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City · 9,811 residents · Adams County, Indiana

Decatur , Indiana

In Decatur, a typical home is worth $142,800 and typical rent is $820 a month. Compared with all of Adams County, the typical home value is 20% lower, typical household income is 10% lower, and the share of households that own their home is 7 points lower.

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  • Typical home value

    $142,800

    20% below the county

    35% below Indiana

    • Decatur
    • Adams
    • Indiana

  • Typical rent

    $820a month

    About the same as the county

    23% below Indiana

    • Decatur
    • Adams
    • Indiana

  • Typical household income

    $58,646a year

    10% below the county

    18% below Indiana

    • Decatur
    • Adams
    • Indiana

  • Households that own their home

    77%

    7 points below the county

    6 points above Indiana

    • Decatur
    • Adams
    • Indiana

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$235,451
7.1% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Decatur is in Adams County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Adams County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Decatur apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Portland, the typical home value is $96,700: 32% less than in Decatur ($142,800).

  2. According to Zillow, in the 12 months to September 2026 the typical home value in Decatur rose 7.1%; in Indiana, it rose 2.9%.

  3. The typical home in Decatur is worth $142,800, 20% less than in Adams County as a whole ($178,400).

  4. 12% of households in Decatur have no internet at home (19% in Adams County).

  5. 77% of households in Decatur own their home, against 83% in Adams County.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Decatur

What homes there are in Decatur, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses are the majority in Decatur (78%), but less so than in Adams County (83%).

Year built

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA limit for Adams County is high ($541,287): at least 100% of owner-occupied homes in Decatur are worth less than $500,000.

Monthly rent with utilities

With a mortgage

$1,114 a month

Adams County: $1,203 a month

Without a mortgage

$440 a month

Adams County: $473 a month

Owners with a mortgage

64%

Adams County: 62%

In Decatur, 64% of owners have a mortgage, and their typical cost is $1,114 a month, against $1,203 in Adams County. Without one it drops to $440.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Decatur rose 46% since 2015–2019, more than in Adams County (38%).

The typical rent in Decatur rose 33% since 2015–2019, about the same as in Adams County (34%).

While home values in Decatur changed +46% and rent +33%, the typical household income rose 30%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureDecaturAdams CountyIndianaUnited States
Rental vacancy Unreliable estimateUnreliable estimate5.6%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate3.7%1.8%3.4%
People per household 2.172.882.462.53
Drive alone 87%75%76%69%
Carpool Unreliable estimate13%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate4%2%3%
Work from home Unreliable estimate7%11%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Decatur has 2.17 people, fewer than in Adams County (2.88).

In Decatur, 87% of workers drive alone to work; in Adams County, 75%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Decatur?

A typical home is within reach of the typical income

We start with a typical home in Decatur, worth $142,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 24% of the typical household income in Decatur, which is $58,646 a year.

The calculator's FHA and conventional loan limits are those of all of Adams County.

Your numbers

Local data
$

Starts at the typical home value in Decatur. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $4,998 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,168

at 7.18% · 30 years

Loan amount
$140,214
Total interest
$201,734
Paid off in
November 2056

Includes $2,412 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,368 a month

    Your payment · 24%

  • Tight

    $1,368 to $1,759 a month

  • Hard

    more than $1,759 a month

Compared with the typical household income in Decatur ($58,646 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,168
Principal & interest$950
Property tax$95
Home insurance$60
FHA mortgage insurance (MIP)$63

You need at least $4,998 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Decatur and Adams County

Decatur is in Adams County, Indiana. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Decatur's own numbers

Typical home value
$142,800
Typical monthly rent
$820
Typical yearly household income
$58,646
Households that own their home
77%
Effective property tax rate
0.8%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Adams County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,014
Price change over 5 years (FHFA)
+64%
Homes in a high flood-risk zone
1.8%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Adams County.

Everything about Adams County

Buying

Buying a home in Decatur

A typical home in Decatur is worth $142,800: 20% below the county and 35% below Indiana. With the typical household income in Decatur ($58,646 a year), a typical home costs 2.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Decatur 2.4 years
  • Adams 2.7 years
  • Indiana 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Adams County

According to FHFA’s house price index, home prices in Adams County rose 101% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Adams County.

Period County Indiana U.S.
Last year (2025) +7.1% +4.3% +2.9%
5 years (2020–2025) +64% +53% +47%
10 years (2015–2025) +101% +95% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Decatur next to Adams County, Indiana and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Decatur $142,800
  • Adams $178,400
  • Indiana $218,200
  • United States $332,700
Typical monthly rent
  • Decatur $820
  • Adams $833
  • Indiana $1,062
  • United States $1,413
Typical yearly household income
  • Decatur $58,646
  • Adams $65,289
  • Indiana $71,957
  • United States $80,734
See the full table
Decatur next to Adams County and Indiana
Measure Decatur Adams County Indiana U.S.
Typical home value $142,800 $178,400 $218,200 $332,700
Typical monthly rent $820 $833 $1,062 $1,413
Typical yearly household income $58,646 $65,289 $71,957 $80,734
Households that own their home 77% 83% 71% 65%
Typical yearly property tax $1,142 $1,373 $1,614 $3,119
Effective property tax rate 0.8% 0.77% 0.74% 0.94%
Renters with high rent for their income 39% 41% 48% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Adams County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Decatur

For a typical $142,800 home in Decatur, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Decatur's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,168a month

    Least cash to close
    Down payment
    $4,998
    Cash to close
    $9,282
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $63

  • Conventional, 5% down $1,142a month

    Down payment
    $7,140
    Cash to close
    $11,424
    Rate
    7.18%
    Mortgage insurance
    PMI · $68

  • Conventional, 20% down, no PMI $929a month

    Down payment
    $28,560
    Cash to close
    $32,844
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,061a month

    Down payment
    $21,420
    Cash to close
    $25,704
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Decatur and for Adams County.

Property tax

Effective rate in Decatur

0.8%of the home’s value each year

$1,142 a year for the typical owner in Decatur.

  • Decatur 0.8%
  • Adams 0.77%
  • Indiana 0.74%

What Indiana publishes Homestead standard deduction: the amount drops each year (Indiana Department of Local Government Finance (DLGF), Form HC10)

Exemptions and deadlines in Indiana

Flood risk in Adams County

FEMA does not publish these numbers by city: they are for all of Adams County.

Homes in the high-risk zone
1.8%
244
Of those, with NFIP insurance
14%
County Indiana U.S.
Homes in the high-risk zone 1.8% 2.3% 3.5%
Of those, with NFIP insurance 14% 17% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Decatur

Typical rent in Decatur is $820 a month: about the same as the county. In Decatur, 39% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Adams County, by unit size. To pay the 2-bedroom one ($1,014 a month) without spending more than 30% of your income, you would need to earn $19.50 an hour working full time.

HUD fair market rent for all of Adams County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $759 $14.60 $30,360
1 bedroom $931 $17.90 $37,240
2 bedrooms $1,014 $19.50 $40,560
3 bedrooms $1,281 $24.63 $51,240
4 bedrooms $1,413 $27.17 $56,520

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Decatur

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Decatur is in ZIP code 46733.

For 2 bedrooms it is $1,020: $6 more than the fair market rent for Adams County ($1,014).

  • 46733 $1,020$1,290

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Decatur when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Decatur

HUD lists 6 buildings with rents for lower incomes in Decatur. These are the largest.

  • Waterbury Apts 1150 S 14th St, Decatur 46733 84 low-income homes · 2 bd: 56 · 3 bd: 28 · In service since 1999
  • Pine Crossing 131 W 500 N, Decatur 46733 68 low-income homes · 2 bd: 39 · 3 bd: 29 · In service since 2000
  • Belmont Estates 158 Edgemont Dr, Decatur 46733 56 homes, 55 low-income · For families (260) 724-3174
  • Adams County III 1109 Bollman St, Decatur 46733 112 homes, 40 low-income · For older adults (260) 724-6434
  • Village Green V 1139 Village Green Dr, Decatur 46733 30 low-income homes · 1 bd: 28 · 2 bd: 2 · In service since 1995

See all 9 buildings in Adams County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Decatur

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Adams County. The nearest ones are below; many serve by phone or online.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Decatur

No down payment, repair or rent-help program on our list is for Decatur or Adams County. The ones below are statewide in Indiana: they work in Decatur the same as in the rest of the state.

Which programs do I qualify for? All programs in Indiana

  • Next Home

    Statewide in Indiana

    Indiana state agency program with down payment assistance of 2.5% or 3.5% of the price, alongside a 30-year FHA or conventional mortgage. Offered by Indiana Housing and Community Development Authority (IHCDA).

    Type not stated

    See the program Official page

  • First Step

    Statewide in Indiana

    Indiana state agency 30-year FHA or conventional mortgage for first-time buyers (or homes in designated areas), with down payment assistance as a second mortgage with no interest or payments, repaid when the first mortgage ends. Offered by Indiana Housing and Community Development Authority (IHCDA).

    Deferred

    See the program Official page

Housing counselors near Decatur

The HUD-approved agencies closest to the center of Decatur, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • The Affordable Housing Corporation of Marion, Indiana

    812 S Washington St, Marion · 43 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (765) 662-1574

  • Pathstone Corporation - Indiana

    420 S High St Ste 101, Muncie · 50 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 5 more
    (765) 286-2162

  • Lacasa of Goshen, Inc.

    202 N Cottage Ave, Goshen · 70 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    574-533-4450x72

All counseling agencies in Indiana

Help in Spanish near Decatur

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Decatur

HUD lists no housing authority with an office in Adams County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Indiana Source: HUD

Cities

Nearby cities

The cities closest to Decatur, with the typical home value.

Everything about Adams County Housing in Indiana

Neighboring counties

If Adams County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Decatur.

All guides
Three generations of a family gather on the porch of their home.

Questions

Housing questions about Decatur

Short answers with the numbers for Decatur and all of Adams County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Decatur?

The typical home value in Decatur is $142,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Adams County it is $178,400.

How much does it cost to rent in Decatur?

Typical rent in Decatur is $820 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Adams County is $1,014.

What is the FHA loan limit in Decatur?

Decatur uses the FHA limit for all of Adams County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Decatur?

The typical homeowner in Decatur pays $1,142 a year, according to the U.S. Census Bureau. That is 0.8% of the home’s value; in Adams County, the rate is 0.77%.

Where can I find free help to buy or rent in Decatur?

We found no HUD-approved counseling agencies with an office in Adams County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).