This is a fast market. In Fishers, the median home went under contract in 11 days at 99.1% of list price. Showing up unprepared costs people the house they wanted.
MIBOR service area and Fishers single-family, 2026 year to date through September; inventory is the September reading. Source: MIBOR Broker Listing Cooperative.
Every quick move-in and under-construction home in Indianapolis and the surrounding counties from 19 builders, in one searchable page. Pick a home and I'll register you with the builder before your first visit.
Under two months of inventory means there are more buyers than houses. Practically, that means when the right one lists, you may have a weekend to decide — and you'll be deciding against other people who are also ready.
That preparation is unglamorous: real lender approval rather than a soft pre-qualification, a clear picture of your actual budget including property taxes and insurance, and enough conversation up front that I know what you'll say yes to before we see it. Buyers who skip that step spend months losing houses and slowly concluding the market is impossible. It isn't. They're just always three days behind.
New listings hit my RealScout database the day they come on the market — often before they've fully propagated to the national sites. Set up a saved search and you're seeing inventory on day one instead of day four. In a twelve-day market, that's not a small edge.
The other advantage is being told no. If a house has a problem — foundation, drainage, a resale issue you won't feel until you sell in seven years — I'd rather kill the deal than write it. That costs me commissions. It's also why I get referrals.
Budget, timeline, commute, schools, and what you actually care about versus what you think you're supposed to care about. Thirty minutes here saves months later.
Not pre-qualified — approved, with a lender who answers the phone on a Sunday. In a competitive offer, the strength of your lender is part of what you're offering.
A saved search tuned to your criteria, delivering new listings the morning they hit. You see them first; we go when it matters.
What's wrong with it, what it'll cost to fix, what it'll be worth in seven years, and whether the price makes sense. Including when the answer is walk away.
Price is one lever. Timing, financing, inspection posture (including whether to add a radon test), appraisal language, and closing flexibility are the others — and they're often what actually wins the house.
Inspection negotiation, appraisal, title, and every deadline in between. This is where deals die, and it's the part you shouldn't have to manage.
Less than most people assume. Conventional loans go well below 20%, and there are FHA, VA, and Indiana-specific programs depending on your situation. The bigger question is usually monthly payment comfort, not the down payment itself. A good lender conversation answers this in twenty minutes. Buying your first home? Start with the steps to buying your first home in Indiana.
Buyer representation and how it's paid changed industry-wide in 2024, and it's now an explicit agreement between you and your agent. I'll walk you through exactly what it says and what it costs before you sign anything. No surprises at closing.
Maybe, maybe not — and it depends on your numbers, not the headlines. If rates drop meaningfully, more buyers return and prices firm up, so you can win on rate and lose on price. I'd rather run your actual scenario than give you a slogan. I ran the numbers on what waiting actually saves in Should I wait for mortgage rates to drop?
In Fishers, the median home went under contract in 11 days year to date — and the good ones go faster than that. If you're prepared, you'll have time to think. If you're not, you'll be reacting. For days on market in every area, see the side-by-side comparison, and for the bigger picture, whether it's a buyer's or seller's market.
Yes. Start with a conversation, and we'll go from there. There's no obligation in asking questions, and I'd rather you understand the market before you're under pressure.
Falling in love with a house before understanding the neighborhood. The house you can change. The location, the school boundary, the road noise, and the resale pool you cannot.
Principal and interest plus Indiana property taxes, insurance, PMI or FHA premiums and HOA dues, ready to print.
Run the numbers → CalculatorA buyer net sheet: down payment, lender and title charges, prepaids and escrow, less your credits and the seller's tax credit.
Run the numbers → CalculatorCompare the full cost of each over the years you'd stay, with Indiana property taxes and closing costs on both ends.
Run the numbers → GuidePre-approval to closing, in order, plus where Indiana down payment assistance fits.
Read the answer → GuideWho can inspect in Indiana, what's covered, radon and other tests, and what to ask for.
Read the answer → GuideLook up any finding, from GFCI outlets to foundation cracks, with how serious it is and what it costs to fix.
Read the answer → GuideRenegotiate, cover the gap, split it, request a reconsideration, or walk away.
Read the answer → Free playbook12 questions for the sales rep, contract red flags, which upgrades to do now, and a pre-drywall checklist.
Get the playbook → GuideThe tradeoffs, who the builder's agent works for, upgrades, inspections and warranties.
Read the answer → GuideWho holds it in Indiana, when it's due, when you get it back, and what happens in a dispute.
Read the answer → GuideThe Closing Disclosure, final walk-through, wire fraud, what to bring, and the keys.
Read the answer → GuideYour license and plates, homestead deduction, county income tax, utilities and voter registration.
Read the answer →The best time to start is before you're in a hurry. Tell me your timeline and what you're working with, and I'll tell you what to line up now so you're ready when the right house shows up.
A year out is not too early. It's ideal.
Fishers resident. Hamilton County specialist. Committed to your success.