A Geist-area neighborhood with some homes on the reservoir. Here is what it sells for, what the HOA covers, and what to confirm about any dock.
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Springs of Cambridge is a Geist-area neighborhood in Fall Creek Township. It is part of the City of Fishers, annexed with the Geist area, but its mailing zip is still 46055, the McCordsville zip, which confuses a lot of searches. Its covenants cover ten sections, and the homes that sold here in the last two years were built from about 1996 to 2022.
This is the top of the Fishers market. The MLS shows 20 closings in the last 12 months, the same as the year before, at a median of $1,450,000, up from $1,144,943. The middle 80% of sales ran from $772,500 to $2,306,600, so the median depends heavily on how many waterfront homes sold that year.
What you are actually buying: a large house (median about 5,312 square feet) in an established Geist neighborhood, with deeded docks available for some lots and trash, snow removal and a contracted patrol handled through the HOA. What you are giving up: any bargain. Even off the water, you are paying Geist prices.
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Docks, dues and the rules that come with them.
Deeded docks are available, and insuring them is the homeowner's job, per the HOA. Confirm in writing whether a specific house has a dock and what rights come with it.
See homes →Assessments are billed twice a year, January 1 and July 1, through Kirkpatrick Management. MLS listings showed $350 a half in 2021 and $700 a year in October 2025. Dues cover trash and recycling, snow removal, mailbox upkeep and a reserve fund.
See homes →The HOA contracts a Geist security patrol, billed separately at approximately $210 per household. Budget it.
See homes →Uniform yard lights and mailboxes are required, and public-facing projects need architectural review.
See homes →The city's 70-acre park at 10811 Olio Road is the only public parcel on the reservoir, with a beach and a non-motorized boat launch, free for Fishers residents.
See homes →Springs of Cambridge is served by Hamilton Southeastern Schools. Which elementary, intermediate, junior high and high school an address feeds into can change with boundary updates, so confirm the assignment for the specific address with the district.
Hamilton Southeastern Schools has an operating referendum on the November 3, 2026 ballot: up to 36 cents per $100 of assessed value for up to eight years, capped at $47.5 million a year. It would replace the referendum voters extended in 2023 (Indiana Department of Local Government Finance determination, June 23, 2026). Referendum rates sit outside the 1% cap, so budget for it.
Check FEMA flood maps and insurance quotes for any shoreline lot before you write an offer, not after.
The city's neighborhood resurfacing started milling in Springs of Cambridge the week of September 28, 2026, and 96th Street is being resurfaced from Carroll Road to Olio Road.
Indiana caps homestead property tax at 1% of gross assessed value under the circuit breaker, so most owner-occupants land at or near that figure before any voter-approved referendum rate, which sits outside the cap. Rentals and second homes are capped at 2% and should be modeled separately. Hamilton County's local income tax is 1.1%, unchanged in the Indiana Department of Revenue's county rate notice effective October 1, 2026. Confirm assessments with the Hamilton County Assessor.
If you want the Geist area without Geist waterfront pricing, start with my Geist guide. For all of Fishers, see my Fishers guide.
The median single-family sale was $1,450,000 over the 12 months through August 2026, on 20 closings, with the middle 80% between $772,500 and $2,306,600 (MIBOR BLC).
It is in the City of Fishers, annexed with the rest of the Geist area. Its mailing zip code is 46055, which is the McCordsville zip.
Deeded docks are available for some lots, and the homeowner insures them. Confirm dock rights for the specific house in writing.
An October 2025 MLS listing showed $700 a year, billed in two halves, plus a separately billed security patrol of approximately $210 per household. Confirm current figures with Kirkpatrick Management.
Hamilton Southeastern Schools. Confirm the specific school assignment for the address with the district.
I'm Wes Johnston, a Realtor with Trueblood Real Estate, based in Fishers. I cover the whole Indianapolis metro, and every guide on this site is built the same way: MIBOR numbers, public sources, and the trade-offs a listing description won't mention.
My job isn't to open doors. It's to tell you what a house is actually worth, what's wrong with it, and whether it's the right move for what you're trying to do — then negotiate hard on your behalf and own the process from contract to close.
If you're two years out, that's fine. Most of my best clients started with a question, not a showing.
Fishers-based. Honest numbers, every part of the metro. Committed to your success.
About 20 homes sell here a year. A saved search makes sure you see each one the morning it lists.
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