Bentley Commons is a 55+ patio home community in Indianapolis's Franklin Township, offering one of the most affordable entry points into active adult ownership in the metro. Built between 1999 and 2000, the community features attached and single-level paired patio homes in the 1,150–1,636 square foot range, with resale prices typically falling in the $130,000–$250,000 corridor.
This is not a resort-style amenity community. The draw here is simplicity: lawn care, snow removal, and common area maintenance are included in the HOA. Three scenic ponds and a gazebo provide outdoor gathering space. Franciscan Health, Community Hospital South, and the broader south-side Indianapolis healthcare corridor are all close. The trade-off is Marion County's tax structure — the highest income tax rate in the metro at 2.02% county — and a resale inventory of homes now 25 years old that will need component replacement attention.
Community Snapshot
| Location | Franklin Township, Indianapolis, Marion County |
| Home Type | Attached and paired patio homes (single-level) |
| Home Size | ~1,150–1,636 sq ft |
| Year Built | 1999–2000 |
| Price Range | ~$130K–$250K resale |
| HOA Includes | Lawn care, snow removal, common area maintenance |
| Amenities | Gazebo, three ponds with fountain |
| County | Marion County (property tax ~1.19%, income tax 2.02%) |
| Nearby Healthcare | Franciscan Health, Community Hospital South |
Annual Cost Estimate at $170,000
| Cost Category | Annual | Notes |
|---|---|---|
| Property Tax | ~$912 | Marion Co. ~1.19% on ~$76.6K net assessed (homestead applied) |
| HOA Fee | ~$1,440–$1,800 | ~$120–$150/mo est.; confirm at listing |
| Homeowner's Insurance | ~$780 | Older attached home; Indiana avg |
| Maintenance Reserve | ~$1,200 | Homes built 1999–2000; HVAC, roof approaching replacement window |
| Total Annual Carrying Cost | ~$4,332–$4,692 | ~$361–$391/mo beyond mortgage |
Maintenance reserve is buyer-funded, not an HOA line item. Homes built in 1999–2000 may have HVAC systems (20–25 year lifespan), roofs, and water heaters approaching or past typical replacement cycles. Budget accordingly.
Who Bentley Commons Makes Sense For
Bentley Commons is a strong fit for buyers who: (1) are primarily concerned with monthly cash flow and don't want a large mortgage payment, (2) have income that is predominantly Social Security (which is Marion County-exempt) rather than IRA drawdowns (which are taxable), (3) want a genuine low-maintenance lifestyle without resort amenities they won't use, or (4) are Indianapolis natives who want to stay on the south side near established social networks and healthcare relationships.
It's a poor fit for buyers who expect community activities and organized programming, or who draw heavily from 401(k) accounts (where Marion County's 2.02% income tax creates a persistent cost disadvantage vs. Hamilton County alternatives).
What to Ask Before Buying
Because these homes are 25 years old, due diligence should include: (1) HVAC system age and condition — original systems are at or past expected service life. (2) Roof condition and remaining life. (3) HOA reserve fund balance — a small HOA with limited reserves on aging common areas is a special assessment risk. (4) The HOA's rules on exterior modifications, since the patio home structure means your exterior is shared or adjacent to a neighbor's. (5) Flood zone status relative to the three ponds.
Get Help Evaluating Bentley Commons
Older 55+ communities require more due diligence than new construction. We can connect you with an agent experienced in south-side Indianapolis resale who knows the right questions to ask before you make an offer.
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