Pendleton is a city of around 5,000 people that packs plenty of notable sights into its small size. It is is one of the closest northern suburbs to Indianapolis and is one of the biggest towns between the metro and Anderson township. The city has a storied past, enough that the entire city has been designated in the National Register of Historic Places. Though it was originally settled in 1820, it gained traction in the early 1900s when several glass and tile manufacturing facilities set up shop. Today, one of the city’s main industries are the multiple large prison complexes on the outskirts of town. Despite the prisons’ presence, most locals consider the area safe and love the community for its historic park, scenic downtown district, and community events. “It’s like the modern Mayberry from the Andy Griffith Show,” says Heather Upton, who lives in Pendleton and is CEO of The Real Estate Pros of Keller Williams in Indianapolis. “Downtown Pendleton is just what anyone would imagine as small-town USA. You still have the small community vibe and the historic buildings and that whole old-timey vibe. And we have a parade for everything.”
The Pendleton Historic District
In 1991, Pendleton became the second city in Indiana to be entered into the National Register of Historic Places. While the entire city is considered historic, the Pendleton Historic District mainly refers to the spread of 19th-century businesses on State Street and Pendleton Avenue, next to Fall Creek Park. The businesses in this area are known for their Federal, Greek Revival, and American Craftsman styles that have been largely unchanged since the 1800s. These historic buildings are home to the Pendleton Historical Museum and some beloved modern businesses, like Quack Daddy Donuts and The Bank restaurant. The Bank is where locals and visitors can sample an Indianapolis culinary staple – the pork tenderloin sandwich. During major holidays, Historic District businesses go all out, whether it is decorating for Christmas in Pendleton during the second weekend in November or shutting down the entire block of Broadway Street for thousands of children to trick or treat on Halloween.
Falls Park is the “jewel of the area”
Falls Park began as a public dump in the 1920s, but a century of community investment has led to it becoming the “jewel of the area,” according to the city’s parks department. The park includes 20 acres of protected local wetland, a public pool and waterpark, trails, playgrounds and the Pendleton Sports Complex. The park is maintained by the city and by volunteers from the Lion’s Club of Pendleton, Pendleton Kiwanis and local Boy Scout troops. Falls Park is also the site of several major community events. Two annual highlights are the Pendleton Fall Creek Fall Festival, where dozens of vendors sell crafts and antiques in an outdoor market, and Fourth at the Falls, an Independence Day celebration with a food truck and beer garden, live music and, of course, a fireworks display.
New development meets Pendleton’s historic stock
Most housing in Pendleton is concentrated on the eastern side of Falls Creek. Despite Pendleton’s status as a historic city, in the past 20 years, there has been a boom in planned subdivisions with newly built, modern construction. The Carrick Glen Subdivision and the Huntzinger Farms Subdivision are two of the new communities that are within walking distance of the downtown area. Closer to the Historic District, houses built as recently as 2023 rest on the same streets as historic residences from the 19th century. These newer homes still must follow style and material guidelines to match the older properties in the city. “The planning commission is really taking control of the growth and trying to do it in a fashion where homes that are being built, there’s this great sense of integrity,” Upton says. “If you’re going to live here, we want it to fit in and have quality. We maintain standards in our real estate.” In planned subdivisions, prices range between $300,000 to $400,000. A historic home in Pendleton will range between $200,000 for a 1,500-square-foot 19th-century property to $500,000 for a residence built in the same year that is double the size.
Headquarters for South Madison Community School Corporation
Pendleton is zoned within the South Madison Community School Corporation, which also serves the smaller towns of Ingalls and Markleeville and the rural Adams, Green and Fall Creek Townships. The district has a B-plus score on Niche. The school division’s headquarters are in the city, and one of the district’s three elementary schools and the district’s only middle school and high school are in Pendleton. The high school’s annual homecoming is a city-wide celebration, with many major streets shut down for the occasion.
Interstate access for Indianapolis commuters
Interstate 69 and U.S. Highway 36 both run through Pendleton and connect directly to Indianapolis, which is about 35 miles away. While the IndyGo bus system serves the city of Indianapolis, the transit system does not reach Pendleton, so locals rely on their own cars for travel. Thanks to the city’s many sidewalks and streetlamps, “You can walk from one end of the town to the other,” Upton says. For long-distance travel, there are multiple airports in the area. Anderson Muni Airport and the Indianapolis Regional Airport are within 15 miles of Pendleton and mainly serve private aircraft. The larger Indianapolis International Airport is about 50 miles away.
Area considerations
Pendleton is the site of three maximum security men’s prisons — Pendleton Correctional Facility, Correctional Industrial Facility and Pendleton Juvenile Correctional Facility. All these facilities are located away from residential areas, just outside the official city boundaries. According to FBI data, Pendleton's reported property and violent crime rates are below national and state figures.
Tim O’Connor is well known in the Indianapolis real estate market for his success in real estate sales over the past 43years. Tim’s sales volume has consistently been in the top 1% for all agents in the Indianapolis market. His career began with a B.S. degree in Business Administration from Indiana University, School of Business, majoring in Real Estate, as well as training as an appraiser, and obtaining his real estate broker’s license. This education and Tim’s years of experience have made him successful in real estate sales and well respected by his peers.
Tim’s expertise in the real estate market enables him to accurately evaluate comparable properties, the market conditions, and other relative factors to identify the right price whether you are selling or buying. He will ensure that all is done to enhance the marketing potential of his listed properties and will advise clients on any suggested repairs or updates to help market the properties in the least amount of time and maximize the net proceeds. Tim has a large network of reputable and dependable contractors who can complete repairs in a timely manner and at a fair price. In addition to residential sales, Tim also is active in commercial real estate and investment opportunities.
Tim’s career accomplishments include being a multi-million dollar producer in real estate sales for the past twenty-four years. Tim and his wife, Dede, have 2 sons, Michael and Sean, and a daughter, Colleen. Tim and his family have been longstanding active members of St. Matthew Catholic Church where Tim has been involved in numerous activities and committees over the years.
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