Selling a house in Central Indiana? Count your competition, not the city

4% sounds rare. Fifty a year does not. Around 4% of Geist’s water-connected homes sell in a year: 89 in 2024, 86 in 2025. That’s still roughly one a week.

1. Count your own. Not the city, not the county. How many properties like yours sold in the last year? That tells you how long you might wait, and how many people are waiting with you.

• New construction: your competition includes the builder’s next phase. Count the lots still for sale.
• Older home: count homes of the same age and condition, not every house on the map.
• Acreage: few sales means few comps. Widen the time window and the radius before you trust any number.
• Condo or townhome: you compete with your own floor plan. Count the units like yours for sale in the building right now.

2. When leverage flips. At 3 days on market, a buyer negotiates like they’re in a burning building. At 40 days, they stroll around like it’s a garage sale. Somewhere between, the leverage flips.

At Geist, median days on market for waterfront dropped from 28 days in 2025 to 9 days in 2026.

3. Price and certainty. Yes, price always matters. You know it. The buyer knows it. But what about certainty?

4. Comps are the past. Comparable sales tell you what already happened. A seller competes with the listing that goes live next door this month. A buyer competes with the other buyers touring this weekend.

Count now, not last year.

Want to talk about your house together? nlamkin@c21scheetz.com

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