Fayette County, Indiana Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Fayette County court dockets. Updated 2026-07-16. See methodology.
- Filing volume cooling (-20.0%) — last 2 complete months (28 filings) vs prior 2 complete months (35 filings). Excludes the current calendar month (in progress).
- Max gross cap rate 12.5% at HUD Fair Market Rent — $11,472/year (2BR FMR × 12) on the $91,750 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
- 35.6% of filings are Divorce — the dominant lead category in Fayette County during the observed window.
About Fayette County
Fayette County, located in the east central portion of the U.S. state of Indiana, is one of 92 counties in the state. As of 2020, the population was 23,398. Most of the county is rural; land use is farms, pasture and unincorporated woodland. The county seat and only incorporated town is Connersville, which holds a majority of the county's population.
Source: Wikipedia
At a glance
1608 property-related court filings tracked across 61 months (Jan 2020 to Jul 2026).
0% of filings involve owners whose mailing address differs from the property address (6 of 1608 filings).
$91,750 median estimated property value across the 22 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 type | Filings | Share | |
|---|---|---|---|
| Divorce | 572 | 35.6% | |
| Probate | 526 | 32.7% | |
| Guardianship | 247 | 15.4% | |
| Pre-Foreclosure | 189 | 11.8% | |
| Partition | 74 | 4.6% |
Each row is a distinct case as recorded on the county docket.
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Monthly filing activity
| Month | Filings | vs prior | |
|---|---|---|---|
| Jan 2020 | 22 | ||
| Feb 2020 | 20 | -2 | |
| Mar 2020 | 24 | +4 | |
| Apr 2020 | 15 | -9 | |
| May 2020 | 13 | -2 | |
| Jun 2020 | 28 | +15 | |
| Jul 2020 | 22 | -6 | |
| Aug 2020 | 30 | +8 | |
| Sep 2020 | 24 | -6 | |
| Oct 2020 | 26 | +2 | |
| Nov 2020 | 20 | -6 | |
| Dec 2020 | 16 | -4 | |
| Jan 2021 | 40 | +24 | |
| Feb 2021 | 28 | -12 | |
| Mar 2021 | 35 | +7 | |
| Apr 2021 | 18 | -17 | |
| May 2021 | 34 | +16 | |
| Jun 2021 | 25 | -9 | |
| Jul 2021 | 28 | +3 | |
| Aug 2021 | 27 | -1 | |
| Sep 2021 | 22 | -5 | |
| Oct 2021 | 21 | -1 | |
| Nov 2021 | 35 | +14 | |
| Dec 2021 | 49 | +14 | |
| Jan 2022 | 24 | -25 | |
| Feb 2022 | 37 | +13 | |
| Mar 2022 | 41 | +4 | |
| Apr 2022 | 36 | -5 | |
| May 2022 | 37 | +1 | |
| Jun 2022 | 38 | +1 | |
| Jul 2022 | 24 | -14 | |
| Aug 2022 | 30 | +6 | |
| Sep 2022 | 27 | -3 | |
| Oct 2022 | 31 | +4 | |
| Nov 2022 | 30 | -1 | |
| Dec 2022 | 26 | -4 | |
| Jan 2023 | 41 | +15 | |
| Feb 2023 | 22 | -19 | |
| Mar 2023 | 34 | +12 | |
| Apr 2023 | 24 | -10 | |
| May 2023 | 27 | +3 | |
| Jun 2023 | 26 | -1 | |
| Jul 2023 | 27 | +1 | |
| Aug 2023 | 31 | +4 | |
| Sep 2023 | 23 | -8 | |
| Oct 2023 | 24 | +1 | |
| Nov 2023 | 33 | +9 | |
| Dec 2023 | 24 | -9 | |
| Jan 2024 | 36 | +12 | |
| Feb 2024 | 26 | -10 | |
| Mar 2024 | 12 | -14 | |
| Apr 2024 | 37 | +25 | |
| May 2024 | 21 | -16 | |
| Jun 2024 | 17 | -4 | |
| Dec 2025 | 12 | -5 | |
| Jan 2026 | 19 | +7 | |
| Mar 2026 | 18 | -1 | |
| Apr 2026 | 17 | -1 | |
| May 2026 | 9 | -8 | |
| Jun 2026 | 19 | +10 | |
| Jul 2026 | 26 | +7 |
Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.
Geographic concentration by ZIP
Top 2 ZIPs in Fayette County account for 0.6% of all tracked filings, showing where distressed real estate activity clusters.
| ZIP | City | Filings | Share | |
|---|---|---|---|---|
| 47331 | Connersville | 9 | 0.6% | |
| 46410 | Merrillville | 1 | 0.1% |
Based on filings with a parseable property address (1% of Fayette County filings).
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Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| Under $75k | 10 | 45.5% | |
| $75k - $150k | 9 | 40.9% | |
| $150k - $250k | 2 | 9.1% | |
| $250k - $400k | 1 | 4.5% |
Source: third-party property enrichment (1% coverage on Fayette County filings). Median $91,750; mean $105,845.
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Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 7 | 0.4% | |
| Mon | 279 | 17.4% | |
| Tue | 394 | 24.5% | |
| Wed | 318 | 19.8% | |
| Thu | 276 | 17.2% | |
| Fri | 323 | 20.1% | |
| Sat | 11 | 0.7% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 1608 filings with a parseable date.
Building characteristics
Per-property details from third-party property enrichment, aggregated across the 30 filings with characteristic data:
| Indicator | Value |
|---|---|
| Median lot size | 1875.0 acres |
| Owner-occupied (at time of enrichment) | 0.0% |
Housing stock + distress signals
Underlying housing stock and distress indicators across all 10900 Fayette County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Fayette County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 13.0% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 58.2% | 60.8% |
| Pre-1940 housing stock | 27.1% | 12.3% |
| Single-family detached share of housing stock | 79.8% | 61.2% |
| Residents age 65 or older | 20.5% | 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. Fayette County sits within the Fayette 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 | $659 |
| 1-bedroom | $754 |
| 2-bedroom | $956 |
| 3-bedroom | $1,184 |
| 4-bedroom | $1,266 |
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 Fayette 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) | 16 |
| Year-over-year change (2024 → 2025) | -20.0% |
| Single-family share of permits (2025) | 100.0% |
| Single-family units permitted | 16 |
| Multifamily units permitted (2+ units per building) | 0 |
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
Fayette 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.
Local-market benchmark
Demographics of the ZIPs where filings cluster, weighted by filing count and benchmarked against Census ACS 2023 5-year:
| Indicator | Filing-weighted average |
|---|---|
| Median household income (where filings cluster) | $61,735 |
| Median home value | $192,100 |
| Owner-occupancy rate | 63.6% |
| Renter share of households | 36.4% |
| Median gross rent | $1,267/mo |
Source: U.S. Census Bureau ACS 5-year estimates, weighted by Keystone's filing volume across 1 top ZIPs.
Most active foreclosure plaintiffs in Fayette 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.").
| Plaintiff | Foreclosure filings |
|---|---|
| PNC BANK, N.A | 1 |
Source: plaintiff names extracted from Fayette County foreclosure complaint text. Court records are public information.
Post-filing sale outcomes in Fayette 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 30 filings (1.9% of all 1608 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 | 1 | 14.3% | |
| 181–365 days | 2 | 28.6% | |
| Over 1 year | 4 | 57.1% |
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 |
|---|---|---|---|
| Divorce | 15 | 4 | 26.7% |
| Pre-Foreclosure | 9 | 2 | 22.2% |
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. 85.7% 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) | 6 | 85.7% |
| Deferred | Sale happened well after the filing (over 1 year) — weaker filing connection | 1 | 14.3% |
Source: county assessor and deed-transfer records cross-referenced with court filings by parcel ID. Sale outcomes tracked for 30 of 1608 filings (1.9% parcel coverage). Timing based on 7 sales with valid filing and sale dates. Prices based on 4 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 | 572 | 35.6% | +18.8% |
| Probate | 526 | 32.7% | -59.3% |
| Guardianship | 247 | 15.4% | -- |
| Pre-Foreclosure | 189 | 11.8% | +84.6% |
| Partition | 74 | 4.6% | -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 Jan and are lowest in May. Filing volume is relatively steady year-round.
| Month | Avg filings | Relative |
|---|---|---|
| Jan | 30.3 | 100% |
| Feb | 26.6 | 88% |
| Mar | 27.3 | 90% |
| Apr | 24.5 | 81% |
| May | 23.5 | 78% |
| Jun | 25.5 | 84% |
| Jul | 25.2 | 83% |
| Aug | 29.5 | 97% |
| Sep | 24 | 79% |
| Oct | 25.5 | 84% |
| Nov | 29.5 | 97% |
| Dec | 25.4 | 84% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Jan), with a 1.3x peak-to-trough ratio.
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 | 572 | 0.0% |
| Probate | 526 | 0.6% |
| Guardianship | 247 | 0.0% |
| Pre-Foreclosure | 189 | 1.6% |
| Partition | 74 | 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
Divorce, Guardianship share is rising. Probate 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 | 42.9% | 35.6% | +7.3pp (rising) |
| Guardianship | 25.0% | 15.1% | +9.9pp (rising) |
| Pre-Foreclosure | 14.3% | 11.6% | +2.7pp |
| Probate | 10.7% | 33.1% | -22.4pp (falling) |
| Partition | 7.1% | 4.6% | +2.5pp |
Distress diversity score: 2.04 (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 $95,600. Pre-Foreclosure filings involve the highest-value properties (median $120,400), while Divorce filings trend lower (median $101,000). The largest segment (54.5%) falls in the Under $100K range.
| Value range | Properties | Share |
|---|---|---|
| Under $100K | 12 | 54.5% |
| $100K - $250K | 9 | 40.9% |
| $250K - $500K | 1 | 4.5% |
Value breakdown by case type
| Case type | Median value | Avg value | Properties |
|---|---|---|---|
| Divorce | $101,000 | $125,378 | 9 |
| Pre-Foreclosure | $120,400 | $108,089 | 9 |
Based on county assessor records for 22 properties with court filings (1.4% of total filings). Values are tax-assessed amounts, not market listing prices.
Distress Capital Analysis
$2,328,600 in assessed property value is currently tied up in 22 court-filed properties. Divorce filings represent the largest capital pool ($1,128,400 across 9 properties).
Capital at Risk by Filing Type
| Filing Type | Total Value | Properties | Avg Value | High Equity % |
|---|---|---|---|---|
| Divorce | $1,128,400 | 9 | $125,378 | -- |
| Pre-Foreclosure | $972,800 | 9 | $108,089 | -- |
| Probate | $139,500 | 3 | $46,500 | -- |
Based on 22 properties with assessor valuations (1.4% of 1608 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.
Market Absorption & Turnover Analysis
67 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 67 active cases.
| Month | New Filings | Resolved | Net | Inflow | Absorption |
|---|---|---|---|---|---|
| Jan 2024 | 30 | 0 | +30 | 0.0% | |
| Feb 2024 | 2 | 0 | +2 | 0.0% | |
| Mar 2024 | 1 | 0 | +1 | 0.0% | |
| Apr 2024 | 8 | 0 | +8 | 0.0% | |
| May 2024 | 3 | 0 | +3 | 0.0% | |
| Jun 2024 | 2 | 0 | +2 | 0.0% | |
| Dec 2025 | 2 | 0 | +2 | 0.0% | |
| Jan 2026 | 5 | 0 | +5 | 0.0% | |
| Mar 2026 | 2 | 0 | +2 | 0.0% | |
| Apr 2026 | 3 | 0 | +3 | 0.0% | |
| May 2026 | 2 | 0 | +2 | 0.0% | |
| Jun 2026 | 1 | 0 | +1 | 0.0% | |
| Jul 2026 | 6 | 0 | +6 | 0.0% |
Resolution by Case Type
| Case Type | Filed | Resolved | Absorption | Avg Days |
|---|---|---|---|---|
| Divorce | 22 | 0 | 0.0% | n/a |
| Probate | 21 | 0 | 0.0% | n/a |
| Pre-Foreclosure | 15 | 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 67 total filings.
Property Type Distribution
86.7% of distressed properties are classified as Single Family, followed by Duplex/Multi-Family (6.7%).
| Property type | Count | Share | Distribution |
|---|---|---|---|
| Single Family | 26 | 86.7% | |
| Duplex/Multi-Family | 2 | 6.7% | |
| Commercial | 1 | 3.3% | |
| Agricultural | 1 | 3.3% |
Property type by case type
| Case type | Dominant property type | Share | Properties |
|---|---|---|---|
| Divorce | Single Family | 86.7% | 15 |
| Pre-Foreclosure | Single Family | 77.8% | 9 |
Property classifications from county assessor records for 30 properties (44.8% of total filings). Categories normalized from assessor codes.
Case Aging & Stall Analysis
46 cases (68.7%) have been active for over a year without resolution. 7 filings in the last <30 days represent fresh opportunities.
| Age | Total | Resolved | Still active | Resolution rate |
|---|---|---|---|---|
| <30 days | 7 | 0 | 7 | 0.0% |
| 30-90 days | 5 | 0 | 5 | 0.0% |
| 3-6 months | 4 | 0 | 4 | 0.0% |
| 6-12 months | 5 | 0 | 5 | 0.0% |
| 2+ years | 46 | 0 | 46 | 0.0% |
Resolution speed by case type
| Case type | Total | Resolved | Rate | Median days |
|---|---|---|---|---|
| Divorce | 22 | 0 | 0.0% | — |
| Probate | 21 | 0 | 0.0% | — |
| Pre-Foreclosure | 15 | 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 $92,000, with the largest concentration (40.9%) in the $50K–$100K range.
| Price range | Count | Share | Distribution |
|---|---|---|---|
| Under $50K | 3 | 13.6% | |
| $50K–$100K | 9 | 40.9% | |
| $100K–$150K | 7 | 31.8% | |
| $150K–$200K | 2 | 9.1% | |
| $300K–$500K | 1 | 4.5% |
Assessed property values from county assessor records for 22 properties (32.8% of total filings). Values reflect tax-assessed amounts, not market price.
Repeat litigation patterns in Fayette County
Of 56 unique property owners in court filings, 3 (5.4%) appear in multiple cases, including 1 with 3 or more filings. The most active repeat filer has 6 cases spanning 2 months. Probate cases have the highest repeat rate at 18.2%.
Repeat rate by case type
| Case type | Repeat owners | Total owners | Repeat rate |
|---|---|---|---|
| Probate | 2 | 11 | 18.2% |
Analysis based on 56 unique owner names across court filings. Repeat filers are property owners appearing in 2 or more distinct cases.
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 Fayette County court records, which are public information.
- This dataset is the court-filing archive as collected from the county docket. The owner-of-record match and the entity-owner screen are applied to delivered leads, not to these filing counts.
- Property value figures come from third-party enrichment (1% 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 2026-07-16 from the live database. Numbers reflect the dataset at that moment.
Top cities for filings within Fayette County
Where filings concentrate inside Fayette County, by parsed property city or township.
| City / Township | Filings | Share (of city-parsed filings) |
|---|---|---|
| Connersville | 28 | 96.6% |
| Merrillville | 1 | 3.4% |
Share is computed against filings with a parsed property city (not against total Fayette 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
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Cite: Keystone Court Data, "Fayette County Indiana Court Filings Intelligence," 2026-07-16, https://keystonecourtdata.com/reports/fayette-in-court-filings-intelligence · Download data (CSV)