Living in Carmel and Fishers, Indiana, is an experience many people dream about. These two cities, nestled on the north side of Indianapolis, have grown into thriving, bustling communities known for their quality of life, excellent amenities, and vibrant neighborhoods. But if you’re considering a move or simply watching the real estate market, you might have noticed something curious: it often feels like Carmel and Fishers are getting smaller. Is that really the case? Are these cities shrinking? Or is this feeling just an illusion?
As someone deeply familiar with the Indianapolis metro area and its evolving landscape, I want to unpack this phenomenon and explain why Carmel and Fishers might feel smaller, even though they are still growing. We’ll explore the geography, population trends, housing market dynamics, and the rapid expansion of neighboring cities like Westfield, s, and Zionsville. By the end, you’ll have a clearer picture of what’s really happening and what it means if you’re living in or moving to this part of Indiana.
Table of Contents
- Understanding the Geography of Carmel and Fishers
- Population Growth Trends of Carmel and Fishers
- How Neighboring Cities Are Changing the Perception
- New Construction and Housing Inventory in Carmel and Fishers
- Why Westfield and Noblesville Are Expanding Faster
- The Impact on Real Estate Prices in Carmel and Fishers
- What the Future Holds for Carmel and Fishers
- Summary: Why Carmel and Fishers Feel Smaller but Aren't
- FAQs About Living In Carmel And Fishers Indiana
- Final Thoughts
Understanding the Geography of Carmel and Fishers
First, let’s get oriented with the geography because location plays a huge role in how these cities feel and grow. Carmel is situated on the north side of Indianapolis, bordered by several other growing communities. Fishers lies just to the east of Carmel, and both cities are surrounded by a patchwork of other suburbs and towns that are rapidly evolving.
One of the reasons Carmel might feel smaller is because it is essentially boxed in. To the south, it borders Indianapolis, the state capital and largest city in Indiana. To the west, you’ll find Zionsville and Whitestown, both of which are expanding and crowding the area near Zionsville. The northern boundary of Carmel is generally 146th Street, beyond which lies Westfield, a city that is growing rapidly and pushing its borders further north.
On the eastern edge of Carmel, you hit Noblesville after crossing the White River, and then further east is Fishers. Fishers is similarly surrounded by other growing cities and natural features. To the south, it borders Indianapolis, and just north of that is Geist Reservoir, a large body of water that limits expansion in some directions. Beyond Geist Reservoir are McCordsville and Fortville, both of which are also experiencing growth. To the northeast, Fishers borders Pendleton, another city on the rise.
Because both Carmel and Fishers are hemmed in by other municipalities and natural boundaries, their physical space to expand is limited compared to some of their neighbors. This geographic restriction is a key reason why these cities might feel smaller despite their continued growth.
Population Growth Trends of Carmel and Fishers
Population data tells an important story about how Carmel and Fishers have evolved over the years. Both cities saw explosive growth from the 1970s through the 1990s, transforming from relatively small towns into vibrant suburban cities.
Take Carmel, for example. In 1970, it was a very small community, but by 1990, it had experienced significant growth. However, as we move closer to the present day, the growth rate has slowed considerably. By 2020, Carmel’s population growth was tapering off, and estimates in 2021 showed it growing at just under 1% per year. Today, Carmel’s population is over 100,000 people, roughly around 103,000 to 104,000 residents.
Fishers, on the other hand, has seen even more dramatic growth in the past 20 years. It has grown by over 200%, close to 300%, and even approaching 400% at certain points. Still, like Carmel, Fishers’ growth rate has slowed around 2020. Its current estimated population is just shy of 106,000, which actually makes Fishers a bit larger than Carmel at this point.
This is a fascinating fact that many people don’t realize: Fishers has caught up to and surpassed Carmel in population size, and it’s likely to maintain and even widen that lead due to having more available land for expansion, especially to the east.
How Neighboring Cities Are Changing the Perception
When you compare Carmel and Fishers to their neighbors, the feeling that they’re getting smaller becomes clearer. Cities like Westfield and Noblesville are growing at much faster rates and have more land available for new development.
Westfield is a prime example. In 1990, its population was just over 3,000 people. I remember when I worked in the Indianapolis area back in the ‘90s, Westfield was still a small town, not even officially a city. But since then, it has exploded in growth, especially after 2000, and by 2020, it had grown 54%. Today, Westfield’s population is over 60,000 people, more than half the size of Carmel, and it’s still climbing rapidly.
Noblesville has also seen steady growth, though not as explosive as Westfield or Fishers. Its population reached nearly 70,000 by 2020 and is now pushing 80,000 as of mid-2024. Many people mistakenly think Noblesville is a small city, but it’s quite substantial and has ample room to continue growing.
Both Westfield and Noblesville have more available land to expand, which means they can accommodate more new homes and amenities. This growing availability contrasts with the limited space in Carmel and Fishers, making those two cities feel comparatively smaller.
New Construction and Housing Inventory in Carmel and Fishers
One of the driving forces behind the perception that Carmel and Fishers are getting smaller is the housing market—specifically, the availability of new construction homes. When people look to move to these cities, they often want to see a variety of options, especially new developments. However, Carmel and Fishers have fewer new construction opportunities compared to their neighbors.
Carmel tends to be the most expensive city on the north side of Indianapolis, with the exception of Zionsville, which can have higher average prices but is much smaller in size. Because Carmel is larger but has fewer new developments, the choices for new homes are scattered and limited. You’ll find small clusters of new construction, often custom homes or townhomes, rather than large subdivisions.
Some of these new construction spots in Carmel are very unique, such as custom homes on individual lots or small condo complexes. These tend to be high-end and expensive, which limits the number of people who can buy there. The scarcity of large-scale new subdivisions means fewer housing options overall.
Fishers shows a similar pattern. There are a few tiny new neighborhoods, some paired homes, and small pockets of new construction mostly scattered throughout the city. The majority of new development in Fishers is happening to the east, where the city has more room to grow. But even there, Fishers is running into natural and municipal boundaries like Fortville, McCordsville, and Hancock County, which limits long-term expansion.
Why Westfield and Noblesville Are Expanding Faster
Westfield and Noblesville’s ability to grow rapidly is tied directly to their geography and available land. Both cities have large swaths of undeveloped land ready for new subdivisions, retail centers, and community amenities.
Westfield, in particular, has new construction happening all over the city, pushing north toward Sheridan and Boone County. This gives Westfield the potential to reach 100,000 residents in the future, which is a huge jump from where it was just a couple of decades ago.
Noblesville also has plenty of room to expand to the north, northeast, west, and northwest, filling in spaces until it meets Westfield. This growth potential means Noblesville could also surpass 100,000 in population within the next couple of decades.
The Impact on Real Estate Prices in Carmel and Fishers
With all this growth happening around Carmel and Fishers, what does it mean for home prices? The limited housing inventory in Carmel and Fishers tends to push prices up, especially since these cities remain highly desirable places to live. If you already own property in either city, this scarcity can be great news for your home's value.
On the flip side, Westfield and Noblesville have more new construction options, which can moderate price increases because buyers have more choices, including building brand-new homes. This availability sometimes slows the price growth compared to Carmel and Fishers, where fewer new homes are hitting the market.
However, eventually, as Westfield and Noblesville fill in and their available land decreases, they too will experience similar supply constraints, potentially driving prices upward in those cities as well.
What the Future Holds for Carmel and Fishers
Over the next 10 to 20 years, it’s quite possible that Westfield and Noblesville will surpass Carmel and Fishers in size simply because they have more room to grow. That shift will change the dynamics of the north side of Indianapolis, but it won’t diminish the appeal of Carmel and Fishers.
Both cities have a strong geographic advantage, being closer to Indianapolis, which is a significant draw for many residents. That proximity helps keep demand high and will likely maintain higher property values relative to some neighboring cities.
In terms of new housing, the options in Carmel and Fishers will likely continue to shrink, with any new developments being small-scale infill projects or custom homes on limited lots. Large subdivisions with hundreds of homes will become increasingly rare.
For those considering moving to the area, it’s important to recognize these trends. While Carmel and Fishers remain excellent places to live with great amenities and community spirit, the market dynamics are shifting. Neighboring cities like Westfield and Noblesville offer more choices and room to grow, which can influence where new residents decide to settle.
Summary: Why Carmel and Fishers Feel Smaller but Aren't
- Geographic constraints: Both cities are surrounded by other growing municipalities and natural features, limiting physical expansion.
- Slowing population growth: While still growing, Carmel and Fishers have slowed compared to their explosive growth in past decades.
- Rapid growth of neighbors: Westfield and Noblesville are expanding quickly with more available land.
- Limited new construction: New housing options in Carmel and Fishers are scattered and limited, increasing the perception of scarcity.
- Impact on prices: Scarcity tends to push prices up in Carmel and Fishers, while more choices moderate prices in neighboring cities.
- Future outlook: Westfield and Noblesville may surpass Carmel and Fishers in population, but all four cities will remain desirable places to live.
FAQs About Living In Carmel And Fishers Indiana
Are Carmel and Fishers actually shrinking?
No. Both cities continue to grow in population, but their growth rates have slowed compared to previous decades. The feeling that they are getting smaller comes from the rapid growth of surrounding cities and limited new housing options within their borders.
Why does Carmel Indiana feel smaller than it used to?
Carmel is geographically constrained by neighboring towns and natural boundaries, which limits new development. Additionally, the explosive growth of nearby cities like Westfield and Noblesville makes Carmel feel relatively smaller in comparison.
Is Fishers bigger than Carmel now?
Yes, current estimates show Fishers has a slightly larger population than Carmel and is expected to maintain and possibly widen that lead due to more available land for growth.
Where is the most affordable place to live on the north side of Indianapolis?
While Carmel is generally the most expensive, neighboring cities like Westfield and Noblesville offer more affordable and newer housing options due to their larger available land and ongoing development.
What is the outlook for housing availability in Carmel and Fishers?
Housing availability, especially new construction, is limited in Carmel and Fishers. Most new developments will be small-scale or custom homes. Larger subdivisions are unlikely due to limited space.
Will Westfield and Noblesville eventually surpass Carmel and Fishers in population?
It’s quite possible within the next 10 to 20 years, given their rapid growth and more available land. However, Carmel and Fishers will remain desirable and maintain strong property values.
How does proximity to Indianapolis affect these cities?
Carmel and Fishers have a geographic advantage being closer to Indianapolis, which appeals to many people who commute or want easy access to city amenities. This proximity supports higher demand and property values.
Final Thoughts
Living in Carmel and Fishers, Indiana, offers a wonderful suburban lifestyle with excellent schools, parks, shopping, and community events. While they might feel smaller today compared to their neighbors, it’s important to remember that both cities are still vibrant and growing. Their limited physical space and slower growth rates relative to Westfield and Noblesville create a unique dynamic that shapes the housing market and community feel.
If you’re considering a move to the north side of Indianapolis, understanding these nuances can help you make a more informed decision. Whether you prioritize established neighborhoods and proximity to the city or want more new construction and room to grow, there’s a place for you in this thriving region.
For anyone interested in learning more or exploring housing options in Carmel, Fishers, and the surrounding areas, I’m here to help. Feel free to reach out with any questions or for guidance on making the move to this fantastic part of Indiana.
