Zionsville is a Boone County town with a mayor, not a city. Its seven taxing districts carry gross rates of 1.3663 to 2.0336 per $100 for taxes payable 2026, and a parcel’s district shows which school corporation levies: Zionsville Community Schools or Lebanon Community School Corporation. MIBOR publishes no town figure; Boone County’s county-level August 2026 single-family median was $455,000.

What can be stated about Zionsville is structural: 67.16 square miles of land (Census Bureau, 2026 Gazetteer), an estimated 33,624 residents on July 1, 2025 (Vintage 2025), and the records below from the Census Bureau, Indiana’s Department of Local Government Finance and Department of Education, the Indiana Supreme Court and the Town itself.

What do homes in Zionsville sell for?

MIBOR REALTOR Association’s Market Insights Report covers 17 central Indiana counties and nothing below county level, so the closest closed-sale numbers describe Boone County, single-family residence only, and no town figure can be derived from them.

Source: MIBOR REALTOR Association, Market Insights Report, August 2026, Boone County, single-family residence only (page footer: data updated 09/04/26), the newest edition as of October 2, 2026. Nothing in this table describes Zionsville.

Compare monthly rows with monthly rows and year-to-date rows with year-to-date rows. The August median sits 8.27 percent above August 2025 on just 119 sales, a base that can swing in a single month; for January to August the county median is 3.49 percent lower than a year earlier while closed sales are up 16.95 percent. MIBOR’s reported new construction sales price for Boone County in August 2026 was $452,950, a row MIBOR does not call a median.

The one town-level value figure from a primary source is the Census Bureau’s median owner-estimated value: $587,800, plus or minus $21,572, in the 2020-2024 American Community Survey. It is what owner-occupants said their homes would sell for, in 2024 dollars, and it is not a sale price, a list price or a current value. The Town’s adopted plan prints a town price from the Boone County Housing Study but calls it an average on one page and a median on the next, so we leave it out. For the county series in depth, see what the Boone County housing numbers actually say.

Is Zionsville a city or a town?

A town. Indiana Code 36-4-1-1 sorts cities into three classes by population and classes every other municipality, “of any population,” as a town, and the Department of Local Government Finance lists Zionsville’s levying unit as Zionsville Civil Town. Zionsville has a mayor anyway. Its 2014 reorganization plan with Perry Township renamed the elected Clerk-Treasurer office Mayor as of January 1, 2015, vested the town’s executive power in it and applied the city-mayor election statute, IC 36-4-5-2, which sets a four-year term. The plan says the result “shall be known as the Town of Zionsville, a municipality,” and IC 36-4-1-1.5 lets a reorganized municipality be classified as its plan sets out, subject to the department’s approval.

The Town runs under a Mayor-Town Council form, with the Mayor as Chief Administrative Officer. The Town Council has seven members, five elected by district and two at large, serving four-year terms.

How did Zionsville grow to 67 square miles?

Through two reorganizations put to voters and one annexation, set out in the table below. The Town’s adopted plan says the consolidations took its land area from “approximately 10 square miles to more than 67 square miles.”

The 2010 step joined the unincorporated part of Eagle Township, all of Union Township and the existing town, and the Indiana Supreme Court later recorded that Whitestown did not dispute its approval by a majority of voters; because the Town’s own documents give two different effective dates, we print the year only. The 2015 step took in Perry Township outside Whitestown and Lebanon, and the court held that “Perry Township became a part of the municipality of Zionsville on the 2014 Zionsville-Perry Reorganization plan’s effective date of January 1, 2015.” In between, the Town annexed part of eastern Worth Township rather than reorganizing with it.

So the town is drawn from four townships: part of Eagle, all of Union, part of Perry and part of Worth. Eagle, Union and Perry no longer have township governments, and the Boone County Clerk lists no trustee for them. Worth still has one, which is why one Zionsville taxing district carries a Worth Township levy.

Sources: Town of Zionsville, About Our Town page, Ordinance 2008-12, Resolution No. 2014-11, the May 5, 2014 fiscal impact analysis attached to Town Resolution 2016-18 and the Comprehensive Plan page; Indiana Supreme Court, Town of Zionsville v. Town of Whitestown, No. 06S01-1601-PL-36 (January 22, 2016); Boone County Clerk, Township Trustees. Retrieved October 2, 2026. The Town publishes no date of incorporation.

How big is Zionsville, and how dense is it?

Zionsville has 67.16 square miles of land and 0.12 of water in the Census Bureau’s 2026 Gazetteer, on January 1, 2026 boundaries, and the Bureau’s estimate for July 1, 2025 (Vintage 2025) is 33,624 residents, up 10.1 percent since the April 1, 2020 estimates base of 30,553. That is about 500 people per square mile of land, on the January 1, 2025 boundaries the population estimate uses, roughly a quarter of Carmel’s density of about 2,152. The Town calls itself a “70 square mile community”; this guide uses the Census measure.

What is the Zionsville property tax rate?

There is no single rate. Seven Boone County taxing districts carry the Zionsville Civil Town levy, at certified gross rates of 1.3663 to 2.0336 per $100 of assessed value for taxes payable 2026, and three share the top rate. The rate files do not show how many parcels sit in each district, so none can be called the rate most owners pay.

Source: Indiana Department of Local Government Finance, Certified Tax Rates by Taxing District, 2025 and 2026, and by Taxing District and Unit, 2026; district names are DLGF’s own. Gross rates before deductions, credits and the circuit breaker caps. Retrieved October 2, 2026. This is general information, not tax or legal advice; confirm a parcel with the Boone County Auditor or Assessor and a licensed Indiana tax professional.

Where does the 0.6673 gap come from?

Three levies. Of the 0.6673 spread between 2.0336 and 1.3663, 0.4343 is the school levy (Zionsville Community Schools at 1.3000 against Lebanon’s 0.8657), 0.1805 is the town levy (0.4881 against 0.3076) and 0.0525 is the Hussey-Mayfield Memorial Library levy, which district 013 does not carry.

Source: Indiana Department of Local Government Finance, 2026 Certified Tax Rates by Taxing District and Unit, fund rows summed by unit; every district also carries the Boone County Solid Waste Management District at 0.0000. Taxes payable 2026. Retrieved October 2, 2026.

Part of each school levy is voter-approved: referendum funds of 0.2444 and 0.0989 in the Zionsville Community Schools levy, and 0.0913 and 0.1374 in Lebanon’s. The circuit breaker statute, IC 6-1.1-20.6-7.5, caps property tax liability at 1 percent of gross assessed value for a homestead, 2 percent for other residential property, long-term care property and agricultural land, and 3 percent for other real and personal property, with voter-approved referendum taxes outside the cap. IC 6-1.1-20.6-7.7 adds a supplemental homestead credit for taxes first due in 2026 or later: the lesser of one-tenth of the homestead’s property tax liability or $300, leaving referendum taxes out, applied by the county auditor without an application.

We do not turn these rates into a dollar bill, which also depends on assessed value, the homestead deductions Senate Enrolled Act 1 of 2025 is changing on two different schedules, local credits and the caps; a rate change alone says nothing about any owner’s bill. Our guide to what Senate Bill 1 actually does to your property tax bill explains how the deductions are changing.

Which school corporation serves a Zionsville address?

It depends on the taxing district, not the town name. Five of the seven districts carry Zionsville Community Schools; 013 and 031, the Perry and Worth rural districts, pay the Zionsville town levy but carry Lebanon Community School Corporation.

Sources: Indiana Department of Education, Corporation Enrollment by Grade Level, school year 2025-26 (grade span from its enrolment columns); Indiana Department of Local Government Finance, 2026 Certified Tax Rates by Taxing District and Unit. Retrieved October 2, 2026.

Zionsville Community Schools describes itself as a public school system for students “in Eagle and Union townships within Boone County, Indiana.” Lebanon Community School Corporation says it “encompasses South-Central Boone County” and names Lebanon and Whitestown; its statement does not mention the Zionsville territory it also covers. The Town’s adopted plan says the Lebanon district “covers the far west side of Zionsville, generally areas west of County Road 800 East.” This guide states boundary and enrolment facts only and makes no judgment about any school; confirm the assignment for a specific address with Boone County and the corporation.

Do water, sewer and Town services change from one part of Zionsville to another?

Yes. The adopted plan splits the town into an Urban Service District, generally the east side of former Eagle Township including the Village and much of the newer development north along US 421, and a Rural Service District. Urban properties receive Town services; in the rural district Boone County maintains the roads and removes snow, the Town provides no trash service, and ordinances and tax rates differ. The Zionsville Fire Department serves both. The DLGF district names mirror the split: the four named Rural carry a town levy of 0.3076, the other three 0.4881.

• Water. Citizens Energy Group serves most of the Urban Service District, and in 2026 it acquired Whitestown’s water utility, which the plan had mapped west of County Road 800 East; Citizens says the Indiana Utility Regulatory Commission approved the sale on March 31, 2026 and that it began serving former Whitestown customers in late May, without saying which Zionsville addresses moved. Elsewhere homes rely on private wells, and the rural north and west of the town have no water utility.
• Sewer. The plan names four sewer utilities, each with its own territory: the Town in the central area including the Village, at a flat residential rate of $56.85 a month since January 1, 2025; TriCo Regional Sewer Utility in the southeast, from 96th Street to County Road 200 South; Hamilton Southeastern Utilities, a private sewer utility and not Hamilton Southeastern Schools, which holds sewer territory across much of former Union Township but, the plan says, had no infrastructure there while the plan was being written; and Whitestown in parts of former Eagle Township and west of I-65. Most existing development north of County Road 300 South relies on on-site septic systems.
• Electric. Boone County REMC, Duke Energy, AES Indiana (Indianapolis Power & Light Company on the state’s territory map) or Lebanon Utilities, varying by address. The plan lists CenterPoint Energy among the area’s utility providers; we found no official gas territory map.

The plan notes that utility sales and transfers were under discussion while it was written, so confirm every provider for the specific parcel.

Does a 46077 ZIP code mean the home is in Zionsville?

No, in either direction. On the Census Bureau’s 2020 ZIP Code Tabulation Areas, which approximate postal delivery areas, only about 60 percent of the town’s land lies in 46077, and about a tenth of 46077’s land lies outside the town, in parts of Carmel, Whitestown, Westfield, Indianapolis and unincorporated territory. Hamilton County’s parcel records (October 1, 2026 export) show 859 parcels inside the City of Carmel with a Zionsville property address, all in Clay Township and the Carmel taxing district. Start from the county record instead: every taxing district carrying the Zionsville Civil Town levy has Zionsville in its name.

What kind of housing is in Zionsville?

Mostly owner-occupied single-family detached homes. In the American Community Survey’s 2020-2024 estimates, 83.9 percent of Zionsville’s 12,066 housing units are single-family detached and 84.2 percent of occupied units are owner-occupied, the highest of both shares among the five north side towns in our guides; Carmel, Westfield, Fishers and Noblesville run from 69.9 to 77.8 percent and from 71.2 to 79.5 percent.

Source: US Census Bureau, American Community Survey 2020-2024 five-year estimates, Tables B25001, B25024, B25034, B25035, B25003 and B25077, January 1, 2024 geography; shares are our arithmetic and carry margins of error. The owner-estimated value is an owner’s own estimate, pooled over 2020-2024 in 2024 dollars, not a sale price or a current value. Retrieved October 2, 2026.

The 577 units built 2020 or later, in the 2020-2024 survey, are not a count of current construction; homes finished in 2025 and 2026 are not in it. The multifamily sector is small, with 9.8 percent of units in buildings of five or more, and the adopted plan says future multifamily areas are discouraged.

How much new construction is Zionsville permitting?

Modest volume, all of it in one-unit buildings. The Zionsville permit office authorized 234 new housing units in 2025 and 181 from January through August 2026, none in buildings of five or more units. The Census Bureau’s one-unit category includes attached single-family homes, so it is a different measure from the survey’s detached share.

Source: US Census Bureau, Building Permits Survey, place-level files for the permit office it names Zionsville town: 2025 annual and January to August 2026 year to date, all months reported, none imputed. Permits are authorizations, not homes completed or sold. Retrieved October 2, 2026.

On 2025 totals that is the fewest of the five north side permit offices in our guides: Carmel 514, Fishers 556, Noblesville 1,252 and Westfield 1,681. The counts describe each permit office’s jurisdiction; the Census footnotes say Carmel’s and Westfield’s permit systems also cover their surrounding townships, and carry no such note for Zionsville.

Where does Zionsville’s new comprehensive plan send growth?

Toward corridors and infill, and away from the large rural areas. The Town Council adopted Uniquely Zionsville: A Path to Our Future, the 2026 Comprehensive Plan, by Resolution No. 2026-02, and the Town dates its adoption to June 15, 2026. The Plan Commission had recommended it 7 to 0 on December 15, 2025, and the Council approved the amended plan 7 to 0 on May 18, 2026.

The Land Use objectives are explicit: “Strategically manage the pace of residential development to align with fiscal goals and community infrastructure capacity,” and “Direct new retail, restaurant, and higher density residential development to activity centers along key corridors, which are connected to the larger residential areas they serve.” Another goal is to “Focus development along key corridors and areas served by water and sewer utilities in order to preserve larger rural areas,” naming two: north of County Road 300 South and west of US 421, and south of County Road 600 South and west of State Road 267. The area between East County Road 300 South and State Road 32 “is intended to remain rural in character, with a focus on estate residential development.”

On housing, the Town “intends to manage new housing development at a more measured pace,” with infill on available lots in the Urban Service District as the focus, and the plan records that new residential development “has expanded rapidly from The Village over the past 20 years, moving north along US 421 and west toward Whitestown.” For a buyer, a parcel near a corridor activity center sits where the plan directs higher-density housing, retail and restaurants, and a parcel in a named rural area sits where it aims to keep the land rural. Check the plan’s land use classification for the parcel and its neighbors.

How do people get around Zionsville?

By two north-south corridors, Interstate 65 and US 421, and four east-west corridors the adopted plan names: Oak Street/Whitestown Parkway, Sycamore Street/116th Street, East County Road 300 South and State Road 32. US 421 runs through the town from 96th Street on the southern boundary to East County Road 200 North and is maintained by INDOT.

INDOT’s 421 Forward project is programmed in its current Statewide Transportation Improvement Program as Des. 2000076: auxiliary lanes and two-way left-turn lanes on US 421 beginning just north of Greenfield/Templin Road, as the Town describes it, with right-of-way and construction phases programmed in fiscal years 2026 and 2027. Programmed phases are not a start date, and INDOT has published no construction start date.

The Census Bureau measures the commute as mean travel time to work: 22.7 minutes, plus or minus 1.2, for Zionsville workers 16 and over who did not work from home, in the 2020-2024 survey. It covers every destination and mode, so it is not a drive time to anywhere. It is the shortest of the five north side towns in our guides, and the difference holds statistically against each of the other four. If your work is in the Boone County corridor along I-65, see our guide to where to live if you work at LEAP.

The Big-4 Rail Trail is the trail spine. The Town’s Parks and Recreation page describes a paved trail at least 12 feet wide that forms the 5-mile central spine of over 20 miles of paved pathways, from Zionsville Road in the southeast to the Whitestown border, where it continues across Boone County; the adopted plan gives different mileage.

What is the Zionsville Village, and what parks does the Town list?

The Village is the town’s historic commercial core. The adopted plan describes the Village Business District as centered on brick-paved Main Street and zoned Urban Village Business, a designation intended to preserve the architectural heritage of the 19th-century downtown, and says the Village earned Indiana Main Street designation in March 2025. The Town’s Main Street Momentum project plans roundabouts at Main and Sycamore streets and at First and Oak streets; its project site says utility relocation may begin in fall 2026 and the majority of construction will take place in 2027.

Source: Town of Zionsville Parks and Recreation pages for each place, retrieved October 2, 2026. Acreage and descriptions are the Town’s own.

The plan also places two rural historic districts, both listed on the National Register of Historic Places in June 2009, in the town: the Traders Point Hunt Rural Historic District, 709 acres and entirely within Zionsville, and the Traders Point Eagle Creek Rural Historic District, which spans Zionsville and the City of Indianapolis.

Is Zionsville the right structural fit for you?

No town fits everyone, and we will not rank this one. These are structural tests. For the head-to-head with Carmel, see Carmel vs Zionsville: which one fits you.

What should you be able to state before you write an offer?

Six facts about the exact parcel, each confirmed against the Boone County record or the provider rather than a listing:

1. That it lies inside the Town of Zionsville and in Boone County, not merely inside ZIP 46077.
2. Its certified taxing district number and that district’s 2026 gross rate: 1.3663, 1.4220, 1.8531 or 2.0336 per $100 of assessed value.
3. Its school corporation, Zionsville Community Schools or Lebanon Community School Corporation, confirmed with the corporation for that address.
4. Whether it is in the Urban Service District or the Rural Service District, and who maintains the road and collects the trash.
5. Its water source, its sewer provider or septic system, and its electric utility.
6. The adopted plan’s land use classification for the parcel and the land around it.

If you cannot state all six, you are not yet comparing homes in Zionsville. You are comparing listings. Here the lines on the county map set the rate, the school corporation and the services, and the listing sets none of them.

Frequently Asked Questions