$380,793Average Value$139Average Price per Sq Ft15Homes For Sale
A historic neighborhood in a unique Indy setting
Tucked amid one of the most unique topographic landscapes in Indianapolis, Brendonwood features homes that match the natural splendor of their surroundings. Set along the hills and ridges on the banks of Fall Creek, Brendonwood features three distinct areas rolled into one neighborhood: Brendonwood Common, Brendonridge and Brookhaven. Brendonwood Common, a gated community with 113 homes and a 9-hole golf course spread across its wooded 350 acres, is on the National Register of Historic Places due to its architectural significance.
From ranches to one-of-a-kind estates
Brendonwood Common was developed in 1917 as part of the nationwide City Beautiful movement – an idealistic creation of green neighborhoods decades before such a term would ever be used. Its estate-like homes are all unique, with an array of Colonial Revival, Tudor Revival and some of Indy’s only surviving Art Deco homes in the mix. Recent sales range from $835,000-1.67 million, though the subdivision has a low turnover rate. On the south side of 56th Street, Brendonridge and Brookhaven have identities all their own. Condos are common in Brendonridge, where the land was formerly part of the historic Laurel Hall estate. The condos range from $169,000-293,000. There are also a mix of ranches and Colonial Revivals ranging from $240,000-515,000. Brookhaven primarily features ranches ranging from $175,000-452,000.
Ranch homes line the streets of the Brendonwood neighborhood.
New traditional-style homes can be found within some parts of Brendonwood.
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Cathedral High a neighborhood landmark
Cathedral High School is one of the neighborhood’s most prominent landmarks. Earning an A-plus rating on Niche, Cathedral is also the top-rated high school for athletes in the state. The Fighting Irish boast powerhouse programs in football, boys basketball, boys and girls volleyball, girls track and field, and girls lacrosse. Public school students south of 56th St. And west of David St. are zoned for Indianapolis Public Schools. They would attend K-6 Robert Lee Frost School 106, which has a C-minus rating, before moving on to C-minus rated Arlington Middle School. Purdue Polytechnic North, which has a B-rating, is the nearest IPS high school. Students north of 56th St. and east of David St. are zoned for Lawrence Township schools. Elementary students attend K-6 Skiles Test Elementary, which has a C-plus rating. They move on to C-rated Belzer Middle School before attending B-rated Lawrence Central High.
Cathedral High School is located in Indianapolis.
Cathedral is also the top-rated high school for athletes in the state.
Robert Lee Frost School is loved by the community.
Lawrence Central High School serves Brendonwood's northern most students.
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Fort Harrison State Park reachable by car or bike
Brendonwood Common has a residents-only golf course, tennis court, swimming pool and community house. A pair of parks, and the 7-mile Fall Creek Trail, are just minutes from the neighborhood. Skiles Test Nature Park, bequeathed to the city upon the passing of eccentric millionaire Skiles Test in the 1960s, is an 80-acre wooded site with paved trails. Fort Harrison State Park, site of a former Army base, features six trails of at least one mile in the largest forested area in Marion County. Fall Creek Trail, which runs along the opposite bank of the creek from Brendonwood, stretches from Fort Harrison State Park to the Indiana Central Canal on Indy's Near Northwestside.
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Shopping and dining are outside neighborhood
There are no commercial businesses in Brendonwood. A Walmart Neighborhood Market adjacent to the neighborhood at 56th St. and Fall Creek is the nearest grocery store. Lincoln Square Pancake House is a Central Indiana favorite, with its 56th St. location being one of 11 in the region. La Cantina Mexican Grill is another popular restaurant right next to the neighborhood.
Transportation options limited
"There’s not a lot of foot traffic,” says Mariah Arkins, office administrator at All Souls Unitarian Church in Brendonwood. No public transportation routes run through the neighborhood, which carries a 7/100 walk score and 27/100 bike score. There are bike lanes along 56th St., but elsewhere automobiles are a necessity.
A church welcoming all, plus high school football in the fall
All Souls Church moved to its current location from the Old Northside in 1959 and has played a proactive role in Brendonwood -- and Indianapolis as a whole – ever since. “It’s very important to us to be part of the community,” Arkins says. The Brendonridge and Brendonshire subdivision homeowners' associations each hold their monthly meetings at the church, which hosts several weekly events open to the general public like yoga classes and poetry readings. Befitting the neighborhood’s original intent, the church pledges to be carbon neutral by 2040. On Friday nights in the fall, Cathedral High football games can be a big draw. The Fighting Irish, who have appeared in 18 state championship games, play off-campus at the Arlington Middle School football field.
Cathedral High's footaball field is a major draw in the fall.
Lawrence Central High School football also draws a crowd in the fall.
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Fall Creek carries flood history
The elevation in Brendonwood Common is nearly 100 feet higher than the city’s mean elevation. That also means water flows down towards Fall Creek after storms. Lower-lying parts of the neighborhood near Fall Creek experienced serious flooding in 2003 and 2013.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Brendonwood, Indianapolis sell after 54 days on the market compared to the national average of 52 days. The median sale price for homes in Brendonwood, Indianapolis over the last 12 months is $278,000, down 2% from the median home sale price over the previous 12 months.
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