Bargersville Aims for $1 Billion in Development with Downtown Master Plan
Bargersville town officials have set their sights on a transformative redevelopment of the downtown area and State Road 135 corridor, aiming to attract over $1 billion in new assessed value through mixed-use development.
To bring that vision to life, the town engaged planning firm Browning Day to develop a Downtown/SR 135 Corridor Master Plan. The plan outlines phased redevelopment areas, including retail hubs, cultural institutions, new parks, and more than 1,500 new housing units of varying types including apartments, live/work spaces and townhomes.
“This is not just about new buildings, it’s about creating a walkable, connected, vibrant downtown district that respects our town’s history while preparing for the future,” said Dax Norton, Bargersville Town Manager. “The goal is to expand but also preserve the historical integrity of the existing Historic Commercial District.”
Norton said the effort is part of a broader fiscal strategy to shift the town’s property tax base toward more sustainable long-term growth.
“The Town Council currently has prioritized the attraction of the 3% tax cap category taxpayer,” Norton said. “This translates into the attraction of multi-story, mixed-use construction with a combination of retail, commercial/office, and high-quality, high-density housing options.”
Under Indiana’s property tax cap system, residential owner-occupied properties are taxed at a maximum of 1% of assessed value, while commercial and industrial properties fall into the 3% bracket. Currently, just 8% of Bargersville’s tax base falls under the 3% cap, but town leaders want to change that to 20% by 2030. Norton referred to it as the “80/20 by 2030” initiative.
The plan is currently undergoing approvals, with the Redevelopment Commission approving it on April 10, the Plan Commission on April 14, and final Town Council approval slated for May 12.
Norton said high-density mixed-use development is central to the town’s vision for several reasons.
“High density will encourage a walkable community, reduce the cost of providing basic services like public safety, streets, water/sewer, etc., and it will help reach our goal of 80/20 by 2030,” he said.
To support business attraction and promote the new vision, Bargersville is rolling out a branding and external marketing campaign targeted at prospective developers and investors.
“This will help communicate that Bargersville is open for business and ready to support compatible development,” Norton said.
As for infrastructure, Norton said the town expects most major improvements to be developer-funded, with the town exploring additional tools such as tax increment financing (TIF) to bridge funding gaps.
“Most infrastructure will be built by the private development partners that build out the plan,” Norton said. “The town will consider using TIF and other finance tools to assist the development community with the financing of the needed infrastructure.”
The draft plan includes 2.9 million square feet of new development, a public art strategy, and pedestrian and parking enhancements. If fully realized, town officials estimate it could generate over $1 billion in new assessed property value.
“We’re building a long-term future for Bargersville that supports local businesses, attracts investment, and enhances quality of life for our residents,” Norton said.