Dearborn County, Indiana Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Dearborn County court dockets. Updated 2026-07-12. See methodology.
About Dearborn County
Dearborn County is one of 92 counties of the U.S. state of Indiana. Located on the Ohio border near the southeast corner of the state, Dearborn County was formed in 1803 from a portion of Hamilton County, Ohio. In 2020, the population was 50,679. The county seat and largest city is Lawrenceburg. Dearborn County is part of the Cincinnati, OH-KY-IN Metropolitan Statistical Area.
Source: Wikipedia
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84 verified property-related court filings tracked across 12 months (Jan 2024 to Jun 2026).
0% of filings involve owners whose mailing address differs from the property address (0 of 84 filings).
$144,250 median estimated property value across the 8 filings with property-enrichment data (10% coverage).
3.2% Indiana unemployment rate (BLS, as of 2026-05). Filings should be read against the local-economy backdrop.
Filing type breakdown
| Filing type | Filings | Share | |
|---|---|---|---|
| Divorce | 37 | 44.0% | |
| Probate | 20 | 23.8% | |
| Pre-Foreclosure | 15 | 17.9% | |
| Guardianship | 12 | 14.3% |
Each row is a distinct case verified for current owner-of-record before inclusion.
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Monthly filing activity
| Month | Filings | vs prior | |
|---|---|---|---|
| Jan 2024 | 30 | ||
| Feb 2024 | 1 | -29 | |
| Mar 2024 | 1 | 0 | |
| Apr 2024 | 6 | +5 | |
| May 2024 | 6 | 0 | |
| Jun 2024 | 2 | -4 | |
| Jul 2024 | 3 | +1 | |
| Dec 2025 | 1 | -2 | |
| Jan 2026 | 3 | +2 | |
| Apr 2026 | 7 | +4 | |
| May 2026 | 6 | -1 | |
| Jun 2026 | 18 | +12 |
Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.
Geographic concentration by ZIP
Top 5 ZIPs in Dearborn County account for 21.4% of all tracked filings, showing where distressed real estate activity clusters.
| ZIP | City | Filings | Share | |
|---|---|---|---|---|
| 47001 | AURORA | 7 | 8.3% | |
| 47025 | Greendale | 6 | 7.1% | |
| 47018 | DILLSBORO | 2 | 2.4% | |
| 47012 | BROOKVILLE | 2 | 2.4% | |
| 47060 | WEST HARRISON | 1 | 1.2% |
Based on filings with a parseable property address (21% of Dearborn County filings).
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Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| $75k - $150k | 5 | 62.5% | |
| $150k - $250k | 2 | 25.0% | |
| $250k - $400k | 1 | 12.5% |
Source: third-party property enrichment (10% coverage on Dearborn County filings). Median $144,250; mean $158,038.
Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 3 | 3.6% | |
| Mon | 8 | 9.5% | |
| Tue | 18 | 21.4% | |
| Wed | 19 | 22.6% | |
| Thu | 18 | 21.4% | |
| Fri | 17 | 20.2% | |
| Sat | 1 | 1.2% |
Filings show some weekend activity, suggesting after-hours electronic filing. Computed for 84 filings with a parseable date.
Housing stock + distress signals
Underlying housing stock and distress indicators across all 20965 Dearborn County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Dearborn County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 3.9% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 65.9% | 60.8% |
| Pre-1940 housing stock | 15.6% | 12.3% |
| Single-family detached share of housing stock | 82.1% | 61.2% |
| Residents age 65 or older | 18.7% | 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. Dearborn County sits within the Cincinnati, OH-KY-IN (FY 2026). 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 | $958 |
| 1-bedroom | $1,051 |
| 2-bedroom | $1,353 |
| 3-bedroom | $1,785 |
| 4-bedroom | $1,976 |
Source: US Department of Housing and Urban Development, Fair Market Rents (2026). 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 Dearborn 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) | 155 |
| Year-over-year change (2024 → 2025) | +29.2% |
| Single-family share of permits (2025) | 90.3% |
| Single-family units permitted | 140 |
| Multifamily units permitted (2+ units per building) | 15 |
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
Dearborn 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.
| Indicator | Value | Period |
|---|---|---|
| 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.
Post-filing sale outcomes in Dearborn 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 40 filings (47.6% of all 84 filings) where parcel-level tracking is available.
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 | 1 | 50.0% | |
| Over 1 year | 1 | 50.0% |
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 | 11 | 1 | 9.1% |
| Divorce | 13 | 1 | 7.7% |
| Guardianship | 9 | 0 | 0.0% |
| Probate | 7 | 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) | 2 | 100.0% |
Source: county assessor and deed-transfer records cross-referenced with court filings by parcel ID. Sale outcomes tracked for 40 of 84 filings (47.6% parcel coverage). Timing based on 2 sales with valid filing and sale dates. Prices based on 2 sales with recorded sale amounts.
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 | 37 | 44.0% | -- |
| Probate | 20 | 23.8% | -- |
| Pre-Foreclosure | 15 | 17.9% | -12.5% |
| Guardianship | 12 | 14.3% | -28.6% |
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 Jan and are lowest in Feb. Filing volume is relatively steady year-round.
| Month | Avg filings | Relative |
|---|---|---|
| Jan | 16.5 | 100% |
| Feb | 1 | 6% |
| Mar | 1 | 6% |
| Apr | 6.5 | 39% |
| May | 6 | 36% |
| Jun | 10 | 61% |
| Jul | 3 | 18% |
| Dec | 1 | 6% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Jan).
ZIP code distress hotspots
Distress is geographically dispersed across 5 ZIP codes, with no single area dominating.
| ZIP | Area | Filings | Share | Median value |
|---|---|---|---|---|
| 47001 | Aurora | 7 | 8.3% | $142,300 |
| 47025 | Greendale | 6 | 7.1% | $146,200 |
| 47018 | Dillsboro | 2 | 2.4% | $141,500 |
| 47012 | Brookville | 2 | 2.4% | $156,100 |
| 47060 | West Harrison | 1 | 1.2% | -- |
Top 5 of 5 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.
| Case type | Total filings | Non-resident % |
|---|---|---|
| Divorce | 37 | 0.0% |
| Probate | 20 | 0.0% |
| Pre-Foreclosure | 15 | 0.0% |
| Guardianship | 12 | 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.
Distress composition and shifts
The distress mix is stable across all case types.
| Case type | Recent share | Earlier share | Shift |
|---|---|---|---|
| Divorce | 41.7% | 45.0% | -3.3pp |
| Probate | 25.0% | 23.3% | +1.7pp |
| Pre-Foreclosure | 20.8% | 16.7% | +4.1pp |
| Guardianship | 12.5% | 15.0% | -2.5pp |
Distress diversity score: 1.87 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.
Market Absorption & Turnover Analysis
84 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 84 active cases.
| Month | New Filings | Resolved | Net | Inflow | Absorption |
|---|---|---|---|---|---|
| Jan 2024 | 30 | 0 | +30 | 0.0% | |
| Feb 2024 | 1 | 0 | +1 | 0.0% | |
| Mar 2024 | 1 | 0 | +1 | 0.0% | |
| Apr 2024 | 6 | 0 | +6 | 0.0% | |
| May 2024 | 6 | 0 | +6 | 0.0% | |
| Jun 2024 | 2 | 0 | +2 | 0.0% | |
| Jul 2024 | 3 | 0 | +3 | 0.0% | |
| Dec 2025 | 1 | 0 | +1 | 0.0% | |
| Jan 2026 | 3 | 0 | +3 | 0.0% | |
| Apr 2026 | 7 | 0 | +7 | 0.0% | |
| May 2026 | 6 | 0 | +6 | 0.0% | |
| Jun 2026 | 18 | 0 | +18 | 0.0% |
Resolution by Case Type
| Case Type | Filed | Resolved | Absorption | Avg Days |
|---|---|---|---|---|
| Divorce | 37 | 0 | 0.0% | n/a |
| Probate | 20 | 0 | 0.0% | n/a |
| Pre-Foreclosure | 15 | 0 | 0.0% | n/a |
| Guardianship | 12 | 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 84 total filings.
Property Type Distribution
51.3% of distressed properties are classified as Single Family, followed by Agricultural (23.1%). Notably, Divorce filings skew toward Agricultural (30.8%).
| Property type | Count | Share | Distribution |
|---|---|---|---|
| Single Family | 20 | 51.3% | |
| Agricultural | 9 | 23.1% | |
| Duplex/Multi-Family | 8 | 20.5% | |
| Commercial | 1 | 2.6% | |
| Condo/Townhouse | 1 | 2.6% |
Property type by case type
| Case type | Dominant property type | Share | Properties |
|---|---|---|---|
| Divorce | Agricultural | 30.8% | 13 |
| Pre-Foreclosure | Single Family | 70.0% | 10 |
| Guardianship | Single Family | 77.8% | 9 |
| Probate | Agricultural | 42.9% | 7 |
Property classifications from county assessor records for 39 properties (46.4% of total filings). Categories normalized from assessor codes.
Case Aging & Stall Analysis
49 cases (58.3%) have been active for over a year without resolution. 3 filings in the last <30 days represent fresh opportunities.
| Age | Total | Resolved | Still active | Resolution rate |
|---|---|---|---|---|
| <30 days | 3 | 0 | 3 | 0.0% |
| 30-90 days | 27 | 0 | 27 | 0.0% |
| 3-6 months | 4 | 0 | 4 | 0.0% |
| 6-12 months | 1 | 0 | 1 | 0.0% |
| 2+ years | 49 | 0 | 49 | 0.0% |
Resolution speed by case type
| Case type | Total | Resolved | Rate | Median days |
|---|---|---|---|---|
| Divorce | 37 | 0 | 0.0% | — |
| Probate | 20 | 0 | 0.0% | — |
| Pre-Foreclosure | 15 | 0 | 0.0% | — |
| Guardianship | 12 | 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.
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
- Court filings are collected directly from Dearborn County court records, which are public information.
- Every filing in this dataset has been verified for current owner-of-record. Entity-owned filings (LLCs, trusts, banks) and properties where the named party is not the current owner are excluded.
- Property value figures come from third-party enrichment (10% coverage on this dataset).
- Individual case data, defendant names, and property addresses are not published. Reports show aggregated statistics only.
- The methodology page at /reports/methodology documents data sources, sample sizes, and known limitations in detail.
- This report was generated 2026-07-12 from the live database. Numbers reflect the dataset at that moment.
Related Indiana guides
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Cite: Keystone Court Data, "Dearborn County Indiana Court Filings Intelligence," 2026-07-12, https://keystonecourtdata.com/reports/dearborn-in-court-filings-intelligence · Download data (CSV)