Noblesville’s median sold price of $350,000 pencils out to a $2,350 monthly payment with 3.5% down on an FHA loan at today’s 6.75% rate. That assumes the average 0.80% property-tax rate and a $90/month HOA—common in newer sections of Sagamore. Move 3 miles east into the Estates of Eagle Creek, and you’ll find comparably sized homes for $325,000 but with $50 lower taxes and no HOA, trimming $70 off the payment.

Appreciation is steady: Realtor.com projects 5.1% growth for 2024, half of 2021’s frenzy, giving buyers breathing room to negotiate closing-cost credits. New construction accounts for 38% of listings, and builders such as D.R. Horton and Fischer Homes are offering up to 4% in incentives—stackable with NMHL’s 0.5-point rate-buydown coupon extended to buyers who pre-approve by July 31.

• Median list-to-close: 29 days (10 days faster than 2022)
• Share of conventional loans: 57%, FHA 31%, VA 9%
• Share of purchases with down-payment assistance: 42%, up from 28% last year

Downtown Riverfront | $280k-$450k | Walk to boutiques, Morse Reservoir views, and the new Riverwalk Plaza. FHA-friendly condos with 3% HOA dues qualify for NMHL’s Spot-Condo waiver that speeds approval to 15 days.

North Harbour | $350k-$550k | Lakefront custom builds, top Noblesville Schools, and private docks. We use jumbo 5% down here up to $715k—critical because many homes top the $548,250 conforming limit in Hamilton County.

Summit Farms | $240k-$320k | 1990s subdivisions with mature trees, no HOA, and 20% lower taxes. Perfect for USDA zero-down if you buy north of 206th Street, or NMHL’s Fresh-Start 600-score program.

Logan Village | $220k-$290k | Starter-home pocket minutes from Nickel Plate Amphitheater. Hamilton County’s Community Land Trust sells below-market, and NMHL pairs those resale-restricted homes with IN-Mortgage Next Home grants for a combined $14,000 in assistance.

Westfield Junction | $400k-$650k | New urbanism, commuter rail access, and ADU-friendly zoning. Use our Investor-Edge DSCR loan to count future ADU rent even if your W-2 income is light.

First-time buyers make up 41% of NMHL’s Noblesville pipeline, and three local programs consistently close on time with our loans:

1. Hamilton County First-Place

• 3% of price, max $12,500, 0% interest, forgivable after 60 months
• Can be layered with FHA, VA, USDA, or conventional
• Credit score 640+ and income under $103,900 for a 2-person household

2. Indiana Housing & Community Development Authority (IHCDA) Next Home 4.0

• $6,000 or 3.5% of price—whichever is less
• Must use IHCDA’s 30-year fixed rate, currently 6.375% (⅜ point below market)
• Repayable only if you refinance or sell within 9 years

3. Hamilton County Community Foundation Down-Payment Grant

• Up to $7,500 for essential workers (teachers, firefighters, nurses)
• Buy anywhere in Noblesville city limits; no purchase-price cap
• Requires $500 borrower cash investment

NMHL’s grant desk combines and sequences these layers so you can walk into a $350,000 home with:

• 3.5% down ($12,250) paid by First-Place
• $6,000 closing costs paid by Next Home
• $7,500 additional if you qualify as an essential worker

Net out-of-pocket: $500, plus appraisal and inspection.

Between the Indy music scene, motorsport suppliers along State Route 37, and the growing film production at Noblesville’s Federal Hill Commons, 28% of our applicants here earn 1099 income. Traditional underwriting that averages two years of tax returns often chops 15–20% off qualifying income after write-offs. NMHL’s Bank-Statement Plus solves that:

• Use 12 or 24 months of business or personal statements
• Qualify with deposits minus a 25% expense factor instead of tax-return deductions
• Loan amounts to $1.5 million with 10% down on purchase
• Credit scores accepted to 620; 660+ gets the best rate tier

Recent closing: A touring guitarist bought a $425,000 modern farmhouse in Forest Park. Tax returns showed $62,000 net income; bank statements showed $102,000 in deposits. With 24 months of statements, NMHL qualified him at $76,500, pushing his debt-to-income to 44% and securing a 7% rate—no PMI required because we layered a 10% second lien.

Need an even faster close? Our 1099-Only Express allows a CPA letter stating expenses and requires only six months of statements. Turnaround from application to underwriting clearance: 48 hours.

Hamilton County has one of the highest percentages of post-9/11 veterans in Indiana, and Noblesville’s American Legion Post 45 hosts one of the state’s largest Veterans Administration outreach clinics. If you’re separating from Camp Atterbury or retiring out of Grissom Air Reserve, NMHL’s VA loan center can fund in 18 days average.

VA $0-Down Highlights for Noblesville

• No loan limit with full entitlement; we regularly close $700k+ on lakefront homes
• 580 minimum credit score—industry low
• Up to 4% seller concessions cover every fee, even the VA funding fee
• Reduce the 2024 funding fee from 2.15% to 1.5% by putting 5% down—worth it on high-balance loans

Special Programs:
VA IRRRL Streamline—If you already used a VA loan elsewhere, drop your rate without appraisal or income docs. We closed one last month for a Navy CTI who trimmed 1.25% and saves $310/mo on his Kingston Heights townhouse.

VA Renovation—Finance purchase plus up to $50k in upgrades. Perfect for the 1950s ranches near Potter’s Bridge that need energy-efficient windows and HVAC.

Disability Exemption—Veterans with 10%+ service-connected disability are exempt from the funding fee. Combine that with IHCDA’s $6,000 Next Home grant and you can buy with essentially zero cash.

Credit scores under 620 are common after medical collections or divorce. Noblesville’s relative affordability means you can still own sooner than you think. Our Fresh-Start tiers:

580–619: FHA 3.5% down, 7% rate today. We allow non-traditional credit—utility, rent, Netflix history—if your file is thin. Recent client: 593 score, $8,000 collections, approved for $265,000 in Fox Prairie with Hamilton County grant covering the down payment.

550–579: FHA 10% down or VA 0% down at 7.25%. We can gift the 10% from family or secure a 5% down-payment assistance second lien from Hamilton County Development Fund.

Below 550: We outline a 90-day rapid-rescore plan: pay two credit cards under 30%, add a secured installment, and dispute old medical collections. Average score jump: 47 points. Then we lock your pre-approval and honor the same rate for 90 days while you shop.

Every pre-approval includes a free NMHL credit coach. Noblesville borrowers who follow the plan close, on average, 5.2 months after the first call—often before their lease expires.