City Report · 2026-10-22
Decatur, Indiana Foreclosure & Distressed-Property Data
Property-related court filings in Decatur (Adams County), Indiana. Foreclosure, probate, divorce, and partition cases. These are the early-stage filings that precede MLS listings by months or years.
Based on public court filings, analyzed by Keystone. As of October 2026.
- 31.6% of filings are Pre-Foreclosure, the dominant lead category in Decatur.
Filing type breakdown
| Lead type | Share |
|---|---|
| Pre-Foreclosure | 31.6% |
| Probate | 26.3% |
| Pre-Probate | 21.1% |
| Divorce | 15.8% |
| Guardianship | 5.3% |
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Top ZIP codes in Decatur
Ranked by court-filing activity, most active first.
- 46733
Other cities in Adams County
How foreclosure works in Indiana
Indiana is strictly a judicial foreclosure state. Every residential mortgage foreclosure must go through the circuit or superior court in the county where the property is located. There is no non-judicial (power of sale) option.
From first missed payment to sheriff sale: approximately 7 to 12 months. Uncontested cases in lower-volume counties can run 5 to 7 months. Contested cases or courts with heavy dockets (Marion, Lake) can reach 12 to 18 months.
- Default (Day 0): Borrower misses mortgage payments, typically 60–90 days delinquent before the lender acts.
- Demand letter (Day 60–90): Lender sends a demand/acceleration letter to the borrower. No court involvement yet.
- Complaint filed (Day 120+): Lender files a Verified Complaint on Note and Mortgage Foreclosure with the county court. This is the first public court record.
- Service of process (Day 130–150): Borrower is formally served with the lawsuit. They have 20 days to respond.
- Answer period expires (Day 150–170): If the borrower does not answer, the lender can move for default judgment.
- Summary or default judgment (Day 170–240): Court enters a judgment of foreclosure, either by default (no answer) or after motion for summary judgment.
- Sheriff sale scheduled (Day 200–270): A minimum of 30 days after judgment, the sheriff sale is scheduled under IC 32-29-7-3.
- Sheriff sale (Day 270–360): Public auction conducted by the county sheriff. Winning bidder must bring certified funds.
- Confirmation and deed (Day 280–380): Court confirms the sale. Sheriff’s deed is issued to the winning bidder.
- Eviction (Day 290–400): If the homeowner remains, a separate eviction action is filed after the deed is issued.
Redemption: Indiana eliminated the post-sale redemption right for mortgage foreclosures in 2004 (IC 32-29-7-7). There is no statutory right of redemption after the sheriff sale. The sale is final upon court confirmation.
Deficiency judgments: Yes. Under IC 32-29-8-2, the lender can pursue a deficiency judgment for the difference between the debt and the fair market value of the property at time of sale.
Reinstatement: Borrowers can cure the default (pay arrears, fees, and costs) at any time before judgment is entered. After judgment, full payoff of the accelerated balance is required.
Mediation: Indiana has no mandatory mediation program for residential foreclosures.
Full guide: How foreclosure works in Indiana. Federal servicing rules: the CFPB 120-day pre-foreclosure rule (12 CFR 1024.41(f)).
Read more: Indiana foreclosure timeline and the foreclosure timeline by state.
Adams County at a glance (public statistics)
County seat: Decatur.
| Measure | Value | Source |
|---|---|---|
| Population | 35,995 | Census |
| Housing units | 13,250 | Census |
| Homes that are owner-occupied | 82% | Census |
| Median home value | $173K | Census |
| Housing units that are vacant (U.S.: 10%) | 7% | Census |
| Homes that are single-family detached (U.S.: 61%) | 84% | Census |
| Homes built before 1940 (U.S.: 12%) | 25% | Census |
| Residents aged 65 or older (U.S.: 17%) | 16% | Census |
| Owner-occupied homes with no mortgage (owned free and clear) (U.S.: 39%) | 38% | Census |
| Median age of residents (U.S.: 38.9) | 33.2 | Census |
| HUD Fair Market Rent, 2-bedroom, monthly (Adams County, IN) | $956 | HUD |
| HUD Fair Market Rent, 3-bedroom, monthly (Adams County, IN) | $1,227 | HUD |
| New housing units permitted in 2025 | 98 | Census |
| Change in units permitted, 2024 to 2025 | +15% | Census |
Sources: U.S. Census Bureau American Community Survey and Building Permits Survey; HUD Fair Market Rents.
Related guides
Frequently asked questions
What types of court cases does Keystone track in Decatur?+
This is the court-filing mix for Decatur. By case type: Pre-Foreclosure (31.6%); Probate (26.3%); Pre-Probate (21.1%); Divorce (15.8%); Guardianship (5.3%).
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Cite: Keystone Court Data, "Decatur, Indiana Foreclosure & Distressed-Property Data," 2026-10-22, https://keystonecourtdata.com/reports/decatur-in-foreclosure-data