Elm Heights is one of Bloomington’s most architecturally distinct and sought-after neighborhoods. Located just south of Indiana University, it blends residential calm with walkable access to both campus and downtown. Developed primarily between the 1920s and 1950s, Elm Heights is lined with mature trees, stone sidewalks, and lovingly preserved homes in styles like Tudor Revival, Colonial, and Craftsman. Its proximity to Bryan Park, multiple schools, and the cultural assets of IU make it a favorite for university faculty, professionals, and families. The neighborhood is part of Bloomington’s official historic district, which helps maintain its charm and curb appeal.
But what truly sets Elm Heights apart is its immersive sense of place. Many homes are built from locally quarried limestone, echoing the grand buildings on IU’s nearby campus. Streets like Hawthorne Drive and Mitchell Street are shaded by towering oaks and maples, creating a cozy, canopy-covered feel that’s especially stunning in the fall. Residents here are as likely to bike downtown on the 7th Street bike corridor as they are to catch a concert at the IU Auditorium or an art exhibit at the Eskenazi Museum of Art—all just minutes away.
The neighborhood’s zoning and historic overlay also preserve its character by limiting teardowns and preserving the setbacks and scale that define its streetscape. It’s common to find original woodwork, arched doorways, and slate roofs in Elm Heights homes—features that are rare in new construction. And while the architecture speaks to an earlier era, the community is very much alive today: kids walking to Binford Elementary, grad students tending garden plots, neighbors chatting on porches during summer evenings.
Elm Heights isn’t just beautiful—it’s remarkably practical. With top-rated schools nearby and quick access to IU Health Bloomington Hospital via 2nd Street, it’s a neighborhood where people tend to stay once they arrive. For anyone considering buying a home in Bloomington, Elm Heights offers that rare combination of historical charm, walkability, and community connection that’s increasingly hard to find.'''
1. Neighborhood Snapshot
| Median Home Value (2025) | $470,000 |
| 1-Year Appreciation Rate | 6.4% |
| 5-Year Appreciation Rate | 31.2% |
| Average Rent (2BR) | $1,650/mo |
| Owner-Occupied Housing | 58% |
| Renter-Occupied Housing | 42% |
| Vacancy Rate | 6.2% |
| Dominant Home Type | Historic Single-Family Homes |
| Average Year Built | 1941 |
| Average Square Feet | 1,850 sq ft |
| Average Lot Size | 0.22 acres |
| Violent Crime Rate | 2.9 per 1,000 residents |
| Property Crime Rate | 19.7 per 1,000 residents |
| ZIP Code(s) | 47401 |
| Adjacent Neighborhoods | Bryan Park, Old Northeast, Indiana University Area |
| Best For | Faculty, families, historic home lovers |
| Zoned Schools | Rogers Elementary, Jackson Creek Middle, Bloomington South High |
| Walk Score | 74 (Very Walkable) |
| Transit Access | BT Routes 1, 5, and 6; 8 min to S.R. 37 |
| HOA? | No |
| New Construction Activity | Very limited |
| STR Friendliness | Medium (IU events attract seasonal interest) |
| Flood Risk | Low |
| Nearby Parks/Trails | Bryan Park, Woodlawn Field |
| Neighborhood Association | Elm Heights Neighborhood Association |
2. Home Values & Appreciation
With a median home value around $470,000, Elm Heights ranks among Bloomington’s top-tier neighborhoods. Homes here have seen consistent appreciation, with 31% growth over the past five years and a steady 6.4% rise in the last year alone. Inventory tends to be tight, with homes often passing between generations or being held long-term. Historic designation helps protect property values but limits new construction, which contributes to demand and price stability.
3. Rental Market
Elm Heights maintains a balanced owner-renter mix. Many homeowners rent out basements or accessory units, especially during IU event weekends. Duplexes and larger homes converted to multi-units offer consistent rental income, typically $1,200–$2,000 for 2–3BR units. Graduate students and visiting academics are common renters, and the proximity to campus allows for premium rent levels. Vacancy rates are relatively low due to strong, consistent demand.
4. Ownership vs Renting
Roughly 58% of homes in Elm Heights are owner-occupied, which is higher than the city average. However, the rental presence is still notable, especially among absentee landlords who maintain historic homes as long-term investments. Many owner-occupants are affiliated with IU, contributing to a stable, engaged community. The relatively low turnover and high pride of ownership distinguish Elm Heights from more transient parts of Bloomington.
5. Housing Stock & Architecture
Most homes in Elm Heights were built before 1950, giving the neighborhood a timeless, almost storybook feel. Architecture ranges from limestone-clad Tudors to Prairie-style homes and American Foursquares. Lot sizes are generous for an in-town location, and many homes retain original hardwood floors, built-ins, and fireplaces. Because of historic preservation guidelines, teardown-and-rebuild projects are rare. Homebuyers looking in Elm Heights typically value charm and character over modern layouts. While many homes have been updated, significant renovations usually adhere to architectural guidelines.
6. Who This Neighborhood Is Best For
Elm Heights is ideal for:
- Faculty and Professionals who want to walk to IU or downtown
- Families seeking access to strong public schools and safe, quiet streets
- Historic Home Enthusiasts who appreciate pre-war architecture
- Investors looking for well-maintained properties with long-term rental demand
7. Subsections Within Elm Heights
7.1. East Elm Heights (Near Jordan Avenue)
7.1.1. Overview
Bordering Indiana University, East Elm Heights has a denser feel, with a mix of historic duplexes and larger single-family homes often used as group rentals. This is the section of Elm Heights most influenced by campus culture, with higher student foot traffic and more visible rental activity. The streets are lively, especially during the academic year, and the character of the area is defined by a dynamic blend of tradition and turnover. Many properties here are divided into multiple rental units, though owner-occupied homes still exist, tucked behind stone walls and established landscaping.
7.1.2. Housing & Price Profile
Homes in East Elm Heights range from $380,000 to $450,000. These are often slightly smaller and situated on tighter lots compared to homes farther south. The architecture retains the district’s historic aesthetic—think limestone facades, slate roofs, and arched entryways—but interiors may have been modified over the years to accommodate renters. Investors are particularly drawn to this area due to the consistent demand from students and visiting faculty, with some homes rented out by the room. Price per square foot tends to be higher given the demand and proximity to campus. Properties in this subsection also see a higher turnover rate, which sometimes results in more visible wear but also opportunity for value-add investment.
7.1.3. Who Lives Here
The dominant demographic in East Elm Heights includes graduate students, young faculty members, and a sizeable share of undergraduate renters. Many of these residents are affiliated with IU and value being within walking distance of classes, labs, and university events. Despite the high renter concentration, there are still long-term residents and homeowners who appreciate the urban energy and convenience. This mixed population leads to a neighborhood that’s alive with activity, especially on weekends and during campus events.
7.1.4. Local Considerations
East Elm Heights scores high on walkability thanks to its direct access to IU, Kirkwood Avenue, and Bloomington’s downtown. It’s well-served by Bloomington Transit with frequent routes running along Jordan Avenue and Atwater. Residents enjoy easy access to small cafes, convenience stores, and IU cultural institutions like the Eskenazi Museum of Art and the IU Auditorium. However, parking can be a challenge, particularly on narrow streets with older infrastructure. Noise and foot traffic can also spike during the academic year, so those seeking a quiet residential feel might prefer farther south in Elm Heights.
7.2. Central Elm Heights (Historic Core)
7.2.1. Overview
Located around Atwater Avenue and centered between Woodlawn and Fess, this is the architectural heart of Elm Heights. Many homes here are protected under historic guidelines, and the sense of place is strong—stone walls, shade trees, and careful landscaping are the norm. This area is particularly photogenic, often featured in walking tours and city promotional materials. There’s a quiet dignity to Central Elm Heights that speaks to its long-term residents and the legacy of stewardship that keeps its streets and facades pristine.
7.2.2. Housing & Price Profile
Central Elm Heights is the most exclusive section of the neighborhood. Homes here typically range from $450,000 to $600,000, though standout properties can command significantly more depending on size, condition, and original architectural elements. Many of these homes sit on larger lots and have been meticulously maintained or restored, featuring original hardwood floors, custom millwork, stained-glass accents, and stone fireplaces. Additions and renovations are generally discreet and in keeping with the district’s historic guidelines, making modern amenities feel at home in aclassic context.
7.2.3. Who Lives Here
This section of Elm Heights is dominated by owner-occupants. Longtime residents include retired professors, established professionals, and families who prioritize architectural integrity and community cohesion. There is a strong sense of neighborhood identity, and many residents are involved in preservation efforts or the local neighborhood association. Social events like porch concerts, garden walks, and block parties are common in this area, enhancing its friendly and connected atmosphere.
7.2.4. Local Considerations
Central Elm Heights offers a peaceful atmosphere while remaining close to all the amenities of Bloomington’s core. Sidewalks and bike paths connect the area to campus and Bryan Park, making it ideal for commuting by foot or bike. While most streets are calm and tree-lined, some areas near Atwater can see more traffic. Home maintenance standards are generally high here, and newcomers should be prepared to comply with architectural guidelines when renovating. For buyers who value classic design, community pride, and stability, Central Elm Heights is hard to beat.
7.3. South Elm Heights (Bryan Park Edge)
7.3.1. Overview
Extending south toward Maxwell Lane and the northern edge of Bryan Park, this subsection is more family-oriented. It offers a softer transition from the historic core of Elm Heights into the more suburban feel of southeast Bloomington. Homes here are typically mid-century in style—ranch homes and split-levels built between the 1950s and 1970s dominate, offering a bit more space and privacy. The tree canopy remains strong, and sidewalks are common, adding to the area’s appeal for young families and retirees alike.
7.3.2. Housing & Price Profile
Homes in South Elm Heights typically sell between $375,000 and $475,000. These homes tend to be more modern in layout than their northern counterparts, often featuring attached garages, larger kitchens, and finished basements. While not as architecturally ornate, many homes in this subsection have been updated with energy-efficient systems, open-concept interiors, and backyard decks. Lot sizes are generous by in-town standards, providing plenty of space for gardening, play areas, or entertaining.
7.3.3. Who Lives Here
South Elm Heights attracts a mix of young families, mid-career professionals, and downsizing retirees. Many residents work at IU or local medical facilities and appreciate the ease of access to downtown while enjoying a more residential environment. The presence of single-level homes also makes this area appealing to older residents seeking to age in place. This part of the neighborhood tends to have more owner-occupancy and less seasonal turnover, lending a stable and welcoming feel.
7.3.4. Local Considerations
Bryan Park, one of Bloomington’s crown jewels, is a major draw for this area. It includes playgrounds, sports courts, walking paths, and a community pool, and hosts numerous events throughout the year. South Elm Heights offers excellent bike access along Allen Street and is within walking distance of grocery stores, schools, and local eateries. Traffic is lighter than closer to campus, and the atmosphere is quiet and relaxed. While homes may not have the ornate charm of northern Elm Heights, they deliver practicality, space, and value—especially for growing households. While home prices are high, the return on livability and stability is equally strong. For those who can afford it, Elm Heights offers one of the most complete lifestyle packages in Bloomington.