Apartment Acquisitions · Bloomington
Sell Your Commercial Property In Bloomington, IN
We are an active buyer of Bloomington commercial rental properties with five or more units, whether the building is fully leased, half vacant, or overdue for renovation.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Neighborhoods & Nearby Towns: Downtown Bloomington · Prospect Hill · Ellettsville · Eastside — Monroe County, IN
Local Demand
Our View On Bloomington
Bloomington, Indiana, is home to Indiana University's flagship campus. This profile covers Bloomington in Monroe County, not the Illinois or Minnesota cities of the same name. Renters occupy 65.3% of Bloomington's homes, per Census ACS 2020-2024 estimates. Buildings of 5 or more units hold 44.1% of the housing stock.
Bloomington's median gross rent is $1,200 a month, 13.0% above the Indiana median. Rental vacancy is 6.2%. Indiana's 2% tax cap and a city rental inspection program shape operating costs. Below are the current rents, tax math and landlord rules that buyers price when you sell commercial property in Bloomington, IN.
Indiana University Bloomington
IU Bloomington enrolled 48,626 students in fall 2025, including 38,463 undergraduates and 10,163 graduate students, per its IPEDS report.Medical device and biopharma
Cook Group is headquartered in Bloomington. Simtra BioPharma Solutions runs a 600,000-square-foot campus there and lists a $250+ million expansion.Deep apartment stock
Buildings of 5+ units hold 44.1% of Bloomington homes, against 13.0% statewide, per ACS 2020-2024 table B25024.Our Buy Box
What We Buy In Bloomington
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Bloomington Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Bloomington
Bloomington has 22,522 renter households, 65.3% of its 34,514 occupied homes, per ACS 2020-2024 table B25003. That share is more than double the Indiana renter share of 29.4%.
Apartment buildings dominate the housing stock. Bloomington has 16,930 homes in buildings of 5 or more units, 44.1% of all homes, per ACS table B25024. The statewide 5+ share is 13.0%. Bloomington holds 89.5% of the 18,915 such units in Monroe County.
Bloomington's median year built is 1985, per ACS table B25035, against 1976 statewide. In table B25034, 43.7% of Bloomington homes predate 1980. Indiana University Bloomington enrolled 48,626 students in fall 2025, per its IPEDS fall enrollment report.
Rents and affordability in Bloomington
Median gross rent in Bloomington is $1,200 a month, per ACS 2020-2024 table B25064. That is 13.0% above the Indiana median of $1,062. Median household income is $50,465.
Rent burden is high. In table B25070, 59.8% of Bloomington renter households pay 30% or more of income for rent. That includes 36.2% who pay 50% or more.
| Unit size | HUD FY2027 FMR |
|---|---|
| Efficiency | $1,001 |
| One-bedroom | $1,096 |
| Two-bedroom | $1,252 |
| Three-bedroom | $1,601 |
| Four-bedroom | $1,932 |
Under HUD's FY2027 fair market rents for the Bloomington, IN HUD Metro FMR Area, effective October 1, 2026, a two-bedroom is $1,252. Rental vacancy is 6.2% in Bloomington, against 6.8% in Monroe County and 5.6% statewide, per ACS table DP04.
Property taxes in Monroe County
Indiana caps tax on apartment buildings at 2% of gross assessed value. The DLGF circuit breaker fact sheet counts a building with two or more dwelling units as residential property. Voter-approved referendum levies are the main exception it lists.
DLGF's 2026 certified tax rates by district list four Bloomington city districts in Monroe County. Gross rates run from 2.1032 per $100 of assessed value in Bloomington City Perry Township to 2.3703 in Bloomington City Richland Township.
Take a $2,000,000 assessed value in the Bloomington City Bloomington Twp district. At 2.1061 per $100, the uncapped tax is $42,122. The 2% cap holds the bill to $40,000, a credit of $2,122.
Assessors value apartments with more than four rental units at the lowest of the cost, sales comparison and income approaches, under IC 6-1.1-4-39(a). Appeals go on Form 130, with a June 15 deadline when the notice is mailed before May 1, per DLGF appeal procedure. Owners who sell commercial property in Bloomington, IN should give buyers the actual tax bill, including any referendum line.
Landlord rules in Bloomington
Indiana preempts local rent control. IC 32-31-1-20(b) bars a unit of local government from regulating rental rates for privately owned real property unless the General Assembly authorizes it. Bloomington cannot cap rents.
Every rental inside Bloomington's corporate limits, except Indiana University property, must be registered with and inspected by HAND. The program sits in Title 16 of the Bloomington Municipal Code. An unregistered rental draws a fine of up to $100 per day.
Landlords owe an itemized deposit notice within 45 days after the lease ends and possession is delivered, under IC 32-31-3-12. That chapter sets no maximum deposit. Unpaid rent allows termination on at least 10 days' notice under IC 32-31-1-6. Owners who plan to sell commercial real estate in Bloomington, IN should have the current occupancy permit and latest HAND inspection report ready.
What this means if you own a building in Bloomington
Three numbers frame a Bloomington sale. Rental vacancy is 6.2%. The $1,200 median rent sits $52 below the HUD two-bedroom benchmark. The 2% cap holds tax to $40,000 per $2,000,000 of assessed value.
Demand rests on more than students. Cook Group is headquartered in Bloomington and employs more than 12,000 people worldwide. Simtra BioPharma Solutions runs a 600,000-square-foot Bloomington campus and lists a $250+ million expansion there.
Owners who sell commercial property in Bloomington, IN with permit, tax and rent records ready give buyers fewer reasons to discount. Skyline Capital Investments buys 5+ unit buildings.
If you want to sell your apartment building in Bloomington, our seller page explains how we underwrite. Test your numbers first with our cap rate calculator.
Local Knowledge
Pricing Your Building In Bloomington
More about selling in Indiana →Investing in Bloomington? See apartment syndications in Bloomington →
- Bloomington's median gross rent of $1,200 is 13.0% above Indiana's $1,062, per ACS 2020-2024.
- Anyone selling commercial property in Bloomington should keep HAND rental permits current; unregistered units face fines up to $100 daily.
- To sell commercial real estate in Bloomington, IN, expect buyers to test rents against HUD's FY2027 two-bedroom FMR of $1,252.
Seller Guides
Selling A Building In Bloomington
Learn More
Taxes & Rules For Bloomington Property
The Indiana rules that shape any deal in Bloomington: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Bloomington Seller FAQ
How do I sell commercial property in Bloomington, IN?
Start with what buyers check first: rents against HUD's FY2027 two-bedroom FMR of $1,252, the 2% tax cap and HAND permit status. Gather rent rolls, deposit records and inspection reports. Then choose between a broker listing and a direct sale to a buyer of 5+ unit buildings, such as Skyline Capital Investments.
What do buyers look at when I sell commercial real estate in Bloomington, IN?
Buyers compare your occupancy with Bloomington's 6.2% rental vacancy rate from ACS 2020-2024. They note that 59.8% of renter households pay 30% or more of income for rent. They also review the assessment, since Indiana values apartments with more than four units at the lowest of three appraisal approaches.
How much property tax does a Bloomington apartment building pay?
Indiana caps apartment tax at 2% of gross assessed value, outside voter-approved referendum levies. Bloomington's 2026 city district rates run from 2.1032 to 2.3703 per $100. On a $2,000,000 assessment in the Bloomington Township city district, the uncapped $42,122 falls to $40,000 under the cap.
Does Bloomington require rental registration or inspections?
Yes. All rentals inside Bloomington's corporate limits, except Indiana University property, must be registered with and inspected by HAND under Title 16 of the municipal code. Unregistered rentals face fines of up to $100 per day. Permits are issued for 3, 4 or 5 years after the inspection process is complete.
Is rent control allowed in Bloomington, Indiana?
No. IC 32-31-1-20(b) bars local governments from regulating rental rates for privately owned property unless the General Assembly authorizes it. Rents are left to the market. Owners who sell multifamily property in Bloomington can point buyers to a $1,200 median gross rent, 13.0% above the Indiana median.
What if my Bloomington building has vacancies or deferred maintenance?
That is often where we add the most value. We buy buildings that need renovation, new management, or lease-up, and we account for that in our offer.
How does a sale to you work in Monroe County?
Send the address, unit count, and any financials. We give feedback, then a written letter of intent if it fits, followed by diligence and a closing date that works for you.
Who buys occupied rental property in Bloomington?
We do. Skyline Capital Investments is a commercial real estate buyer of 5+ unit multifamily, and we buy apartment buildings with tenants in place, including properties with below-market rents.
How fast can I sell my apartment building in Bloomington?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
Submit A Deal
Tell Us About Your Property In Bloomington
Tell us about it. Owners, agents, brokers, and deal finders are all welcome — conversations are confidential.
