Real Estate Investing in Terre Haute, Indiana
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Terre Haute, IN? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (81/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.4 / 5
(58/100)
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: 9.3% vacancy may signal weakening demand.
What’s happening in Terre Haute, 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
$95,690
Avg Monthly Rent
$998
ZIP Codes
8
Market Trends — Terre Haute, IN
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Terre Haute, IN. Updated on demand as visitors ask.
Growth & development in Terre Haute, IN Updated 137 days ago
Terre Haute is experiencing significant economic growth with new businesses, major employer expansions, and extensive infrastructure projects underway.
Opportunities
- A new 114-room Courtyard by Marriott hotel is under construction downtown, with a potential second phase for an 89-room Residence Inn. — This expands lodging options and supports the convention center, boosting tourism and business. Indiana READI
- ZincPower is investing $47 million and creating 90 new jobs by establishing a galvanizing metal process facility in Terre Haute by early 2025. — This brings new industry and high-wage employment opportunities to the local economy. WorkOne Western Indiana
- Steel Dynamics is undergoing a $231 million expansion, adding 84 new skilled jobs at its cold roll steel plant. — This significant investment creates more skilled employment and strengthens the manufacturing sector. WorkOne Western Indiana
- The east side of Terre Haute is seeing new businesses like Seven Brew Coffee, Jimmy John's, Asep Pizza, Chipotle, and Crew Car Wash under construction. — These additions provide more dining and service choices for residents and visitors. WTWO WAWV TV
- GE Aerospace announced a $15 million expansion in Terre Haute for 2026, part of a larger $1 billion investment in its US manufacturing sites. — This expansion will create new job opportunities and strengthen the local aerospace manufacturing presence.
Concerns
- The city is addressing utility constraints to accommodate new development, indicating a current limitation on growth. — Existing utility limitations can slow down or restrict the pace of new construction and business development. Inside Indiana Business
- Over the past 18 months, 127 dilapidated homes have been demolished to make way for new development. — While clearing blight, this can lead to temporary displacement or loss of affordable housing options. Inside Indiana Business
Bottom line: Terre Haute is actively investing in infrastructure and attracting diverse businesses, with ongoing efforts to address growth challenges.
Local news & events in Terre Haute, IN Updated 137 days ago
Terre Haute has seen a rise in crime, ongoing environmental concerns, and community discussions around historic preservation and carbon capture projects.
Opportunities
- The Terre Haute Police Department's Safe Neighborhoods and Property Crime initiative, launched in October 2025, has led to over 70 felony charges and the seizure of 16 firearms and 3,000 grams of methamphetamine. — This initiative aims to reduce crime and enhance public safety, expanding residents' sense of security and well-being. Superhits 97.9 Terre Haute
- Many community events and festivals are regularly held in Terre Haute, including the Banks of the Wabash Festival and the Terre Haute Strawberry Festival. — These events provide diverse opportunities for entertainment, social interaction, and cultural engagement for residents. See You In Terre Haute
- The city has implemented the "Choose Law Enforcement Assisted Recovery" (CLEAR) Program, offering immediate support services by Peer Recovery Coaches to detained individuals 24/7. — This program provides crucial support to individuals in need, potentially improving outcomes and offering pathways to recovery. Union Health
Concerns
- Overall crime in Terre Haute is up by 22% compared to the previous month, with property crime increasing by 70% and violent crime by 20%. — Rising crime rates restrict residents' freedom and safety, leading to increased fear and potential financial losses. SpotCrime
- Residents are pushing back against plans for underground carbon dioxide storage wells in Vermillion and Vigo counties due to concerns about groundwater contamination and potential accidents. — These projects could impose unconsented environmental risks and health concerns on local residents. Inside INdiana Business
- A proposed historic preservation ordinance, currently in committee, has raised concerns among residents about potential restrictions on property owners' control over their homes' aesthetics and potential fines for non-c… — This ordinance could restrict property owners' autonomy over their private property and impose unconsented costs through fines. WTHI-TV
- Two prisoners at the Federal Correctional Complex in Terre Haute died after being found unresponsive in January and February 2026. — These unexplained deaths raise concerns about safety and oversight within the federal prison system. Indiana Public Media
- Terre Haute, like many Midwestern cities, faces polluted waterways due to combined sewage overflows, failing septic systems, and urban stormwater runoff. — This pollution degrades water quality and can cause health problems for residents, restricting access to clean natural resources. Terre Haute CSO Reduction Program
Bottom line: Terre Haute is actively addressing public safety and environmental concerns while also grappling with rising crime and resident opposition to certain development plans.
Schools in Terre Haute, IN Updated 137 days ago
Vigo County School Corporation is undertaking a significant facilities overhaul, including a proposed new high school, while facing declining enrollment and mixed academic performance.
Opportunities
- Vigo County School Corporation (VCSC) is proposing a new $222 million high school to consolidate North and South Vigo High Schools. — This project aims to modernize facilities and attract new residents and businesses to the community. WFIU-WTIU News
- The VCSC Board approved a plan in Fall 2025 to build a new high school, renovate West Vigo High School, and consolidate middle and elementary schools. — This comprehensive plan addresses modernization, funding, and transportation logistics for improved learning environments. WFIU-WTIU News
- VCSC offers over 30 different Career Pathways, providing dual college credit and industry credentials. — These programs prepare students for the workforce, trades, or advanced college standing. VCSC Career and Technical Education
- The school corporation is applying for a Title I carryover allowability from 15% to 25%, which would provide additional funds. — This would result in more financial support for schools. Vigo County School Corporation
Concerns
- Vigo County School Corporation's enrollment has dropped by over 1,000 students in the past four years, totaling 12,600 students in 2026. — Declining enrollment can lead to reduced funding and potential school closures. Indiana Economic Digest
- The district's average testing ranking is 4/10, placing it in the bottom 50% of public schools in Indiana for the 2022-2023 school year. — Lower proficiency rates in math (34%) and reading (35%) indicate a need for improved academic outcomes. Vigo County School Corporation School District (2026) - Ter…
- The graduation rate for Vigo County School Corporation decreased from 84% to 76% over five school years. — A declining graduation rate suggests fewer students are successfully completing high school. Vigo County School Corporation School District (2026) - Ter…
- A proposed $222 million new high school would consolidate two existing high schools, potentially impacting students and staff at the merged institutions. — Consolidation can disrupt established school communities and increase travel distances for some students. WFIU-WTIU News
Bottom line: Vigo County schools are actively pursuing facility modernization and program enhancements amidst ongoing enrollment declines and academic performance challenges.
Civic & policy in Terre Haute, IN Updated 137 days ago
Terre Haute and Vigo County have seen several government decisions and proposed changes, including new zoning for childcare, state-level tax adjustments, and discussions on local infrastructure and housing development.
Opportunities
- Indiana State University approved the disposition of 116 vacant off-property lots and parcels in Terre Haute in December 2024. — This action could free up land for new development and housing opportunities within the city. Indiana State University
- The Terre Haute Common Council passed an ordinance in August 2025 to create a C-1R Childcare Zone, allowing commercial childcare centers in residential areas. — This zoning change expands options for childcare services closer to residential communities. Terre Haute Tribune-Star
- Indiana's individual income tax rate is lowered to 3.00% for tax year 2025 and 2.95% for 2026, saving Hoosiers money. — Lower income tax rates increase disposable income for residents. Indiana Dept. of Revenue
- A new state law (House Bill 1001), effective July 1, 2026, aims to tackle Indiana's housing shortage by easing some development restrictions and promoting faster approvals for single-family homes, duplexes, and townhous… — This bill could lead to more diverse and affordable housing options in Terre Haute. News 10
- Senate Bill 179, effective July 1, 2026, allows cities to implement a wheel tax without residents paying both city and county wheel taxes, potentially increasing local funding for roads. — This change could provide more dedicated funding for local road improvements without double taxation. News 10
Concerns
- The Vigo County Commissioners are proposing an increase to the Local Income Tax to fund a new $60 million Jail/Security Center. — This proposed tax increase would impose additional costs on Vigo County residents without direct consent via ballot measure. Vigo County, Indiana
- Terre Haute City Code Chapter 10, Article 4, was amended in August 2025 to implement a rental property registration and inspection program. — This new regulation introduces additional requirements and potential costs for rental property owners. Terre Haute City Council
- Vigo County faces a potential increase of $1.3 million in project costs for a new radio communication system if a contract is not signed by the end of 2025. — Delay in signing the contract could lead to unconsented increased costs for county taxpayers. Vigo County Budget Hearing
Bottom line: Terre Haute and Vigo County are experiencing a mix of state-driven tax relief and local regulatory changes, with a focus on housing, infrastructure, and public safety funding.
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 Terre Haute, IN
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Landlord Ground Truth
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Avg Home Value
$95,690
Avg Monthly Rent
$998
1% Rule
✓ Passes
Landlord Friendly (IN)
★★★★★
⚖️
Balanced Market
— Terre Haute, IN metro
48
Days to pending
9.7%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Terre Haute
3 Colleges
10,648 Students
249 Off-Campus Renters
ZIP Codes in Terre Haute, IN
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View PlansFrequently Asked Questions About Terre Haute, IN
How do BRRRR numbers look in Terre Haute, IN?
Yes - BRRRR is a strong in Terre Haute, IN. The $96K home values and $998/mo rents anchor the refinance math.
Is Terre Haute, IN a smart market for rental property?
Terre Haute, IN clocks in at an investability rating of 3.4/5, with median home values near $96K and average rents around $998/mo. That combination puts it in the solid tier for investor interest.
Do properties in Terre Haute, IN satisfy the 1% rule?
With $998/mo rents against $96K home prices, Terre Haute, IN produces a ratio. That is reasonable proximity to the 1% threshold.
What is the typical rental rate in Terre Haute, IN?
Expect rents around $998/mo per month in Terre Haute, IN. With home values at $96K, the yield math works out to reasonable levels for rental investors.
What is the typical home price in Terre Haute, IN?
The median home value in Terre Haute, IN is roughly $96K. That puts it reasonable relative to the IN statewide average.
Community Ratings
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