AccessibleUpdated MAY 20, 2026

Anderson, IN

ZIP 46016·Madison County·Indianapolis-Carmel-Anderson, IN·18,380 residents·Median income $35,543·Leaning Buyer

46016 · Anderson, IN has a HavenScore of 62 — accessible on affordability and fundamentals, per the score.

Compare
62
▼ -4 / 90d#30/117 in INHavenScore
Rank

Ranked #665 of 13,130 nationally · #354 of 6,756 mid-size ZIPs

Switch perspective

Overall view active — Equal weight across affordability, growth, risk, momentum.

Sub-scores below recompute with these weights

Affordability
79/100
Growth
38/100
Risk
63/100
Momentum
58/100
Livability
64/100
Score · trailing 12 mo
66 → 62
-4 points
30-day
+2
90-day
-4
1-yr
-4

Snapshot

Numbers at a glance

Median price
$85,059
Typical home value
YoY change
-0.84%
12-mo trailing
Price-to-income
2.4×
healthy <4.0×
Est. monthly
$526
PITI · 20% · 6.51%
Active listings
67
current count
Days on market
36
median DOM
Vacancy
22.7%
Above-average
Owner-occupied
39%
of homes
Denial rate
24.2%
Above-average
Lending activity
3,309
originations
Net migration
-1.7%
net outflow
Income inflow
$53k
average
Walkability
9.1
Below-average
Risk rating
Relatively Low
FEMA NRI

Composition

Pillars behind the score

Affordability

35% of score
79/100
Price-to-income
Healthy under 4×·ACS · ZHVI
🔒 Haven
Property tax rate
Annual, as % of value·Tax Foundation 2024
🔒 Haven
Median income
Household·Census ACS
🔒 Haven

Growth momentum

25% of score
38/100
12-month price change
Trailing year·Zillow ZHVI
🔒 Haven
12-month rent change
Trailing year·Zillow ZORI
🔒 Haven
Population
Estimated residents·Census ACS
🔒 Haven

Market risk

20% of score
63/100
Overvaluation
vs fundamentals·HavenScore composite
🔒 Haven
Active listings
Raw count — lower is tighter supply·Realtor.com
🔒 Haven
Price cuts
Share of listings·Realtor.com
🔒 Haven

Momentum

20% of score
58/100
Days on market
Median listing age·Realtor.com
🔒 Haven
Buyer / seller gauge
Market balance·HavenScore composite
🔒 Haven
Demand dial
Composite demand signal·HavenScore composite
🔒 Haven

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Signals

What's driving this score

Top 6 of 14 signals
Tailwinds3
  • Affordable vs. income
    2.4× income — below the national median
  • Limited new supply
    Only 1.4 permits per 1,000 — supply constrained
  • Strong job market
    2.9% unemployment
Headwinds3
  • Population outflow
    -1.7% net — people leaving
  • Potentially overvalued
    94% above historical price-to-income
  • Widespread price cuts
    29% of listings cutting price
Buyer / seller gauge

Market conditions

Leaning Buyer

Conditions easing in buyers' favor. Sign in to save this ZIP and track how the score moves.

-23
Strong buyerBalancedStrong seller

Pulse

What's changed in the last 90 days

🔒 Haven
Rising

Median price

+4.5%$85k
🔒 Haven
Falling

Inventory

−18.3%67

Change vs. prior 90 days · arrow shows direction, not whether it’s good or bad

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Metrics

The raw numbers

Median Home Value

$85,059

▼ -0.84% YoY
Median Rent

$930

▲ +7.14% YoY
Active Inventory

67

Days on Market

36 days

Price Cuts

+28.57%

Price-to-Income

2.4×

Median Income

$35,543

Population

18,380

Overvaluation

+94.31%

Trend

Where it's been

Historical Trends

Updated May 2026

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Forecast

Where it's heading

The HavenScore Forecast Model (v1) projects this ZIP’s median value at 3-, 6-, and 12-month horizons, with 80% prediction intervals.

Price Forecast

12-month projection · 80% calibrated interval

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3-month
🔒 Haven
6-month
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12-month
🔒 Haven
12-month forecast + confidence intervals + AI-explained drivers unlock with Haven

Forecasts are the model’s projection, not a prediction. Actuals will differ.

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Payment

What you'd owe each month

Est. monthly payment
$526/ mo

20% down · 30-yr fixed · 6.51% · tax 0.84%

Principal$61
Interest$369
Property tax$60
Insurance$35
Rent vs buy
Median rent
$930
/ mo
Own (PITI)
$526
/ mo
Monthly gap
$404owning is at or below rent today

Decide

Run the numbers

Cost of ownership over time

Cumulative housing cost, interest paid, and equity built · 10% down · ZIP median income $35,543

1-year
Total housing cost
🔒 Haven
Interest paid
🔒 Haven
Principal paid
🔒 Haven
Equity built
🔒 Haven
5-year
Total housing cost
🔒 Haven
Interest paid
🔒 Haven
Principal paid
🔒 Haven
Equity built
🔒 Haven
30-year
Total housing cost
🔒 Haven
Interest paid
🔒 Haven
Principal paid
🔒 Haven
Equity built
🔒 Haven

Equity assumes flat home value; real appreciation could push it higher · Rate 6.51%

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Haven featurefrom $8/mo

The score has more to say about this ZIP.

A list-timing recommendation for sellers — buyer/seller gauge, recent signals, and a polished PDF. Switch to Seller view to generate it.

Report sections · Haven

Buyer / Seller gauge🔒 Haven
Market state callout🔒 Haven
Recent direction in seller-relevant signals🔒 Haven
Net proceeds estimator🔒 Haven
Methodology summary🔒 Haven
  • List-timing recommendation
  • Metro and ZIP context
  • Polished PDF layout
  • Refreshed monthly
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Pro featurefrom $25/mo

The score has more to say about this ZIP.

A four-page editorial PDF: market summary, full pillar breakdown, 5-year history with forecast, alternatives, and a 30-year cost-of-ownership table.

HavenScore Report46016Market AnalysisGENERATED FOR PRO MEMBERS78PILLAR BREAKDOWNHAVENSCORE.APP · PRO REPORT🔒 Pro
  • Branded PDF with all metrics
  • Includes forecast + scorecards
  • Suitable for client presentations
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Comparable ZIPs

Same shape, lower entry

ZIPs the score groups near 46016 on Affordability and Growth — sorted by lowest median value.

ZIP 46407
Gary
IN
58
$60,433-4.25%
ZIP 46402
Gary
IN
56
$70,529-0.10%
ZIP 47382
Saratoga
IN
62
$71,846+1.08%
ZIP 47855
Hymera
IN
57
$75,398-21.11%

Sources

Every number, traced

Every metric above is sourced from public datasets, normalized against the national ZIP distribution. Home values and rents refresh monthly; demographics refresh annually.

Zillow Research
Home values, rents, inventory, transactions
Realtor.com
Inventory, days on market, price-cut share
Redfin
Sale prices, transaction volume
US Census ACS
Income, population, vacancy, cost burden
Freddie Mac PMMS
Current 30-year fixed mortgage rates
FHFA HPI
Long-term price trends
HUD Small Area FMR
Per-ZIP fair market rents (rural fallback)
BEA & IRS
Personal income growth, net migration
Lending & accessibility
Lending and neighborhood-access signals

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