The story of this market
The typical home in ZIP 47946 sells for about $185,000, or $112 per square foot.
Prices are up +2.8% from a year ago, so sellers still have some momentum. Homes take about 84 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $953 a month.
ZIP 47946 — Francesville
The housing market in 47946 remains stable with low inventory and modest price appreciation. Activity is driven by local demand for affordable single-family homes, though limited supply keeps sales volume low.
This ZIP is best suited for families and individuals seeking an affordable, quiet, rural lifestyle who are comfortable with a car-dependent commute to regional employment centers.
Median prices moved up 2.8% year over year.
Homes spend a median of 84 days on market with 4.2 months of supply — a balanced-paced market.
15% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 1.8% · poverty 13.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 47946, Pulaski County IN
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in Francesville are generally low, consistent with rural Pulaski County trends and significantly below state and national averages.
The area is served by the West Central School Corporation, which maintains a small-town educational environment with moderate performance ratings.
The region is primarily at risk for wind and severe thunderstorm events; flood risk is generally low but varies by specific parcel proximity to local drainage basins.
Economic momentum is driven by regional agriculture and small-scale manufacturing, with limited new large-scale infrastructure development currently underway.
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.
Commuting is primarily car-dependent, with residents traveling to nearby regional employment hubs like Winamac or Lafayette via state highways.
Local recreation is centered on outdoor activities, including access to the Tippecanoe River for fishing and boating, and small community parks within Francesville.
The rental market is limited in depth, consisting mostly of single-family homes with low turnover and minimal short-term rental presence.
The local economy is heavily anchored by the agricultural sector, with supporting small businesses and light manufacturing providing the primary employment base.
Transportation is exclusively highway-based, with US-421 serving as the primary corridor for regional connectivity.
There are no major large-scale commercial or residential developments currently approved or under construction within the ZIP code.
The Pulaski County Assessor manages property valuations, utilizing a mass appraisal system consistent with Indiana state guidelines.
Parcels are subject to West Central School Corporation taxes and local county-level service districts.
Property insurance premiums are stable, reflecting the low-hazard, rural nature of the geography.
Data retrieved from data.census.gov ZCTA 47946 profile.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Indiana Beach Amusement & Water Park4.114.1 mi
- Indiana Beach4.214.4 mi
- Shadyhill Speedway4.49.4 mi
- Madam Carroll4.718.5 mi
- Hoosier Valley Railroad Museum4.617.7 mi
- Northern Indiana Power From the Past4.715.6 mi
- Tippecanoe Country Club4.512.9 mi
- Moss Creek Golf Course & Banquet Center4.611.8 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Community park providing local green space and playground facilities.
Regional waterway used for recreational fishing and kayaking.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.