c.1900 Two Bedroom Affordable Indiana Home For Sale Under $59K

Pros of Living in Anderson

• Exceptional Affordability: Anderson remains one of the most budget-friendly cities in the region. The median home value is approximately $129,000 to $137,000, which is nearly 60% below the national average. Monthly expenses for a single person are estimated at around $2,100, making it a viable option for first-time buyers and retirees.

   

• Active Revitalization Efforts: The city is currently undergoing several major infrastructure projects. In early 2026, the mayor announced a $130 million investment into the water utility system and a multi-million dollar transformation of Athletic Park. The recent opening of Needler’s Fresh Market has also addressed long-standing food desert issues on the city’s west side.

   

• Outdoor and Cultural Amenities: Residents have access to Mounds State Park, known for its unique prehistoric earthworks and hiking trails. Additionally, Harrah’s Hoosier Park Racing & Casino provides a regional hub for entertainment and live music, while Anderson University adds a collegiate energy with its athletics and performing arts.

   

• Proximity to Indianapolis: Located on the I-69 corridor, Anderson allows for a relatively straightforward commute to the north side of Indianapolis (Fishers, Noblesville, and Carmel) for work or specialized shopping, typically taking about 40–50 minutes.

   

• Lower Taxes: Indiana generally boasts a lower tax burden than many neighboring states, and Anderson’s local profile ranks among the lower tax tiers within the state, helping to stretch the dollar further.

   

Cons of Living in Anderson

• Elevated Crime Rates: Like many post-industrial cities, Anderson struggles with crime statistics that often sit above the national average. Property crime and violent crime rates are frequent concerns for residents, though safety varies significantly by neighborhood.

   

• Economic Transition Pains: While the city added roughly 600 new jobs in 2025, the median household income remains around $45,000, which is notably lower than the state average. The local economy is still working to fully replace the high-paying manufacturing base lost decades ago.

   

• Aging Infrastructure and Housing: While there is historic charm, a significant portion of the housing stock is older. Prospective buyers often need to budget for substantial updates to HVAC, electrical systems, and roofs. Some neighborhoods still face issues with blighted properties and “slum landlords.”

   

• School District Performance: Anderson Community Schools generally perform lower on standardized testing and state rankings compared to the high-performing districts in nearby suburbs like Fishers or Geist. Many families look into private or charter options within the county.

   

• Limited High-End Retail/Dining: While basic needs are met locally, residents often find themselves driving 20–30 minutes south to Hamilton County for diverse dining scenes, upscale shopping malls, or specialized medical care.