DeFelice Digest
Field notes for first-time buyers.
Current archive
17 posts. Market reads, first-home notes, and the questions that come up before showings.
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First-time buyer guide
Property Taxes and the Homestead Deduction in Indianapolis
File the Indiana homestead deduction by January 15 after you close. See the 2026 Marion County rate, the 1% cap and a worked bill on a $320,000 home.
First-time buyer guide
How an FHA Loan Works for First-Time Buyers in Indianapolis
I read HUD's own rules so you can skip the guesswork. The 2026 Marion County FHA loan limit, 3.5% down, mortgage insurance, the property standards and how FHA compares with a 3% conventional loan.
First-time buyer guide
Closing Costs for First-Time Buyers in Indianapolis
Closing costs run 2% to 5% of the price. See each line, who pays it, what Indiana charges and how a seller credit or IHCDA can cover part of it.
First-time buyer guide
Indianapolis Down Payment Help Beyond IHCDA Programs
I checked INHP, Habitat for Humanity and FHLBank Indianapolis on their own sites. See which down payment programs are open in 2026, the income limits and what to ask before you apply.
First-time buyer guide
What a Starter Home Costs in Indianapolis, Area by Area
Zillow's September 2026 values for the lowest third of homes in Indianapolis neighborhoods and nearby ZIP codes, with the monthly payment on each at 5% down and 7.18%.
First-time buyer guide
How Much Income Do You Need to Buy a House in Indianapolis?
Zillow puts the income needed for a typical Indianapolis home at $81,558 with 20% down. Here is the math at 5% down, 7.18% and a 28% payment rule, with every assumption shown.
First-time buyer guide
IHCDA First Step vs Next Home: Which One Fits You?
I read IHCDA's own program guide so you can skip the guesswork. First Step, Next Home and Step Down compared: assistance amount, repayment, who qualifies and how to apply.
First-time buyer guide
What Can a First-Time Buyer Ask For in Indianapolis Right Now?
Indianapolis has more homes for sale and a slower pace. Here is what a first-time buyer can reasonably ask the seller for, and what to keep in the contract.
First-time buyer guide
How to Choose a First-Time Buyer Realtor in Indianapolis
A calm, practical guide to choosing a first-time buyer realtor in Indianapolis: how to verify a license, what to ask, and what a buyer agreement should say.
First-time buyer guide
How Much Down Payment Do You Really Need to Buy Your First Home in Indiana?
Think you need 20% down to buy your first home in Indiana? Most buyers don't. Here's what you actually need and what costs people forget.
Neighborhoods
Where First-Time Buyers Actually Look in Indianapolis
Not a ranked list. What each part of the metro is actually like to live in, and what you trade to be there.
First-time buyer guide
What to Actually Look For at Your First Showing
Staging works. That is the point of it. Here is how I walk buyers through a house, in the order I do it, and why the basement gets more time than the kitchen.
Market read
Is 2026 a Good Time to Buy a House in Indianapolis?
Yes, but it all depends on your circumstances.
First-time buyer guide
Needs vs. Wants: How to Sort Your First-Home List
One question sorts almost any list: if this house were perfect in every other way, would this alone make me say no?
First-time buyer guide
Renting vs. Buying in Indianapolis: An Honest Comparison
Renting is not throwing money away and buying is not automatically smart. Here is the honest comparison, and how I decided on my own first house.
First-time buyer guide
Pre-Approval Is Not A Budget
Getting pre-approved does not mean you should spend that full amount. Learn how Indianapolis first-time buyers should think about budget and monthly comfort.
First-time buyer guide
First-Time Home Buyer in Indianapolis: Where do I start?
Most first-time buyers in Indianapolis don't need showings first. They need a plan. Here's where to start before touring homes or getting overwhelmed by Zillow.