Real Estate Investing in Bloomington, Indiana
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Bloomington, IN? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (81/100)
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- Elevated vacancy: 10.2% vacancy may signal weakening demand.
What’s happening in Bloomington, IN?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$157,328
Avg Monthly Rent
$1,355
ZIP Codes
10
Market Trends — Bloomington, IN
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Bloomington, IN. Updated on demand as visitors ask.
Growth & development in Bloomington, IN Updated 141 days ago
Bloomington sees a mix of new businesses and significant infrastructure projects alongside some employer layoffs and business closures.
Opportunities
- Academy Sports and Outdoors opened its eighth Indiana location in Bloomington on September 20, 2024. — This expands retail choices for sporting goods and recreational equipment. Indiana Daily Student
- Malatang, a Chinese hot pot restaurant, opened on Kirkwood on September 1, 2024, offering over 70 ingredients. — This adds a new diverse dining option to the local culinary scene. Indiana Daily Student
- The first Indiana location of Coffee Beanery, a coffee shop franchise, opened downtown on October 25, 2024. — This provides another option for coffee and a new franchise presence. Indiana Daily Student
- The Hopewell project, on the former IU Health Bloomington Hospital site, aims to create a new neighborhood with diverse housing options. — This project is expected to improve market access and address housing supply challenges. City of Bloomington, Indiana
- Bloomington received a $250,000 Municipal Investment Fund grant to advance its 'Bloomington Energy Works' program in December 2025. — This program offers free energy audits and aims to lower energy costs for residents and businesses. WBIW
Concerns
- Party City announced its closure for January 17, 2025, at its E. Third St. location. — This reduces retail options for party supplies and results in a vacant storefront. Indiana Daily Student
- Staples, located at 2813 E. Third St., also closed on January 17, 2025. — This reduces options for office supplies and creates another vacant commercial space. Indiana Daily Student
- Irish Lion, an Irish pub operating for over 40 years, closed on May 17, 2024. — This represents the loss of a long-standing local establishment and dining option. Indiana Daily Student
- Novo Nordisk announced plans in March 2026 to cut 400 jobs at its Bloomington plant by early May. — This results in job losses for approximately one-fifth of the facility's workforce. Indianapolis Business Journal
- State Farm plans to consolidate its local workforce into one complex and close its Corporate Headquarters and Illinois Operations Center by the end of 2027. — This could significantly impact local government taxing bodies and the commercial real estate market. WGLT
Bottom line: Bloomington is experiencing growth in new businesses and infrastructure, but also faces significant job cuts and business closures.
Sources & references
Local news & events in Bloomington, IN Updated 141 days ago
Bloomington sees mixed trends with decreased gun violence and property crimes but a rise in drug offenses and ongoing concerns about housing and healthcare access.
Opportunities
- Bloomington's 2025 crime statistics show a 46% decrease in shootings and a 30% drop in burglaries compared to 2024. — Reduced crime rates enhance personal safety and security for residents. WGLT
- The City of Bloomington received a grant to address ash tree health and re-plant native species, strengthening the urban tree canopy. — This improves local environmental quality and green spaces for public enjoyment. City of Bloomington
- Bloomington earned top global environmental transparency recognition for the second consecutive year as of February 2026. — This indicates a commitment to environmental stewardship and provides residents with information. City of Bloomington
- The City of Bloomington launched its 2026 Downtown Activation Program, including outdoor dining and pop-up events. — This creates new opportunities for social engagement and supports local businesses. City of Bloomington
- The Bloomington Community Farmers' Market operates weekly from April through October, offering local produce and goods. — This provides access to fresh, local food and supports community gathering. City of Bloomington
Concerns
- Drug offenses in Bloomington increased nearly four-fold in 2025, from 86 cases in 2023-2024 to 347 cases. — This indicates a growing public health and safety concern within the community. WGLT
- Bloomington Police Department has 10 sworn officer vacancies, which may impact public safety services. — Staffing shortages can strain emergency services and potentially reduce response times. WGLT
- A 2023 resident survey highlighted homelessness as a continuing challenge for the city. — Homelessness impacts the well-being of vulnerable populations and can strain public resources. City of Bloomington
- Residents expressed concerns about high cost of living, rent, and housing prices in a March 2026 discussion. — Rising costs can limit housing options and affordability for many residents. Reddit
- Some areas of Bloomington measured elevated concentrations of particulate matter in an air quality study published in January 2025. — Elevated particulate matter can pose health risks, especially for vulnerable populations. Indiana Daily Student
Bottom line: Bloomington is actively addressing crime and environmental initiatives, but faces persistent challenges with drug offenses, public safety staffing, and resident concerns over affordability and healthcare access.
Sources & references
Schools in Bloomington, IN Updated 141 days ago
The Monroe County Community School Corporation (MCCSC) is navigating financial challenges due to declining enrollment and state funding changes, while also expanding programs and investing in facilities. ### Positives: * MCCSC launched MCCSC Online for the
The Monroe County Community School Corporation (MCCSC) is navigating financial challenges due to declining enrollment and state funding changes, while also expanding programs and investing in facilities. ### Positives: * MCCSC launched MCCSC Online for the
Civic & policy in Bloomington, IN Updated 141 days ago
Bloomington is experiencing significant zoning and tax changes, alongside ongoing debates about housing, annexation, and a new county jail.
Opportunities
- The Bloomington City Council voted in November 2024 to keep the annual property tax levy flat for 2025, effectively lowering the city's property tax rate. — This decision reduces the tax burden on property owners, potentially increasing disposable income. WGLT
- A new state law (House Enrolled Act 1005) effective January 1, 2026, aims to expedite the review and permitting process for Class 2 residential structures. — This change could lead to faster construction and more housing options by streamlining bureaucracy. City of Bloomington
- Proposed zoning amendments (ZO-18-25) would allow commercial urban agriculture in more areas, enabling small, local farming operations to grow and sell produce. — This expands opportunities for local food production and sales, fostering local economic activity. City of Bloomington
- Monroe County is investing $4.5 million in opioid settlement funding to sustain a 24/7 Open Access Clinic for substance use support through 2030. — This ensures continued access to vital health services for community members in crisis. Monroe County Executive
- The Indiana Supreme Court declined to review Bloomington's appeal to annex two western areas (1A and 1B) in February 2026. — This prevents increased property taxes for residents in those areas who opposed annexation. Indiana Public Media
Concerns
- The Bloomington City Council approved a slight increase in the Bloomington Public Library's tax levy in November 2024, raising property taxes by about $10 annually for a $200,000 home. — This imposes a new, albeit small, unconsented cost on property owners. WGLT
- The City Council approved a $60,000 agreement for a July 4th drone show in April 2026, with Bloomington sharing the cost with other entities. — This represents a discretionary spending decision that may not align with all residents' priorities. WGLT
- The Indiana Supreme Court heard arguments in October 2025 on a 2019 state law that retroactively invalidated annexation waivers, potentially affecting five annexation areas. — This ongoing legal dispute creates uncertainty and could lead to unconsented annexation and increased costs for affected property owners. Indiana Public Media
- The Bloomington City Council unanimously opposed the North Park site for a new county jail in April 2026, backing an in-city alternative. — This decision prolongs the debate over a new jail, potentially leading to increased costs and continued litigation over current jail conditions. The Bloomingtonian
- Monroe County Sheriff Ruben Marté filed a lawsuit in April 2026 against a new state immigration law (Senate Bill 76), arguing it violates constitutional amendments. — This legal challenge creates uncertainty regarding local law enforcement practices and potential legal liabilities. WISH-TV
Bottom line: Bloomington faces a complex landscape of local and state decisions impacting housing, taxes, and public services, with ongoing debates on key issues.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Bloomington, IN
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Landlord Ground Truth
Real numbers from people who own or manage rentals in Bloomington, IN. Anonymous, moderated, never written by AI.
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Avg Home Value
$157,328
Avg Monthly Rent
$1,355
1% Rule
✗ Below
Landlord Friendly (IN)
★★★★★
☀️
Warm Market
— Bloomington, IN metro
0
Days to pending
7.9%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Bloomington
2 Colleges
47,650 Students
1,188 Off-Campus Renters
B
4-Year Public · 47,527 students
📍 ~1,188 students rent off-campus
C
Vocational For-Profit · 123 students
Investor Insight: With 1,188 students living off-campus, Bloomington has substantial rental demand from the college population — typically stable, lease-renewing tenants.
Neighborhoods in Bloomington
Barcly Gardens
10 ZIP codes
Blue Ridge
10 ZIP codes
Broadview
10 ZIP codes
Bryan Park
10 ZIP codes
Covenanter
10 ZIP codes
Cresent Bend
10 ZIP codes
Eastern Heights
10 ZIP codes
Eastside
10 ZIP codes
Elm Heights
10 ZIP codes
Fritz Terrace
10 ZIP codes
Gentry Estates
10 ZIP codes
Grandview Hills
10 ZIP codes
Green Acres
10 ZIP codes
Highland Village
10 ZIP codes
Hoosier Acres
10 ZIP codes
Maple Heights
10 ZIP codes
Matlock Heights
10 ZIP codes
McDoel Gardens
10 ZIP codes
Near West Side
10 ZIP codes
Northwood Estates
10 ZIP codes
ZIP Codes in Bloomington, IN
47401
Home Value
$355,911
Rent
$1,504/mo
47403
Home Value
$281,490
Rent
$1,275/mo
47404
Home Value
$317,607
Rent
$1,529/mo
47408
Home Value
$348,249
Rent
$1,540/mo
47406
Home Value
$0
47462
Home Value
$270,023
Rent
$927/mo
47405
Home Value
$0
47402
Home Value
$0
47407
Home Value
$0
47426
Home Value
$0
Screen every ZIP in Bloomington
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View PlansFrequently Asked Questions About Bloomington, IN
What is the typical renter like in Bloomington, IN?
Tenant quality in Bloomington, IN ranks as solid. Landlords generally report consistent occupancy at market rents of $1,355/mo.
Does Bloomington, IN favor landlords or tenants?
Rental owners in Bloomington, IN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How do home values compare in Bloomington, IN?
Homes in Bloomington, IN typically sell near $157K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
What is the average monthly rent in Bloomington, IN?
Rent in Bloomington, IN is around $1,355/mo. The resulting rent-to-value relationship with $157K pricing is reasonable for most investor models.
Does house hacking make sense in Bloomington, IN?
House hacking works a challenging in Bloomington, IN. Rents of $1,355/mo against $157K acquisition make the strategy solid for owner-occupants.
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