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Clinton County, Indiana Court Filings Intelligence

Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Clinton County court dockets. Updated 2026-07-16. See methodology.

Data current as of 2026-06-10 · refreshes nightly #20 of 23 Indiana counties we cover by filing volume
Investor takeaway

About Clinton County

Clinton County is a county located in the U.S. state of Indiana. As of 2020, the population was 33,190. The county seat is Frankfort.

Source: Wikipedia

At a glance

1693 verified property-related court filings tracked across 57 months (Jan 2020 to Jun 2026).

30 typical monthly filing volume.

#20 of 23 Indiana counties Keystone covers, ranked by total filing volume.

0% of filings involve owners whose mailing address differs from the property address (2 of 1693 filings).

$130,850 median estimated property value across the 20 filings with property-enrichment data (1% coverage).

3.2% Indiana unemployment rate (BLS, as of 2026-05). Filings should be read against the local-economy backdrop.

Filing type breakdown

Filing typeFilingsShare
Divorce 592 35.0%
Probate 499 29.5%
Guardianship 266 15.7%
Pre-Foreclosure 186 11.0%
Partition 150 8.9%

Each row is a distinct case verified for current owner-of-record before inclusion.

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Monthly filing activity

MonthFilingsvs prior
Jan 2020 30
Feb 2020 27 -3
Mar 2020 41 +14
Apr 2020 28 -13
May 2020 29 +1
Jun 2020 30 +1
Jul 2020 38 +8
Aug 2020 21 -17
Sep 2020 38 +17
Oct 2020 37 -1
Nov 2020 24 -13
Dec 2020 43 +19
Jan 2021 21 -22
Feb 2021 44 +23
Mar 2021 42 -2
Apr 2021 40 -2
May 2021 24 -16
Jun 2021 41 +17
Jul 2021 37 -4
Aug 2021 35 -2
Sep 2021 30 -5
Oct 2021 24 -6
Nov 2021 28 +4
Dec 2021 25 -3
Jan 2022 34 +9
Feb 2022 26 -8
Mar 2022 36 +10
Apr 2022 28 -8
May 2022 37 +9
Jun 2022 33 -4
Jul 2022 28 -5
Aug 2022 27 -1
Sep 2022 28 +1
Oct 2022 30 +2
Nov 2022 17 -13
Dec 2022 14 -3
Jan 2023 41 +27
Feb 2023 23 -18
Mar 2023 27 +4
Apr 2023 30 +3
May 2023 34 +4
Jun 2023 25 -9
Jul 2023 41 +16
Aug 2023 23 -18
Sep 2023 24 +1
Oct 2023 26 +2
Nov 2023 26 0
Dec 2023 27 +1
Jan 2024 40 +13
Feb 2024 20 -20
Mar 2024 28 +8
Apr 2024 22 -6
Jun 2024 22 0
Feb 2026 4 -18
Mar 2026 33 +29
May 2026 28 -5
Jun 2026 34 +6

Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.

Geographic concentration by ZIP

Top 8 ZIPs in Clinton County account for 2.9% of all tracked filings, showing where distressed real estate activity clusters.

ZIPCityFilingsShare
46041 FRANKFORT 30 1.8%
46057 MICHIGANTOWN 6 0.4%
46058 MULBERRY 5 0.3%
46065 Rossville 3 0.2%
46050 KIRKLIN 2 0.1%
46039 Forest 1 0.1%
46035 Colfax 1 0.1%
46979 Russiaville 1 0.1%

Based on filings with a parseable property address (3% of Clinton County filings).

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Property value distribution

Estimated valueFilingsShare
Under $75k 3 15.0%
$75k - $150k 11 55.0%
$150k - $250k 5 25.0%
$250k - $400k 1 5.0%

Source: third-party property enrichment (1% coverage on Clinton County filings). Median $130,850; mean $142,020.

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Day-of-week filing pattern

DayFilingsShare
Sun 5 0.3%
Mon 348 20.6%
Tue 350 20.7%
Wed 352 20.8%
Thu 340 20.1%
Fri 290 17.1%
Sat 8 0.5%

Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 1693 filings with a parseable date.

Building characteristics

Per-property details from third-party property enrichment, aggregated across the 50 filings with characteristic data:

IndicatorValue
Median lot size3300.0 acres
Owner-occupied (at time of enrichment)0.0%

Housing stock + distress signals

Underlying housing stock and distress indicators across all 13496 Clinton County housing units, from US Census ACS 5-year data. National reference values shown for context.

Indicator Clinton County US average
Vacancy rate (incl. seasonal + for-sale)8.2%10.5%
Share of owner-occupied units carrying a mortgage59.2%60.8%
Pre-1940 housing stock35.5%12.3%
Single-family detached share of housing stock84.2%61.2%
Residents age 65 or older16.3%17.3%

Source: US Census Bureau American Community Survey (ACS 2023 5-year). National reference values are ACS 2022 5-year US totals. Why these matter: vacancy rate is the strongest single proxy for distressed inventory; mortgage-carrying share defines the risk pool exposed to rate environment; pre-1940 stock signals deferred maintenance and renovation opportunity; senior population correlates with probate pipeline depth.

Rent benchmark (HUD Fair Market Rent)

HUD sets Fair Market Rents at the metro area level — the same FMRs apply to every county within the metro. Clinton County sits within the Clinton County, IN. Used to set Section 8 voucher amounts; investors use it as a defensible rent-estimate floor for buy-to-rent underwriting.

Unit size Fair market rent / month
Efficiency / studio$731
1-bedroom$804
2-bedroom$1,007
3-bedroom$1,328
4-bedroom$1,343

Source: US Department of Housing and Urban Development, Fair Market Rents (None). 40th-percentile gross rent including utilities. Why this matters: Section-8-eligible tenants are a baseline demand floor for rental inventory at these price points; FMR is the official ceiling for voucher-eligible rents.

New construction (market momentum)

Annual building permits filed in Clinton County from the US Census Building Permits Survey. Trend signal on whether new housing demand is accelerating or contracting in this market.

Indicator Value
Total housing units permitted (2025)36
Year-over-year change (2024 → 2025)-39.0%
Single-family share of permits (2025)94.4%
Single-family units permitted34
Multifamily units permitted (2+ units per building)2

Source: US Census Bureau Building Permits Survey, annual cumulative data. Why this matters: permits trending up signals strong demand for new inventory; permits contracting at the same time foreclosure activity rises indicates broader market softening (deals price differently). Multifamily share shows whether the market is densifying or holding to single-family stock.

Macro context: state home prices and national delinquency

Clinton County filings should be read against the broader housing-market backdrop. Indiana state home-price trend and the national mortgage-delinquency rate are the two macro signals most directly relevant to foreclosure exposure.

IndicatorValuePeriod
Indiana home price index (year-over-year)+4.3%2026-01-01
Indiana home price index (cumulative since 2020)+64.9%2026-01-01
National mortgage delinquency rate (30+ day, single-family)1.89%2026-01-01

Sources: Federal Housing Finance Agency state house price indices (FRED series INSTHPI); Federal Reserve Board, Mortgage Delinquency 30+Day Rate on Single-Family Residential Mortgages (FRED series DRSFRMACBS). Updated quarterly. Free public data.

Most active foreclosure plaintiffs in Clinton County

Top mortgage holders and servicers named in foreclosure complaints filed in this county. Lender names are normalized to collapse common legal-suffix variants (e.g. "as Trustee for X Trust", "N.A.").

PlaintiffForeclosure filings
U.S. BANK N.A 1
VILLAGE CAPITAL & INVESTMENT LLC 1

Source: plaintiff names extracted from Clinton County foreclosure complaint text. Court records are public information.

Post-filing sale outcomes in Clinton County

What happens to distressed properties after a court filing? By cross-referencing each filing's property with county assessor and deed-transfer records, we track which properties sold, how long the process took, and at what price. This analysis covers 50 filings (3.0% of all 1693 filings) where parcel-level tracking is available.

10.0%
of tracked properties sold post-filing
208
median days from filing to sale
$126,500
median post-filing sale price
0.93x
sale price vs. assessed value

Time from filing to sale

How quickly do distressed properties sell after a court filing is recorded? This distribution shows where post-filing sales cluster.

Timeframe Sales Share
Under 30 days 0 0.0%
31–90 days 0 0.0%
91–180 days 0 0.0%
181–365 days 3 60.0%
Over 1 year 2 40.0%

Sale rates by filing type

Not all distress types lead to property sales at the same rate. Foreclosures tend to result in eventual sales more often than probate or divorce filings.

Filing type Tracked Sold Sale rate
Pre-Foreclosure 13 5 38.5%
Divorce 21 0 0.0%
Probate 8 0 0.0%
Guardianship 8 0 0.0%

How sales relate to the filing

Not every post-filing sale is caused by the court case. We classify each sale's relationship to the original filing so investors can focus on the highest-signal outcomes. 100.0% of confirmed sales were directly driven by the filing.

Attribution Meaning Sales Share
Filing-driven Sale occurred as a direct result of the court filing (e.g., foreclosure auction, probate liquidation) 5 100.0%

Source: county assessor and deed-transfer records cross-referenced with court filings by parcel ID. Sale outcomes tracked for 50 of 1693 filings (3.0% parcel coverage). Timing based on 5 sales with valid filing and sale dates. Prices based on 5 sales with recorded sale amounts.

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Filing velocity by case type

How each distress category is trending — are foreclosures accelerating while divorces cool, or vice versa? This breakdown is only possible with direct court-record data.

Case type Total Share Trend
Divorce 592 35.0% +100.0%
Probate 499 29.5% -21.4%
Guardianship 266 15.7% +27.3%
Pre-Foreclosure 186 11.0% +118.2%
Partition 150 8.9% +50.0%

Trend = recent 2-3 month volume vs prior 2-3 months (current partial month excluded). Positive = accelerating; negative = cooling.

Seasonal filing patterns

Court filings peak in Jul and are lowest in Nov. Filing volume is relatively steady year-round.

Month Avg filings Relative
Jan 33.2
92%
Feb 24
67%
Mar 34.5
96%
Apr 29.6
82%
May 30.4
84%
Jun 30.8
86%
Jul 36
100%
Aug 26.5
74%
Sep 30
83%
Oct 29.2
81%
Nov 23.8
66%
Dec 27.2
76%

Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Jul), with a 1.5x peak-to-trough ratio.

ZIP code distress hotspots

Distress is geographically dispersed across 8 ZIP codes, with no single area dominating.

ZIP Area Filings Share Median value
46041 Frankfort 30 1.8% $113,500
46057 Michigantown 6 0.4% $134,000
46058 Mulberry 5 0.3% $89,300
46065 Rossville 3 0.2% $238,000
46050 Kirklin 2 0.1% $212,900
46039 Forest 1 0.1% $138,000
46035 Colfax 1 0.1% --
46979 Russiaville 1 0.1% $175,700

Top 8 of 8 ZIP codes with filings.

Non-resident owner analysis

Most filings (100%) involve owner-occupied properties. The relatively low absentee rate suggests distress is primarily hitting homeowners, not institutional investors.

0.1%
Non-resident owners
Case type Total filings Non-resident %
Divorce 592 0.2%
Probate 499 0.0%
Guardianship 266 0.0%
Pre-Foreclosure 186 0.5%
Partition 150 0.0%

Non-resident = owner's mailing address differs from the property address. Could indicate out-of-state landlords, inherited estates, second homes, or in-transition properties.

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Distress composition and shifts

Pre-Foreclosure share is rising. Probate, Guardianship share is declining. High diversity in distress types suggests multiple independent factors driving court filings, not a single economic shock.

Case type Recent share Earlier share Shift
Divorce 38.7% 34.8% +3.9pp
Pre-Foreclosure 22.6% 10.5% +12.1pp (rising)
Probate 17.7% 29.9% -12.2pp (falling)
Partition 11.3% 8.8% +2.5pp
Guardianship 9.7% 15.9% -6.2pp (falling)

Distress diversity score: 2.14 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.

Property Value Profile

The median assessed value of properties in court filings is $134,000. Pre-Foreclosure filings involve the highest-value properties (median $127,700), while Divorce filings trend lower (median $125,000). The largest segment (65.0%) falls in the $100K - $250K range.

$134,000
Median assessed value
$142,020
Average assessed value
20
Properties with values
Value range Properties Share
Under $100K 6 30.0%
$100K - $250K 13 65.0%
$250K - $500K 1 5.0%
Value breakdown by case type
Case type Median value Avg value Properties
Divorce $125,000 $140,789 9
Pre-Foreclosure $127,700 $143,843 7

Based on county assessor records for 20 properties with court filings (1.2% of total filings). Values are tax-assessed amounts, not market listing prices.

Investment Opportunity Score by ZIP Code

Across 4 ZIP codes with sufficient court filing data, ZIP 46041 (Frankfort) ranks highest with an investment opportunity score of 75/100, driven by high filing volume (30 cases).

75/100
Highest ZIP score
4
ZIPs scored
45
Average score
Rank ZIP Code Area Score Filings Avg Value Absentee %
#1 46041 Frankfort
75
30 0%
#2 46057 Michigantown
44
6 0%
#3 46058 Mulberry
35
5 0%
#4 46065 Rossville
25
3 0%
How the score is calculated

The Investment Opportunity Score combines four dimensions from verified court filing data:

  • Filing volume (35%): More filings = more potential deals in the area
  • Property value (25%): Higher assessed values = larger potential deal sizes
  • Absentee owner rate (25%): Absentee owners are more likely to sell at a discount
  • Case type diversity (15%): Multiple case types = broader opportunity set

Each dimension is normalized to a 0–100 scale across all scored ZIPs, then weighted and combined. A score of 100 means that ZIP ranks highest across all dimensions. Scores should be compared within the same county or state, not across different markets.

Based on 1693 court filings across 4 ZIP codes. ZIPs with fewer than 3 filings are excluded. Property values from county assessor records. Absentee status from property ownership verification.

Distress Capital Analysis

$2,840,400 in assessed property value is currently tied up in 20 court-filed properties. Divorce filings represent the largest capital pool ($1,267,100 across 9 properties).

$3M
Total Value at Risk
20
Properties Valued
$134,000
Median Value

Capital at Risk by Filing Type

Filing Type Total Value Properties Avg Value High Equity %
Divorce
$1,267,100
9 $140,789 --
Pre-Foreclosure
$1,006,900
7 $143,843 --
Probate
$423,400
3 $141,133 --

Based on 20 properties with assessor valuations (1.2% of 1693 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.

Market Absorption & Turnover Analysis

70 court filings tracked with 0 resolved (0.0% absorption rate). The court system is accumulating cases faster than they resolve, creating a growing backlog of 70 active cases.

0.0%
Absorption Rate
70
Active Case Backlog
Month New Filings Resolved Net Inflow Absorption
Jan 2024 35 0 +35
0.0%
Feb 2024 4 0 +4
0.0%
Mar 2024 1 0 +1
0.0%
Apr 2024 1 0 +1
0.0%
Jun 2024 1 0 +1
0.0%
Feb 2026 1 0 +1
0.0%
Mar 2026 2 0 +2
0.0%
May 2026 7 0 +7
0.0%
Jun 2026 18 0 +18
0.0%

Resolution by Case Type

Case Type Filed Resolved Absorption Avg Days
Divorce 33 0 0.0% n/a
Pre-Foreclosure 15 0 0.0% n/a
Probate 13 0 0.0% n/a
Guardianship 9 0 0.0% n/a

Absorption rate measures the percentage of filed cases that have reached a terminal resolution (judgment, dismissal, settlement, or sale). A low absorption rate indicates a growing backlog of active cases in the court system. Resolution timing based on 0 resolved cases out of 70 total filings.

Property Type Distribution

45.7% of distressed properties are classified as Duplex/Multi-Family, followed by Single Family (45.7%). Notably, Probate filings skew toward Single Family (71.4%).

Duplex/Multi-Family
Most common (45.7%)
46
Properties classified
3
Property categories
Property type Count Share Distribution
Duplex/Multi-Family 21 45.7%
Single Family 21 45.7%
Agricultural 4 8.7%
Property type by case type
Case type Dominant property type Share Properties
Divorce Duplex/Multi-Family 52.6% 19
Pre-Foreclosure Duplex/Multi-Family 46.2% 13
Probate Single Family 71.4% 7
Guardianship Duplex/Multi-Family 57.1% 7

Property classifications from county assessor records for 46 properties (65.7% of total filings). Categories normalized from assessor codes.

Case Aging & Stall Analysis

42 cases (60.0%) have been active for over a year without resolution. 2 filings in the last <30 days represent fresh opportunities.

42
Cases stalled 1yr+
60.0%
of all filings
70
Total tracked
Age Total Resolved Still active Resolution rate
<30 days 2 0 2 0.0%
30-90 days 23 0 23 0.0%
3-6 months 3 0 3 0.0%
2+ years 42 0 42 0.0%
Resolution speed by case type
Case type Total Resolved Rate Median days
Divorce 33 0 0.0%
Pre-Foreclosure 15 0 0.0%
Probate 13 0 0.0%

Case aging computed from filing date to present for unresolved cases. Resolution classified from court docket entries (judgments, settlements, dismissals, sheriff sales). Cases with a resolution event are removed from the stall count.

Property Value Distribution

The median property value in distressed filings is $119,250, with the largest concentration (40.0%) in the $50K–$100K range.

$119,250
Median value
$131,075
Average value
20
Properties valued
Price range Count Share Distribution
$50K–$100K 8 40.0%
$100K–$150K 8 40.0%
$200K–$300K 4 20.0%

Assessed property values from county assessor records for 20 properties (28.6% of total filings). Values reflect tax-assessed amounts, not market price.

Repeat litigation patterns in Clinton County

Of 67 unique property owners in court filings, 3 (4.5%) appear in multiple cases. The most active repeat filer has 2 cases spanning 25 months.

67
Unique owners
3
Repeat filers (2+ cases)
4.5%
Repeat rate

Analysis based on 67 unique owner names across court filings. Repeat filers are property owners appearing in 2 or more distinct cases.

Serial distressed properties in Clinton County

Of 48 unique properties in court filings, 3 (6.2%) have multiple filings. Average time between repeat filings: 25 months.

48
Unique properties
3
Repeat-filing properties
6.2%
Serial distress rate
25 mo
Avg time between filings

Analysis based on 48 unique property addresses across court filings. Serial distressed properties have 2 or more distinct case filings at the same address.

Why these filings are invisible on most public foreclosure sites

The largest public foreclosure-aggregator interfaces surface only post-auction bank-owned properties in Indiana. Pre-foreclosure court filings are not visible to their non-paying users. Keystone tracks the court filing the day it hits the docket, weeks or months before any property reaches the auction stage those aggregators surface.

Methodology and full audit: Court-vs-aggregator coverage gap report.

Methodology and data sources

Top cities for filings within Clinton County

Where filings concentrate inside Clinton County, by parsed property city or township.

City / Township Filings Share (of city-parsed filings)
Frankfort3061.2%
Michigantown612.2%
Mulberry510.2%
Rossville36.1%
Kirklin24.1%

Share is computed against filings with a parsed property city (not against total Clinton County filings — addresses missing the city portion are excluded from the denominator). Top 5 shown; smaller cities aggregate into the long tail.

Related Indiana guides

Indiana foreclosure process How to find leads in Indiana Top foreclosure counties in Indiana Indiana statewide analysis

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Cite: Keystone Court Data, "Clinton County Indiana Court Filings Intelligence," 2026-07-16, https://keystonecourtdata.com/reports/clinton-in-court-filings-intelligence · Download data (CSV)