A 2000s neighborhood on Noblesville's east side. Here is what homes sell for, and why Waterman Crossing next door is in a different school district.
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Waterman Farms is a planned development on Noblesville's east side, in Noblesville Township and inside city limits, per county GIS. The city's planned-development ordinance for it dates to 2003, and county plats show about 620 lots. Most homes that sold here in the last two years were built between 2005 and 2015.
The MLS shows 30 closings in the last 12 months at a median of $328,950, against $324,000 the year before. Homes went under contract in a median of 13 days, and 63% closed at or above list.
What you are actually buying: a newer house, typically around 1,902 square feet, at one of the lower price points on this side of Noblesville. What you are giving up: size and amenities; confirm what the HOA provides before you compare it with neighborhoods that have pools.
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Two Watermans, one HOA manager, and a big park nearby.
Noblesville Schools; the HOA names Promise Road Elementary, Noblesville East Middle and Noblesville High. Managed by Kirkpatrick.
See homes →A separate, smaller Olthof Homes neighborhood in Wayne Township served by Hamilton Southeastern Schools, per county GIS. Its sales are not included in the numbers on this page.
See homes →A 200-acre city park at 16233 Boden Road, with lighted pickleball and a splash pad.
See homes →INDOT plans to turn four signalized State Road 37 intersections in Noblesville into interchanges, a 1.6-mile, roughly $300 million project; the first segment is expected to start construction in 2031. The Fishers stretch finished in May 2026.
See homes →Waterman Farms is served by Noblesville Schools. Confirm the specific school assignment for the address with the district.
Noblesville Schools' 2018 operating referendum expires at the end of 2026, and voters decide on a replacement on November 3, 2026. The maximum rate is 57 cents per $100 of assessed value; the district has said it plans to levy 38.5 cents. Referendum rates sit outside the 1% cap.
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 Hamilton Southeastern schools at a similar price, compare Deer Path. If you want a larger, newer house, see Lochaven. For all of Noblesville, see my Noblesville guide.
The median single-family sale was $328,950 over the 12 months through August 2026, on 30 closings, with the middle 80% between $284,800 and $360,500 (MIBOR BLC).
Noblesville Schools. Waterman Crossing, a separate neighborhood nearby, is served by Hamilton Southeastern. Confirm the assignment for the specific address.
No. Waterman Crossing is a separate, smaller Olthof Homes neighborhood in Wayne Township with Hamilton Southeastern schools.
Yes, per county GIS, in Noblesville Township.
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.
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