What if you could launch a kayak after work and still come home to a quiet suburban street? In Leo‑Cedarville, you get both river access and comfortable neighborhood living just northeast of Fort Wayne. If you’re weighing a move, you want to know how the town lives day to day, what lots and prices look like, and how to buy smart near the water. This guide walks you through the essentials so you can decide with confidence. Let’s dive in.
Where Leo‑Cedarville fits
Leo‑Cedarville sits in Cedar Creek Township in Allen County with a 2020 Census population of 3,624. You are about 11 to 12 miles from Fort Wayne, typically an 18 to 20 minute drive depending on your start and end points, which makes commuting practical for many buyers. For a specific workplace commute, you can confirm times with a quick route test or review the distance snapshot on TravelMath.
River life meets suburbia
The St. Joseph River and Cedarville Reservoir frame the south edge of town. The town maintains public boat launches that make it easy to paddle, fish, or enjoy small‑boat recreation. You can review launch locations and park details on the Town of Leo‑Cedarville parks page.
Connectivity has improved around the reservoir as well. Allen County coordinated a temporary reservoir lowering in 2025 to replace the Grabill Road Bridge and add a sidewalk, then reopened the span in October 2025. Those upgrades make it easier to walk between Riverside Gardens Park and nearby neighborhoods. See the county’s project notes on the Leo‑Cedarville Reservoir Lowering page. If you enjoy easy access to the water, local paddling routes that begin around Leo‑Cedarville and connect to Fort Wayne stretches are highlighted by Visit Fort Wayne’s paddling guide.
Neighborhoods and lot sizes
Leo‑Cedarville offers a clear split between compact old‑town blocks and newer suburban subdivisions. That pattern comes from the town’s zoning standards, which set minimum lot sizes by district.
- Old‑town core (R4). Minimum lot area is about 5,000 square feet with a 40‑foot minimum width. Expect compact parcels that feel more traditional and closer to the center. You can see the formal standard in the town’s code for R4 Old‑Town Neighborhood.
- Suburban subdivisions (R2 and R3). Many subdivisions are zoned for larger yards. R2 requires roughly 14,000 square feet (about 0.32 acre) and an 80‑foot lot width. R3 allows about 9,000 square feet and a 70‑foot width. These districts support the classic single‑family neighborhood feel with a bit more space. Review R2 in the town code.
- Estate homes (R1). Outparcel and estate settings appear at the edges where R1 standards call for 22,000 square feet or more and 100‑foot widths. These homes typically offer deeper setbacks and privacy.
- Multifamily options (R5). Apartments and retirement communities are permitted in R5 districts under specific lot‑per‑family rules.
Across town, you’ll find a mix of mid‑century ranches and bungalows alongside newer New Traditional construction. Many floor plans in recent listings exceed 2,000 to 2,500 square feet. In some local estimates, owner‑occupancy rates are high, which often signals a stable homeowner community.
What homes cost today
As a small market, Leo‑Cedarville’s monthly sales counts can be low, so different sources report different medians at any given time. Recent examples show a wide span: a statistical index of typical values near the mid‑$300ks, a listing‑side median around the mid‑to‑high $400ks with roughly two dozen active listings, and a sales‑based median closer to the high $200ks in months with only a handful of closings. Active listings in recent months have ranged from the low $200ks to $1M+ depending on acreage, river access, and custom features.
A simple way to plan your budget is to think in bands:
- Affordable or older stock: low to mid $200ks.
- Typical suburban or modern single‑family: mid $300ks to $400ks.
- Riverfront, acreage, or high‑end custom: $500k to $900k+.
Why the numbers vary
- Median sale price reflects closed deals, which can swing when only a few homes sell in a month.
- Median list price reflects current asking prices and can skew higher or lower based on what is on the market now.
- Index measures estimate typical values across the whole stock and move more gradually.
Given the variability, your best path is a current MLS search and a property‑specific valuation. That is where appraisal‑grade guidance helps you avoid overpaying or underpricing.
Outdoor amenities at a glance
Leo‑Cedarville packs strong outdoor access into a small footprint. Use this as a quick reference:
- Boat launches and riverside parks. Find launch locations, park hours, and rules on the town parks page.
- Metea County Park. About five miles of trails, a nature center, and access to scenic Cedar Creek make this a year‑round hiking and skiing destination. Check the Allen County Parks page for programs and trail maps.
- Trails and connectivity. The town’s comprehensive plan update, Envision 2035, highlights trail and sidewalk improvements that link neighborhoods to parks and to nearby Grabill. You can view the plan materials at Envision 2035.
- Paddling routes. River stretches around Leo‑Cedarville offer approachable trips for kayaks and canoes. Review put‑ins, take‑outs, and safety notes on Visit Fort Wayne’s paddling guide.
Everyday convenience
You’ll find a small business core with cafés, a few local restaurants, and seasonal farm stands such as Cedar Creek Produce. For big‑box retail and malls, most residents drive into Fort Wayne. To sample local farm and market options, browse the regional farmers market listings.
Riverfront due diligence checklist
If you are eyeing a river or reservoir lot, build these steps into your offer prep:
- Map the flood risk. Check parcel‑level FEMA layers or contact Allen County about floodplain mapping and the effective Flood Insurance Study date of January 11, 2024. Start with the county’s Flood Information page.
- Confirm permits and setbacks. Ask the county about floodplain development permits and shoreline or riparian setback rules that affect additions, decks, or sheds.
- Get insurance quotes early. Premiums can vary by elevation and structure. A quote up front helps you compare total monthly costs across homes.
- Know the boating and parking rules. Review town launch guidelines and hours on the parks page, and ask about trailer parking at your preferred ramp.
- Plan your paddle. Identify portages, low‑head structures, and take‑outs in advance using regional paddling resources.
Commute, utilities, and services
Daily life runs smoothly with short drives to Fort Wayne jobs and shopping. Town government maintains parks and boat ramps and coordinates planning and zoning, which helps guide new development and neighborhood standards. Local service pages also point you to utilities and emergency contacts so you know who serves your future address. If you plan to build or modify, review the zoning district for your lot and speak with the town before you design.
Schools overview
Leo‑Cedarville is served by East Allen County Schools, including Cedarville Elementary, Leo Elementary, and Leo Junior/Senior High. District information and school performance data are available from EACS. If schools are central to your decision, verify current boundaries and programs directly with the district.
How Morken helps you buy confidently
When medians jump around and riverfront details matter, precise valuation and local knowledge protect your budget. As a Fort Wayne‑based, family‑operated brokerage led by a state‑certified residential appraiser, our team pairs appraisal‑grade pricing with hands‑on service. We help you compare neighborhoods by lot size, calibrate offers to current comps, and navigate floodplain questions before you commit. If you decide to sell later, your home benefits from professional photography, virtual tours, and full MLS and portal distribution.
If Leo‑Cedarville’s river‑plus‑suburbia mix fits your plans, let’s talk about next steps and timing. Reach out to Morken Real Estate Services, Inc. for a personalized consultation.
FAQs
Is Leo‑Cedarville a practical commute to Fort Wayne?
- Yes. It is roughly 11 to 12 miles, usually 18 to 20 minutes depending on your start and end points. You can confirm your exact route time using TravelMath’s distance tool.
What price range should I expect when buying in Leo‑Cedarville?
- Plan in bands: low to mid $200ks for older or smaller homes, mid $300ks to $400ks for many suburban single‑family options, and $500k to $900k+ for riverfront, acreage, or custom builds. Month‑to‑month medians vary in small markets, so ask for a current MLS comp set.
Are lots typically larger than in many Fort Wayne neighborhoods?
- Often, yes. Many subdivisions fall under R2 zoning with about 14,000 square feet minimum lots, while the old‑town core (R4) allows around 5,000 square feet. Review R2 and R4 standards for context.
Where can I launch a kayak in Leo‑Cedarville?
- The town maintains public launches at Cedarville Reservoir with access to the St. Joseph River. Check locations and hours on the town parks page and plan routes with Visit Fort Wayne’s paddling guide.
What should I know about flooding if I want a riverfront home?
- Start by checking FEMA and Allen County flood maps, ask about floodplain permits, and request flood insurance quotes before you finalize an offer. The county’s Flood Information page is a good first stop.
