Valparaiso, IN 46385 Real Estate Market Report
ZIP Code: 46385
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Key Findings
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The primary indicator of local market value is the median sold price: $359,000, which represents the most reliable signal of recent transaction activity and should be prioritized over asking prices when valuing properties; representative recent sale may be a better guide for comps than current listings.
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There is a meaningful gap between the median listing price and the median sold price—$469,900 versus $359,000—which suggests pricing friction and seller expectation versus market realization; this gap appears to favor listing price adjustments or longer time-to-contract if sellers maintain current asks.
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Liquidity appears muted: the median days on market of 220 indicates slower sales velocity, which may reflect a more balanced to slightly buyer-favored environment despite a neutral market temperature; sellers should expect longer marketing periods and buyers may find more negotiation room.
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Rents and financing pressures create additional caution: median market rent is $1,544 while rent year-over-year trend is down and interest rate pressure is elevated, which together may compress investor cash-flow expectations and temper demand from buyers reliant on financing.
Notable Properties
The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Sold above market average
Sold above market average
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Sold below market average
Sold below market average
Valparaiso, IN 46385 Real Estate Market Report
ZIP Code: 46385
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Key Findings
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The neighborhood's median sold price is 278,000, which should be treated as the primary indicator of current market value and recent transaction activity; given the reported price year-over-year trend is down, sellers and appraisers should expect downward pressure on comps and price sensitivity in near-term negotiations.
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Median days on market is 334, signaling slower sales velocity and material liquidity friction; agents should emphasize precise pricing and targeted marketing to avoid extended holding periods and to preserve sale proceeds.
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Median price per square foot is 186 while median market rent is 995; with the rent year-over-year trend reported as down, investors should account for rental compression when underwriting cashflow and consider tighter expense and vacancy assumptions.
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Inventory in the analyzed sample appears relatively constrained active supply compared to recent sales activity, and the market temperature is reported as neutral; however, interest rate pressure is reported as elevated, so buyers and lenders may face higher financing costs that could temper demand—underwrite and price deals with higher rate sensitivity in mind.
Notable Properties
The following 4 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Investment Analysis
Compare rental income potential against ownership costs and benchmark against market averages.
Monthly rental income vs estimated ownership cost
20% down, 6.5% rate, 0.7% tax
Avg nightly rate and occupancy for this ZIP
Data Sources
Real estate market data & public records, and GemHaus® proprietary models.
Report generated: 5/1/2026
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