Hickory Woods Plainfield IN: Market Report (2021–2025)

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Homes in Hickory Woods sold between $390,000 and $752,000 from January 1, 2021 through June 3, 2026, with a median sale price of $565,518. This report covers all 19 closed sales from that period, pulled directly from MIBOR, along with a full breakdown of HOA rules, home characteristics, and market direction.

What’s Happening in the Hickory Woods Market?

Hickory Woods is a custom-built neighborhood tucked into the west side of Plainfield, south of US-40 in Guilford Township. Mature trees, generous spacing between homes, and brick construction throughout give it a settled, established feel that newer developments can’t replicate. These aren’t production homes. Each one reflects the decisions of the original owner, which means real variety in floor plans, finishes, and features from lot to lot.

Between January 1, 2021 and June 3, 2026, nineteen homes closed in this neighborhood. Prices ranged from $390,000 to $752,000, and the median sale price landed at $565,518. One address, 7034 Bitternut Lane, sold four separate times during that window, a pattern worth understanding before drawing conclusions from the year-over-year data. I’ll address that directly in the market direction section.

The data in this report comes from a MIBOR export. No 2026 closed sales appeared in the data as of the pull date, though there is an active listing in the neighborhood currently priced at $699,000. That number is consistent with where the market has been tracking.

About Hickory Woods

Hickory Woods was platted in July 2002 and developed by JLL, LLC under covenants recorded in Hendricks County. The subdivision sits on approximately 62 acres in Guilford Township, and the homes in the closed sales data were built between 2003 and 2017. You won’t find two homes that look exactly alike here. The first story of every home must be at least 85% brick or stone per the CC&Rs, which means the neighborhood has a consistent quality of appearance even though the floor plans vary significantly.

Lots average just over half an acre across the closed sales, and the spacing between homes reinforces the wooded, private feel that draws buyers here. The mature tree canopy on most lots isn’t decorative, it’s structural to what makes this neighborhood feel the way it does. The CC&Rs include tree protection provisions for a reason.

Location and Access

Hickory Woods sits south of US-40 on the west side of Plainfield, which puts it in a convenient spot for daily life without feeling crowded. The new Guilford Elementary School is roughly one mile away, making school drop-off realistic on foot or bike for families with younger students. Plainfield Community High School is also a short drive from the neighborhood.

I-70 access is easy from here, whether you’re heading into Indianapolis or west toward the airport. US-40 runs along the northern edge of the area and connects to the broader Plainfield commercial corridor. The neighborhood sits in Guilford Township, which has remained one of the more sought-after locations in western Hendricks County for custom residential development.

One notable detail from the CC&Rs: all lots back up to or are in proximity to real estate along the northern boundary that adjoins a working farm with livestock. That’s disclosed in the covenants and something worth knowing upfront.

Hickory Woods Market Snapshot (January 1, 2021 – June 3, 2026)

Here’s the full picture from the closed sales data:

Metric	Value
Total Closed Sales (data period)	19
Median Sale Price	$565,518
Average Sale Price	$593,048
Price Range	$390,000 – $752,000
Avg. Price Per Sq Ft (main level)	$179/sqft
Median Price Per Sq Ft (main level)	$167/sqft
Avg. Days on Market	29 days
Median Days on Market	14 days
Avg. Main Level Sq Ft	3,441 sqft
Median Main Level Sq Ft	3,430 sqft
Year Built Range (known)	2003 – 2017
Pool Prevalence	0% (none in closed sales data; above-ground pools prohibited)
Basement Prevalence	47% (9 of 19 sales; basements not permitted on lots 58–77 per CC&Rs)
Avg. Lot Size	0.51 acres
HOA Annual Fee (per sales data)	$150 – $165/year (confirm current amount with HOA)
2026 Closed Sales (through June 3)	0 (one active listing at $699,000)

The year-over-year trends show steady price growth across the reporting period, with one important note: 7034 Bitternut Lane sold four separate times between 2021 and 2024. That single address accounts for four of the nineteen closed sales and all the data points above $635,000 for any given year it sold. I’ve included all four sales because they’re legitimate MIBOR closed transactions, but the trend table below should be read with that context in mind.

Year	Sales	Median Sale Price	Avg $/Sq Ft	Avg DOM	Notes
2021	7	$515,000	$150	24 days	Most active year in data; includes full range of homes
2022	3	$546,000	$172	18 days	Includes 7034 Bitternut Ln at $730,000
2023	3	$690,000	$180	46 days	Median elevated by two sales above $690,000
2024	3	$587,500	$187	22 days	More modest homes selling; median reflects mix
2025	3	$699,000	$246*	41 days	Strong median; *$/sqft skewed by basement-heavy home
2026 (partial)	0	N/A	N/A	N/A	Active listing at $699,000 as of June 2026
Overall 2021–2025	+35.7% median appreciation	$515,000 (2021) → $699,000 (2025)

*2025 avg $/sqft is influenced by 6940 Mockernut Ct, which sold for $752,000 at 2,273 main-level sqft. That home has a fully finished basement that roughly doubles total square footage. Excluding that sale, the 2025 avg $/sqft would be approximately $203, consistent with the upward trend from prior years.

Home Features and Characteristics

The homes in Hickory Woods cover a wide range of sizes and configurations, which is what you’d expect from a neighborhood where each home was designed and built individually. Main-level square footage across the closed sales spans from 2,051 to 5,916 square feet, with an average of 3,441 and a median of 3,430. Four of the seven homes with confirmed basements had total square footage that nearly doubled the main-level number, reflecting significant finished lower-level living space.

Bedroom counts ran from three to five bedrooms, with four-bedroom homes appearing in twelve of the nineteen sales. Five-bedroom homes showed up in the upper price tier, with all five-bedroom closed sales above $635,000. The two-story configuration appeared most often, though one-level and 1.5-level plans are well-represented. Custom kitchens, wine coolers, dual-sink primary baths, and dedicated laundry rooms came up repeatedly in the listing details across the data.

Notably, 7034 Bitternut Lane is a 5-bedroom, 3,802 main-level sqft home with a 2,608 sqft finished basement for 6,410 total square feet. It sold four times at prices ranging from $635,000 to $730,000, which accounts for some of the year-over-year variability. The peak sale in this dataset ($752,000 in 2025) was 6940 Mockernut Court, a one-level home with 2,273 main-level sqft and a fully finished basement bringing total square footage to 4,546.

Feature	Detail
3-car garage prevalence	79% (15 of 19 closed sales)
4+-car garage prevalence	11% (2 of 19 closed sales)
2-car garage prevalence	11% (2 of 19 closed sales)
Pools present	0 in closed sales data (above-ground prohibited; in-ground requires approval)
Homes with basements	47% (9 of 19 closed sales)
Exterior construction	All brick or brick/stone/drivet combination; first story minimum 85% brick/stone per CC&Rs
Avg. lot size	0.51 acres
Year built range (known)	2003 – 2017

What You’ll Find in Almost Every Home Here

Seventy-nine percent of the closed sales include a three-car or larger garage. Every home in the data has brick as the primary exterior material, which isn’t a coincidence — the CC&Rs require it. Lots averaging 0.51 acres mean there’s genuine space between neighboring homes. The tree coverage on many lots adds a level of privacy that doesn’t exist in neighborhoods with smaller lots or minimal mature landscaping. You’ll find some homes with finished basements, some without, but the above-grade construction quality is consistently high across the neighborhood regardless of configuration.

Market Direction: Where Hickory Woods Prices Are Heading

Hickory Woods has appreciated strongly since 2021. The median sale price climbed from $515,000 in 2021 to $699,000 in 2025, an increase of 35.7% over four years, or roughly 7.9% annually on a median basis. Price per square foot tracked a consistent upward line: $150/sqft in 2021, rising to $172 in 2022, $180 in 2023, $187 in 2024, and $203 in 2025 when adjusted for the basement-heavy outlier.

The 2023 median of $690,000 looks high compared to 2024’s $587,500, but that’s largely because two of the three 2023 sales were at $690,000 and $705,000, while 2024 included a more modest $559,000 sale that pulled the median down. The underlying price-per-sqft trend shows no reversal — it moved steadily upward every single year.

The 2025 median of $699,000 reflects three sales across a wide price spectrum ($564,900 to $752,000), with the $699,000 landing in the middle. An active listing currently priced at $699,000 for 2026 signals that the market hasn’t given back the gains from the prior few years.

Market classification: Increasing. Hickory Woods has delivered consistent, meaningful appreciation over the reporting period, and the fundamentals that drive value here — custom construction, mature lots, limited supply, and proximity to Plainfield’s amenities — haven’t changed.

Hickory Woods HOA Rules: What Homeowners Need to Know

Hickory Woods is governed by the Covenants and Restrictions of “Hickory Woods,” recorded in Hendricks County on August 1, 2002, at OR Book 348, Pages 1320–1335. The association is the Hickory Woods Property Owners Association, Inc. The covenants run for 25 years from the recording date and automatically renew for successive 10-year periods unless a majority of lot owners vote to change them. The current term runs through August 1, 2027, with automatic renewal provisions in effect beyond that.

The following is a plain-language summary of the key rules homeowners encounter. It is not a complete legal reproduction of the document. Buyers should review the current recorded covenants and consult a real estate attorney for guidance on any specific situation.

HOA Fees and Assessments

The original annual assessment established in the covenants was $125.00 per lot. Based on the closed sales data in this report, current fees range from $150 to $165 per year. Buyers should confirm the current annual fee directly with the Hickory Woods Property Owners Association before closing. The Board of Directors has authority to increase assessments with a two-thirds vote of members, and special assessments for capital improvements require the same threshold. Delinquent assessments accrue 18% annual interest plus a $10 late fee after 30 days.

Fences

Fences on individual lots must be a minimum of 4 feet and a maximum of 8 feet in height. No fence may extend toward the front or street-side property line beyond the front or side wall of the residence without prior Committee approval in writing. Only brick or wrought iron privacy fences are permitted. Chain link fencing is not allowed, with a narrow exception for decorative or vinyl-coated chain link approved by the Committee. Board fencing is not permitted under any circumstance. All fencing plans must be submitted to the Committee for approval before construction, including a plot plan and a diagram or photograph of the proposed fence and materials.

Swimming Pools

All swimming pools must be in-ground. Above-ground pools are not permitted under any circumstance. In-ground pool construction requires written approval from the Developer (or Committee) before commencement. The submission must include drainage, fencing, placement, and lighting plans as part of the construction design package. Pool lighting requires separate Committee approval and must be designed to buffer the surrounding residences from glare. No pools appear in the nineteen closed sales in this report.

Garages and Accessory Structures

Every dwelling must have an attached garage with a minimum of two car spaces and at least 576 square feet of garage area. Garages must be constructed of the same materials and given the same architectural treatment as the main residence. No storage or utility buildings, barns, or detached outbuildings are permitted on any lot. Temporary sheds and storage structures are also prohibited. Pool houses, gazebos, and tennis courts are treated as permanent structures and require Committee approval before construction, including drainage, fencing, placement, and lighting plans.

Building Materials and Exterior Standards

All exterior building materials must be brick, stone, drivet (EIFS), wood, or a combination of those materials. No aluminum siding or vinyl siding is permitted. The first story of every dwelling, including attached garages, must contain a minimum of 85% brick or stone. Roof shingles require Developer approval. Exterior chimneys must be masonry unless the Developer approves an alternative in writing. Roof, vents, louvers, and utility equipment must be painted to match the surface from which they project, and pipes, vents, and louvers must be located on the back elevation of the home.

Minimum Home Size

Single-story homes must have a minimum ground floor area of 2,000 square feet, excluding garages and one-story porches. Two-story homes must have a minimum of 1,200 square feet on the ground floor and at least 2,400 square feet of total finished floor space, also excluding garages and porches. Roof pitch for any structure must be a minimum of 8/12.

Basements

Basements are permitted in Hickory Woods, but with a significant exception: no basement shall be constructed on lots numbered 58 through 77. Buyers interested in a home with a basement should confirm the lot number before purchase to verify eligibility. Lots permitted to have basements may also require pump ejector systems and foundation drain systems.

Vehicle Parking and Storage

No vehicle with more than 3/4 ton hauling capacity may be parked on any home site except for deliveries or pickups. No car, boat, truck, motor home, or trailer that is not in operational condition and bearing a current license plate may remain on the lot unless kept inside a garage. Boats, trailers, RVs, campers, house trailers, and mobile homes may not be kept or parked on the lot except within a closed garage. No vehicle of any kind may park on any road in the subdivision for more than 24 hours.

Carriage Lights

Dusk-to-dawn carriage lights are required on all lots. The style of the light fixture is predetermined by the Developer and must be uniform throughout the subdivision. The Committee approves the location of the light on each lot. Installation is at the homeowner’s expense and must be completed before occupancy.

Satellite Dishes and Communications Equipment

Satellite dishes approximately 18 inches in diameter may be erected if they are not visible from the front elevation of the home. Large satellite dishes are not permitted. No exposed antennas or visible communication or transmission devices may be installed without Committee approval.

Signage, Lawn Ornaments, and Clotheslines

The only signs permitted are For Sale or Rent signs, with a total maximum of 9 square feet and no single sign exceeding 16 square feet. Lawn ornaments of any kind are not permitted in front yards, side yards, or any yard visible from a street. No outside clotheslines may be erected or placed on any lot.

Landscaping, Maintenance, and Gardens

All permanent landscaping plans must be approved by the Committee before planting and completed within 30 days of occupancy. Owners must keep yards, hedges, plants, and shrubs in a neat and trimmed condition at all times. Lots must be mowed at least twice each month from April through September. Hedges require Committee approval for placement. No garden visible from any street is permitted.

Pets and Animals

Only common household pets are permitted. No animals, livestock, or poultry of any kind may be raised, bred, or kept in the subdivision other than typical household pets.

Hunting and Trapping

Hunting and trapping are prohibited throughout the Hickory Woods subdivision.

Architectural and Environmental Control Committee

All buildings, walls, fences, and other structures must be submitted to and approved by the Architectural and Environmental Control Committee before construction, placement, or alteration. The Committee has 15 business days to approve or disapprove submitted plans. If the Committee fails to respond within that window, the plans are deemed approved. Approvals are based on harmony with the existing exterior design quality of the neighborhood and conformity with grading plans, drainage, and overall development appearance.

Notice of Adjacent Farm

The covenants state that all lots in Hickory Woods are placed on notice that the real estate along the subdivision’s entire northern boundary is a working farm that includes livestock. This is a recorded disclosure in the CC&Rs and applies to all current and future owners.

The information in this section is based on a review of the Hickory Woods Covenants and Restrictions as of June 3, 2026. CC&Rs are legal documents that can be amended, and homeowners should review the current recorded documents or consult with a real estate attorney for guidance on any specific situation.

Who Tends to Connect With This Neighborhood

Hickory Woods draws buyers who want custom construction on a large lot with room between neighbors, brick or brick-combination exteriors, and mature tree coverage that doesn’t exist in newer developments. The variety in floor plans means some buyers find one-level main-floor living options, while others are looking for the larger two-story or 1.5-story configurations with three-car garages and optional finished basements. The consistent appreciation over the reporting period also makes it appealing to buyers who see strong long-term upside in a custom neighborhood with limited available inventory.

What’s Nearby

Hickory Woods is well-positioned for everyday convenience. Guilford Elementary School is approximately one mile away, and Plainfield Community High School is a short drive. I-70 access makes commuting into Indianapolis straightforward, and US-40 connects to shopping, dining, and services in both directions. The Plainfield commercial corridor is close, and Indianapolis International Airport is roughly fifteen minutes east. The overall setup gives residents proximity to everything Plainfield offers without being in the middle of it.

The sales data in this report covers January 1, 2021 through June 3, 2026. If you’re researching Hickory Woods right now and want to know what’s sold more recently, reach out. I can pull the most current data and walk you through what it means for your specific situation.

If you’re thinking about selling in Hickory Woods, or you’ve had your eye on this neighborhood, I’d love to talk through what the market looks like for your specific home. Call or text me at 317-987-7068, or reach out at rene@indyhomepros.com.

If you’re curious about working with someone who digs this deep into the data, you can learn more about how I work with buyers and sellers across Hendricks County.

If you’ve worked with me before and haven’t left a review, I’d really appreciate it. You can leave a Google review here, or find me on Zillow and Realtor.com.

Frequently Asked Questions About Hickory Woods in Plainfield, Indiana

What are homes selling for in Hickory Woods?

Based on 19 closed sales between January 1, 2021 and June 3, 2026, the median sale price was $565,518 and the average was $593,048. Prices ranged from $390,000 to $752,000. More recent 2025 sales ranged from $564,900 to $752,000, with a median of $699,000.

How much have Hickory Woods home prices gone up?

The median sale price rose from $515,000 in 2021 to $699,000 in 2025, an increase of 35.7% over four years, or roughly 7.9% per year. Price per square foot tracked similarly, rising from $150/sqft in 2021 to approximately $203/sqft in 2025 (adjusted for one outlier).

How long does it take to sell a home in Hickory Woods?

The median days on market across all 19 closed sales was 14 days. The average was 29 days. Well-priced, well-maintained homes have consistently moved in two weeks or less. A few outliers with extended market times pulled the average higher, but those situations appear to have been property-specific.

What are the HOA fees in Hickory Woods?

Based on closed sales data, the annual HOA fee has ranged from $150 to $165 per year across the 2021–2026 reporting period. The original founding assessment was $125 per year. Buyers should confirm the current annual fee directly with the Hickory Woods Property Owners Association before closing.

Are pools allowed in Hickory Woods?

In-ground pools are permitted with written approval from the Committee, which requires submitted plans including drainage, fencing, placement, and lighting details. Above-ground pools are explicitly prohibited. No pools appear in the 19 closed sales recorded in this report.

What kind of fences are allowed in Hickory Woods?

Only brick or wrought iron privacy fences are permitted, with a minimum height of 4 feet and maximum of 8 feet. Chain link fencing is prohibited except for decorative or vinyl-coated styles with specific Committee approval. Board fencing is not permitted under any circumstance. All fence plans require prior written Committee approval before construction.

Can I build a basement in Hickory Woods?

Basements are permitted in Hickory Woods, with one important exception: the CC&Rs prohibit basement construction on lots numbered 58 through 77. Buyers interested in a home with a basement, or planning to add one, should confirm the lot number first. Approximately 47% of the closed sales in this report included a basement.

Can I park my RV, boat, or trailer in my driveway in Hickory Woods?

No. The CC&Rs prohibit boats, trailers, campers, RVs, house trailers, and mobile homes from being kept or parked on any lot unless stored inside a closed garage. No vehicle with more than 3/4 ton hauling capacity may be parked on the property except for active deliveries or pickups. No vehicle of any kind may park on a subdivision road for more than 24 hours.

What exterior materials are required in Hickory Woods?

All exterior building materials must be brick, stone, drivet (EIFS), wood, or a combination. No aluminum or vinyl siding is permitted. The first story of every dwelling, including attached garages, must be at least 85% brick or stone. Roof shingles require Developer or Committee approval. Exterior chimneys must be masonry.

Is there anything unique I should know about Hickory Woods before buying?

A few things stand out. First, the CC&Rs disclose that the northern boundary of the subdivision adjoins a working farm with livestock — all lot owners are placed on notice of this in the recorded covenants. Second, basements are not permitted on lots 58 through 77, so verify the lot number if a basement matters to you. Third, all exterior improvements, including fences, pools, additions, and color changes, require Committee approval before work begins.