Sell My Warehouse in Indianapolis, IN

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Didenko Capital buys warehouses, IOS yards, and light-industrial and flex buildings in the Indianapolis area. We buy warehouses in all states, including Indiana and the Indianapolis area.

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Selling in Indianapolis comes with local rules. In this guide to selling in Indianapolis: the county-wide zoning ordinance’s four industrial districts and what each allows for yards and trucks, current market numbers by submarket and building type, rail and air freight links, assessment appeals, deed paperwork and Indiana’s cleanup programs.

Indianapolis Warehouses, IOS Yards, and Flex Buildings

We buy truck yards, trailer yards, container yards, and other industrial outdoor storage (IOS) sites in the Indianapolis area. We buy manufacturing buildings and industrial land in the Indianapolis area.

We buy buildings that are leased to tenants, owner-occupied, or vacant. Condition does not rule a property out. Want to stay in the building after you sell? Ask us about a sale-leaseback.

Cushman & Wakefield’s Q3 2026 Indianapolis report counts 2,881 industrial buildings: 1,087 medium distribution, 536 manufacturing, 484 office showroom, 303 modern bulk, 248 flex, 139 traditional bulk and 84 transport. It says warehouse/distribution users accounted for 96.5% of the quarter’s leasing activity.

Indianapolis Industrial Market Facts

Zoning Across Indianapolis and Marion County

The whole county shares one code: Chapter 740 and chapters 741, 742, 743 and 744 are officially the Zoning Ordinance for Marion County, Indiana, and apply to all lands within Marion County (edition effective August 19, 2026). Its four industrial districts, in the ordinance’s purpose statements, shortened:

I-1 Restricted Industrial: industries that present the least risk to the public, with the entire operation within a completely enclosed building.
I-2 Light Industrial: industries that present minimal risk; outdoor operations and storage are completely screened if adjacent to protected districts and limited to a percentage of the total operation.
I-3 Medium Industrial: an intermediate district for industries that present moderate risks to the general public.
I-4 Heavy Industrial: heavy industrial uses which present an elevated risk to the general public.

Table 743-1, the use table, marks a use P (allowed by right), S (approval of a Special Exception) or A (allowed only if it is incidental and subordinate to a permitted or approved use); a blank cell means prohibited. The four industrial columns, for the uses a yard or truck operation depends on:

Use in Table 743-1	I-1	I-2	I-3	I-4
Warehousing and distribution	By right	By right	By right	By right
Outdoor storage and operations (accessory)	Accessory, capped	Accessory, capped	Accessory, no limit	Accessory, no limit
Heavy outdoor storage (primary use)	Blank (prohibited)	Special exception	By right	By right
Fleet terminal (includes motor truck terminals)	Blank (prohibited)	Blank (prohibited)	By right	By right
Truck stop	Blank (prohibited)	By right	By right	By right
Automobile and vehicle storage (includes trucks)	Blank (prohibited)	By right	By right	By right

The caps come from Table 743-306-2: in I-1, outside operations are not permitted and outside storage is not permitted within 500 ft. of a protected district; in I-2, neither is permitted within 500 ft. of a protected district; in both, storage and operations are limited to 25% of the total gross floor area of enclosed buildings. Outdoor storage and operations must be screened in accordance with Section 744-508.C.

Heavy outdoor storage means goods, material, or merchandise kept outdoors for more than 24 hours, typically weighing more than 75 pounds, including storage of heavy equipment, railroad equipment, a rail yard and terminal, and utility pole yards and pipe yards. It is not permitted in a wellfield protection district or flood control zoning district. The Board of Zoning Appeals may grant a Special Exception, where the table shows S, following public hearing of the petition.

Fleet terminals include motor truck terminals, where trucks, including tractor or trailer units are parked, stored, or serviced; outside I-4 they may be no larger than 10 acres, and the parking of trucks or trailers is not construed as outdoor storage in computing permitted outdoor storage and operations. Truck stops are not permitted within 500 ft. of a protected district. Table 743-1 has no container-yard row, and a use that is not listed is prohibited unless the Administrator determines it is substantially similar to a listed use (Section 743-210).

A summary, not legal advice: the Zoning Code itself governs.

Overlays can change what a base district allows, so check your exact property.

Source: City of Indianapolis, Department of Metropolitan Development, Consolidated Zoning/Subdivision Ordinance (The Zoning Ordinance, Indianapolis-Marion County), effective August 19, 2026 (PDF).

Indianapolis Industrial Market: Q3 2026

From Cushman & Wakefield’s Q3 2026 MarketBeat for the Indianapolis industrial market:

Inventory: 358,219,718 sq ft in 2,881 buildings.
Vacancy: 5.2%, down 80 bps from the prior quarter and the lowest since Q3 2022.
Net absorption: 3,778,771 sq ft in the quarter, the fifth consecutive quarter above 3.0 million sq ft, and 11,917,304 sq ft year to date, up 48.1% from a year earlier.
New leasing: 4.9 million sq ft across 60 leases; the 13 deals over 100,000 sq ft made up 83.5% of it.
Asking rent: $6.60 per sq ft per year, overall net, up 10.2% from $5.99 a year earlier.
Construction: 2,636,427 sq ft completed year to date and 8,932,541 sq ft underway in 24 projects (nine build-to-suit, 15 speculative), more than triple the 2.5 million sq ft of a year earlier; 87.8% of the speculative space was still available.

These are one firm’s figures for one quarter.

Newer quarters and other reports may differ.

Indianapolis Submarkets and Building Types

The report’s statistics table splits the market into nine submarkets, listed here by inventory, with the weighted average net asking rent per sq ft per year:

Submarket	Inventory (sq ft)	Overall vacancy	Net asking rent
Southwest	104,323,582	4.2%	$6.29
Northwest	79,805,461	3.5%	$7.78
East	64,892,086	7.1%	$6.28
South	35,656,657	9.4%	$5.68
Northeast	21,291,078	3.3%	$9.27
West	20,644,011	3.1%	$8.14
Southeast	18,972,477	7.8%	$6.74
Downtown	6,687,238	5.5%	$7.50
North	5,947,128	3.6%	$12.25

The Southwest, West, Northwest and South submarkets hold 8.0 million sq ft, or 89.1%, of the space under construction. The same table also splits the market by building type:

Building type	Inventory (sq ft)	Overall vacancy	Net asking rent
Modern Bulk	170,708,134	6.9%	$5.66
Medium Distribution	72,429,545	4.5%	$7.70
Manufacturing	53,386,766	1.9%	$5.68
Traditional Bulk	34,980,780	4.1%	$8.94
Office Showroom	14,572,128	3.8%	$10.34
Flex	8,540,856	4.5%	$9.93
Transport	3,601,509	2.0%	$19.89

Source: Cushman & Wakefield, MarketBeat Indianapolis Industrial, Q3 2026 (PDF, 4 pages).

Rail Ramps, Air Cargo and Air-to-Truck Links

Indianapolis International (IND): its 2025 all-cargo landed weight, 4,327,641,825 lbs, was 3.61% below the 4,489,767,935 lbs of 2024 and ranked 10th among U.S. airports in the Federal Aviation Administration’s final table.
Rail intermodal: INDOT’s May 2023 freight plan says Indiana has two major rail to flatcar/container on flatcar facilities in the BTS database, both of which are located in the Indianapolis metropolitan area: the CN/Indiana Rail Road Company Intermodal Terminal in Indianapolis and the CSX Intermodal Terminal in Avon.
Air-to-truck: the same plan identified seven major air-to-truck facilities, all of which are located on the southwest side of Indianapolis and serve the Indianapolis International Airport.

Sources: Federal Aviation Administration, Final Calendar Year 2025 All-Cargo Landed Weight, table dated 9/22/2026, rank 10 row (IND); Indiana Department of Transportation (INDOT), Indiana Multimodal Freight and Mobility Plan, May 2023 (report PDF).

How It Works

Tell us about your property. Fill out the short form: the address, the condition, and when you want to sell.
We look at it. We review the details and look at the property.
You get a cash offer.
You decide. Say yes and we sign a purchase agreement. Say no and you owe nothing.

There is no commission to us and no fee to us. Asking for an offer is free, and you are not committed to anything unless you sign a purchase agreement.

Selling a Warehouse in Indianapolis: Frequently Asked Questions

Who buys warehouses directly from owners in Indianapolis?

Direct buyers such as Didenko Capital. Didenko Capital buys warehouses, IOS yards, and light-industrial and flex buildings in the Indianapolis area.

Where in Marion County can land be used to store equipment, park trucks and trailers, or hold containers?

It depends on the zoning district. In the Marion County zoning ordinance, heavy outdoor storage as the main use of a lot is allowed by right in I-3 and I-4, needs a Special Exception in I-2, and is prohibited in I-1; it is not permitted in a wellfield protection district or flood control zoning district. Outdoor storage tied to a building’s primary use is an accessory use in all four industrial districts and must be screened; its maximum square footage has no limit in I-3 and I-4 and is capped in I-1 and I-2. Fleet terminals, which include motor truck terminals where trucks, including tractor or trailer units are parked, stored, or serviced, are allowed by right in I-3 and I-4, no larger than 10 acres outside I-4. Truck stops are allowed by right in I-2, I-3 and I-4, but not within 500 ft. of a protected district. Table 743-1 carries no separate row for a container yard. Ask your attorney before counting on a use.

Where can I find a Marion County parcel’s zoning?

The City’s zoning browser lets you search the map or enter a parcel number, then shows the primary and secondary zoning, rezoning, variances (if available online), and flood zone status. Zoning letters from the Department of Business and Neighborhood Services (DBNS) only state what the current zoning of the property is and do not certify permitted uses, so the City says to refer to the zoning ordinance to confirm whether a specific use is allowed. Overlays can change what a base district allows, so check your exact property.

How is an industrial assessment appealed in Marion County?

Indiana’s Department of Local Government Finance says an appeal begins with filing a Form 130 with the local assessing official, and only the current year’s assessed valuation may be reviewed, though objective claims may be made for up to three years of assessments. The Marion County Assessor’s Office lists a preliminary conference, then a hearing whose officer makes a recommendation to the Property Tax Assessment Board of Appeals (PTABOA), which decides the case; an appeal to the Indiana Board of Tax Review must be filed within 45 days of receiving the PTABOA’s determination. For a subjective appeal, the Assessor’s deadline is June 15th of the payable tax billing year. Ask your attorney what that means for your building.

What paperwork goes with a deed in Marion County?

The Marion County Assessor’s Office says sales disclosures are necessary for most transactions involving deeds, and the Recorder’s page says the transfer stamp from the Assessor’s office is required before a deed can be recorded. The Recorder lists fees of $10.00 per parcel per document and $20.00 for each sales disclosure to the Assessor, and $35.00 per document to the Recorder. Indiana’s Department of Local Government Finance lists the Sales Disclosure Form (Form 46021) and a Sales Disclosure Form Addendum for commercial or industrial property (Form 57018).

Is there a state program for an older Indiana industrial site with contamination?

Environmental history is part of how we price a property, not an automatic no. The Indiana Department of Environmental Management (IDEM) lists a Voluntary Remediation Program, which provides a process for property owners or prospective owners to voluntarily investigate and, if necessary, clean up property that is or may be contaminated, and limit their future liability. It also lists the Indiana Brownfields Program, which is voluntary and provides incentives to address abandoned, inactive, or underutilized commercial or industrial properties with potential or actual contamination. Ask an environmental attorney or consultant about your site.

Is it a cash offer?

Yes. We make cash offers.

Do you buy warehouses in Indiana?

Yes. We buy in all states.

Get a Cash Offer for Your Indianapolis Warehouse

We buy in all states, as-is, with a cash offer and no commission to us. Tell us about your warehouse and get a cash offer.