Hendricks County Landlord Guide: Indianapolis’ Western Engine, the Nation’s Second-Largest FedEx Hub, Motorsports, and One of Indiana’s Most Dynamic Rental Markets
Hendricks County has one of the most compelling growth stories of any Indiana county. Its population has grown from approximately 75,000 in 1990 to nearly 175,000 in 2020 — more than doubling in three decades — making it the second-fastest-growing county in Indiana and one of the fastest-growing suburban counties in the Midwest. That growth is not accidental: Hendricks County sits at the geographic intersection of Indianapolis’ westward suburban expansion and one of the most strategically significant logistics positions in the United States. Its communities of Plainfield, Avon, and Brownsburg are no longer the small agricultural towns they were a generation ago but substantial suburban cities with national brand employers, top-rated school systems, and housing demand that consistently outpaces supply. For landlords, Hendricks County represents one of Indiana’s strongest rental markets by occupancy, rent trajectory, and tenant quality.
Plainfield: The Logistics Capital
Plainfield is Hendricks County’s largest community and one of the most important logistics hubs in the United States. Its position immediately adjacent to Indianapolis International Airport — itself one of the top cargo airports in North America — and the nation’s second-largest FedEx air hub has made the Plainfield corridor one of the most sought-after locations for distribution center development in the country. Amazon, FedEx, UPS, Walmart, and dozens of other major logistics and e-commerce companies operate distribution facilities along the I-70/US-40 corridor through Plainfield and adjacent areas.
The scale of logistics employment along this corridor is substantial. Distribution centers, fulfillment operations, and freight handling facilities collectively employ thousands of workers at a range of wage levels from entry-level warehouse associates to logistics managers and engineers. This workforce creates genuine, broad-based rental demand in Plainfield and throughout the county. Workers at logistics facilities tend to rent rather than own — particularly at the entry and mid-level tiers — and the consistency of operations (distribution centers run 24/7/365) creates stable, year-round employment that supports rent payment reliability.
Motorsports: Brownsburg’s Racing Economy
Brownsburg has established itself as one of the premier motorsports communities in the United States, earning the nickname “The Racing Capital of the World” among drag racing enthusiasts. Major NHRA racing teams including John Force Racing and Don Schumacher Racing are headquartered in Brownsburg, and dozens of racing-related businesses — engine builders, fabricators, parts suppliers, transport companies, and hospitality operations — have clustered in the community to be near these anchor organizations. The motorsports industry creates a specialized, high-skill employment base of engineers, machinists, and racing professionals who earn strong incomes and represent quality rental tenants.
Brownsburg’s proximity to both the racing industry and the Indianapolis Motor Speedway (in neighboring Marion County) means the community attracts motorsports professionals who want to live close to their work. Race team employees often have variable schedules tied to race seasons, which may mean some prefer month-to-month or short-term leases — a consideration for landlords establishing lease terms in this market.
Avon: Healthcare, Schools, and Suburban Growth
Avon has grown from a small community into a substantial suburb of approximately 20,000 residents, driven by its highly rated school system, healthcare facilities, and position as a bedroom community for Indianapolis professional employment. Healthcare and life sciences are significant employment sectors, with the Hendricks Regional Health system and its affiliates providing anchored medical employment. Avon’s school system is among the most sought-after in the Indianapolis western suburbs, making the community particularly attractive to families with school-age children — a demographic that frequently rents before transitioning to homeownership.
The Rental Market: Strong Demand, Competitive Supply
Hendricks County’s rental market is one of the tightest in Indiana by vacancy rate, reflecting the sustained population growth that has outpaced housing supply construction. Rents have risen meaningfully over the past decade as demand has consistently exceeded available inventory. New apartment and townhome development has added supply, but absorption has been rapid. Landlords with well-maintained properties in Avon, Brownsburg, and Plainfield operate with structural advantages: a growing pool of qualified tenants and limited competition from equivalent-quality alternatives.
The county’s economic diversity — logistics workers, motorsports professionals, healthcare employees, life sciences workers, and Indianapolis commuters all present in the market — provides a buffer against any single sector’s downturn. This diversification distinguishes Hendricks County from markets that are heavily dependent on a single large employer.
Hendricks Circuit and Superior Court
Hendricks County has a substantial court system reflecting its population: a Circuit Court and five Superior Courts, plus Town Courts in Avon, Brownsburg, and Plainfield. The Circuit Court is located at 51 W. Main Street, Suite 104, Danville, IN 46122, phone (317) 745-9231. Court hours are Monday through Friday, 8:00am to 4:00pm. Evictions in Hendricks County are generally filed in the Superior Courts, which have jurisdiction over landlord-tenant matters. The Superior Courts are also located in Danville at the county courthouse complex. Landlords should verify the appropriate court for their specific eviction with the Clerk’s office; the Town Courts in Avon, Brownsburg, and Plainfield handle some landlord-tenant matters within their jurisdictions as well. The eviction process follows Indiana’s standard IC 32-31 framework. A 10-day notice to pay or quit must be properly served with no grace period. An uncontested eviction from notice through Writ of Assistance typically resolves in 30 to 60 days.
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