Indiana Home Selling Guides
All my Indiana guides in one spot: probate, inherited houses, foreclosure, back taxes, vacant houses and problem tenants. Indiana is a court-foreclosure state with no redemption after the sheriff's sale, a one-year redemption after a tax sale, and a 2025 law that lets police remove squatters within 48 hours. Start with the situation that fits, and keep the five rules below in mind.
Reviewed by Dennis Fassett, founder of Dennis Buys Houses · Updated November 2026
General information, not legal advice. Indiana's 92 counties each have their own courts, treasurer and auditor, so confirm the details for yours.
Start With Your Situation
- How to Sell a House in Probate in IndianaUnsupervised administration, when the court must approve, the creditor window and the contents.
- Selling an Inherited House in IndianaTOD deeds, surviving spouses, older houses, disclosure, siblings and selling from out of state.
- Selling a House in Foreclosure in IndianaThe 30-day notice, settlement conferences, the three-month wait and no redemption after the sale.
- Selling a House With Delinquent Property Taxes in IndianaMay and November due dates, tax sale certificates, one-year redemption and the surplus fund.
- Selling a Vacant House in IndianaInsurance, winter, the 2025 squatter law and code enforcement in South Bend.
- Selling a House With Bad Tenants in IndianaThe ten-day notice, no self-help, belongings left behind and the 45-day deposit rule.
Five Indiana Rules Worth Knowing
- Unsupervised estates can sell without a court orderSupervised estates need the court's approval. (IC 29-1-7.5-3)
- Foreclosures go through courtA 30-day notice before filing and a chance to request a settlement conference. (IC 32-30-10.5-8)
- No redemption after the sheriff's saleAnd most sales can't happen until three months after filing. (IC 32-29-7-3)
- Tax sales come with about a year to redeem120 days for county-held certificates. (IC 6-1.1-25-4)
- Ten days' notice for unpaid rentAnd no lockouts or shutoffs without a court order. (IC 32-31-1-6)
Want a Number to Compare Against?
Tell me about your Indiana house and what's going on. I'll give you a straight as-is number, and tell you if listing makes more sense.
Indiana Cities I Work In
I buy all over Indiana, and I'm especially active in St. Joseph County, from South Bend and Mishawaka to Granger and the small towns around them. The guides point out where local practice matters: the county's online tax sale, the regional land bank and South Bend code enforcement.
How It Works
- 1Tell me about the house
Two minutes online or a phone call. The address, the condition and what's going on.
- 2Get a straight as-is number
No repairs, no showings. I'll tell you how I got there, and if listing would net you more.
- 3Pick your closing date
Close with an Indiana title company on the date that works for you, with remote signing if you're out of state. Take what you want and leave the rest.
An as-is offer is a benchmark, not a commitment. There's no obligation to accept my offer — you're in the driver's seat.
Where I Fit, and Where I Don't
I'm usually a good fit when the house needs work, is full of belongings, is tied up in an estate, foreclosure, back taxes or a tenant problem, or you just want it handled.
You also don't have to clear the house for Dennis Buys Houses. Leave behind what you don't want and it's on us.
I may not be a good fit if the house is in good shape and you have time to list it. A listing will likely net you more in that case, and I'll tell you so.
One way or the other, I'll be upfront about whether I'm a good fit.
Frequently Asked Questions
Yes. They're written around the Indiana Code and Indiana courts, with notes for St. Joseph County.
For probate, foreclosure and eviction questions, an Indiana attorney is worth calling. The guides help you ask the right questions.
Yes. Take what matters and leave the rest. Dennis Buys Houses handles what's left.
It happens all the time, like an inherited house with back taxes that's sitting empty. Start with the closest deadline.
Tell me about the house online or call me. I'll give you a straight number and tell you if listing would net more.
The Indiana Code is online through the Indiana General Assembly. Your county treasurer, auditor and courts post their own forms and schedules.
Indiana Selling Guides
- How to Sell a House in Probate in Indiana
- Selling an Inherited House in Indiana
- Selling a House in Foreclosure in Indiana
- Selling a House With Delinquent Property Taxes in Indiana
- Selling a Vacant House in Indiana
- Selling a House With Bad Tenants in Indiana
Have a House in Indiana You Need to Sell?
Tell me about the house and what's going on. I'll give you a straight as-is number, and if a listing would leave you better off, I'll tell you.