Bates-Hendricks

Just south and east of downtown near Fountain Square, Bates-Hendricks is the neighborhood most often described as "up-and-coming" — and for good reason. Turn-of-the-century homes, an easy commute downtown, and real, active renovation and investment happening block by block. It's a strong pick for buyers who want in on a neighborhood before it fully arrives, with the understanding that "up-and-coming" means exactly that — still becoming, not already there.

The renovation wave here is real but still in progress, so you'll find a genuine mix of fully renovated homes, active projects, and untouched original stock often on the same block — which means due diligence on the specific property matters more here than in a more uniformly finished neighborhood. Pricing still reflects that in-progress status too: it's meaningfully lower than Fountain Square or other more established near-downtown neighborhoods, which is the whole "up-and-coming" case for buying in now rather than waiting.