The story of this market
The typical home in Blackford County, Indiana sells for about $114,743, or $65 per square foot.
Prices are down 15.9% from a year ago, which gives buyers more room to negotiate. Homes take about 37 days to sell. Over the long run, values in this county have grown 55% since 2000. The biggest natural hazard here is strong wind, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,014 a month.
HUD sets the fair market rent for a 2-bedroom at $1,014 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Price climate
Every year of price change, 2000–2025
0%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+24.8%). Worst: 2009 (-3.9%). Hover to read a year.
Monthly price momentum
Home values since 2015
+4.7%
IN · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,373
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
0%
2025 change
FHFA repeat-sales index, median of 4 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
36
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $4,149,112.
Mortgage activity
Home lending in this county
73.5%
2019 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 386 | 180 | 67.6% | 2.5% | $75,000 |
| 2019 | 430▲ | 222▲ | 73.5%▲ | 1.1% | $100,000▲ |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Blackford County, Indiana
The Blackford County housing market is experiencing a contraction in both price and transaction volume, with a significant year-over-year decline in median sale prices. Investor activity has ceased, and the market is currently characterized by low inventory and reduced demand. These conditions reflect broader economic headwinds and a lack of new development momentum in the area.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: median price diverges 15.0% from the nearest retained anchor (prior refresh cycle) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict.
Select a city to expand its ZIP intel reports beneath · 3 cities · 4 ZIP reports
Median prices moved down 0.5% year over year.
Homes spend a median of 74 days on market with 5.4 months of supply — a balanced-paced market.
12% of listings have cut prices · homes sell at 96.79% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.8% · poverty 12.5% — a stable, low-distress profile.
Deterministic aggregate of 2 researched ZIP reports of 4 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Blackford County, Indiana — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 22
researched Sep 22
researched Sep 22
researched Sep 22
| 47336 | Dunkirk | $96,450 | $174 | 0% | 29 | — | — | — | 27 | $838 | researched Sep 22 |
| 47348 | Knightstown | $150,541 | $85 | -2.1% | 87 | 96.5% | 12% | 6.2 | 45 | $705 | researched Sep 22 |
| 47359 | Montpelier | $145,000 | $98 | +3.5% | 42 | 97.5% | 12% | 3.6 | 18 | $649 | researched Sep 22 |
| 47371 | Portland | $144,000 | $105 | -2.1% | 47 | 96.5% | 12% | 4.2 | 56 | $754 | researched Sep 22 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
The county is served by local school corporations; quality varies by district, with performance metrics generally aligning with rural Indiana averages.
The county faces standard Midwestern weather risks, including seasonal wind and storm events; flood risk is managed through local FEMA-mapped zones.
Economic momentum is modest, with a focus on manufacturing and local services; building permit activity remains low with 9 units authorized in 2024.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Indiana) — Ad Valorem Property Assessment: Property is assessed at 100% of true tax value, determined by market-based assessment systems and annual adjustments. State (Indiana) — Standard Homestead Deduction: Removes the first $45,000 of the homestead's assessed value from taxation. State (Indiana) — Indiana Property Tax Caps (Circuit Breaker): Limits annual property tax liability to 1% of gross assessed value for principal residences, 2% for other residential property, and 3% for non-residential property.
The rental market is characterized by low-cost housing stock with a significant share of single-family rentals owned by individual landlords.
The economy is anchored by manufacturing and local government services, with a regional GDP of approximately $428 million.
The county is served by state highway corridors facilitating regional connectivity, though public transit options are limited.
The county assessor manages property valuations based on annual market adjustments and state-mandated assessment cycles.
Property parcels are subject to levies from school corporations, county government, and local municipal taxing districts.
Property insurance premiums are influenced by regional weather patterns and the age of the local housing stock.
- Pine Lake Waterpark4.718.4 mi
- Marion Splash House4.318.3 mi
- Portland Waterpark4.518.6 mi
- Chuck E. Cheese4.220.1 mi
- Escapades Family Fun Center420.6 mi
- Scheumann Stadium4.620.3 mi
- Worthen Arena4.620.8 mi
- Minnetrista Museum & Gardens4.720.7 mi
- Muncie Dragway4.814.4 mi
- Delaware County Fairgrounds4.320.7 mi
- Pine Lake Waterpark4.718.4 mi
- Ouabache State Park4.718.6 mi
- AMC Muncie 124.419.2 mi
- Matter Park4.619.5 mi
- Gas City Park4.616.3 mi
- Minnetrista Museum & Gardens4.720.7 mi
- Muncie Children's Museum4.321.7 mi
- The Bob Ross Experience4.520.9 mi
- Owsley Museum of Art4.821.3 mi
- The James Dean Museum4.918.6 mi
- Ouabache State Park4.718.6 mi
- Matter Park4.619.5 mi
- Gas City Park4.616.3 mi
- Limberlost State Historic Site4.719.6 mi
- Playacres Park4.718.5 mi
- Pirates Cove Marina4.825.6 mi
- Arbor Trace Golf Club4.718.9 mi
- Walnut Creek Golf Courses4.211.5 mi
- Muncie Mall3.819.4 mi
- Meijer4.319.1 mi
- T.J. Maxx4.419.2 mi
- Pay Less4.319.9 mi
- Fresh Thyme Market4.619.9 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A central historic feature of the county seat, representing the area's architectural heritage.
Various community parks provide basic outdoor space and recreational facilities for residents.
Data retrieved from Census Reporter and ACS 2024 profiles.
applies when — Property must be the taxpayer's principal place of residence.
Removes the first $45,000 of the homestead's assessed value from taxation.
Indiana Code 6-1.1-12-37.
Indiana requires a judicial foreclosure process, meaning lenders must file a lawsuit in court to obtain a foreclosure decree.
Indiana Code 32-30-10.
Property is assessed at 100% of true tax value, determined by market-based assessment systems and annual adjustments.
Indiana Code 6-1.1-4.
applies when — Applies to the sale, exchange, or installment contract of residential real estate containing not more than four dwelling units.
Requires the seller to complete a disclosure form regarding the condition of the property, subject to specific statutory exemptions (e.g., court-ordered transfers, foreclosures).
Indiana Code 32-21-5.
Limits annual property tax liability to 1% of gross assessed value for principal residences, 2% for other residential property, and 3% for non-residential property.
Indiana Constitution Article X, Section 1; Indiana Code 6-1.1-20.6.
≈ $1,147/yr on a $114,743 median
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.