment varies by exact address. Verify with IPS or the relevant district before writing an offer.
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