Harrison County, Indiana Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Harrison County court dockets. Updated 2026-07-16. See methodology.
- Filing volume accelerating (+27.4%) — last 2 complete months (93 filings) vs prior 2 complete months (73 filings). Excludes the current calendar month (in progress).
- Max gross cap rate 7.3% at HUD Fair Market Rent — $15,264/year (2BR FMR × 12) on the $208,200 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
- 44.7% of filings are Divorce — the dominant lead category in Harrison County during the observed window.
About Harrison County
Harrison County is located in the far southern part of the U.S. state of Indiana along the Ohio River. The county was officially established in 1808. Its population was 39,654 as of the 2020 United States census. Its county seat is Corydon, the former capital of Indiana.
Source: Wikipedia
At a glance
2220 verified property-related court filings tracked across 59 months (Jan 2020 to Jul 2026).
38 typical monthly filing volume.
1% of filings involve owners whose mailing address differs from the property address (12 of 2220 filings).
$208,200 median estimated property value across the 28 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 | 992 | 44.7% | |
| Probate | 601 | 27.1% | |
| Guardianship | 286 | 12.9% | |
| Pre-Foreclosure | 178 | 8.0% | |
| Partition | 163 | 7.3% |
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 2020 | 44 | ||
| Feb 2020 | 39 | -5 | |
| Mar 2020 | 40 | +1 | |
| Apr 2020 | 24 | -16 | |
| May 2020 | 26 | +2 | |
| Jun 2020 | 35 | +9 | |
| Jul 2020 | 38 | +3 | |
| Aug 2020 | 34 | -4 | |
| Sep 2020 | 31 | -3 | |
| Oct 2020 | 28 | -3 | |
| Nov 2020 | 29 | +1 | |
| Dec 2020 | 33 | +4 | |
| Jan 2021 | 41 | +8 | |
| Feb 2021 | 47 | +6 | |
| Mar 2021 | 47 | 0 | |
| Apr 2021 | 46 | -1 | |
| May 2021 | 34 | -12 | |
| Jun 2021 | 31 | -3 | |
| Jul 2021 | 39 | +8 | |
| Aug 2021 | 46 | +7 | |
| Sep 2021 | 38 | -8 | |
| Oct 2021 | 45 | +7 | |
| Nov 2021 | 35 | -10 | |
| Dec 2021 | 30 | -5 | |
| Jan 2022 | 37 | +7 | |
| Feb 2022 | 41 | +4 | |
| Mar 2022 | 52 | +11 | |
| Apr 2022 | 44 | -8 | |
| May 2022 | 40 | -4 | |
| Jun 2022 | 50 | +10 | |
| Jul 2022 | 41 | -9 | |
| Aug 2022 | 41 | 0 | |
| Sep 2022 | 42 | +1 | |
| Oct 2022 | 41 | -1 | |
| Nov 2022 | 33 | -8 | |
| Dec 2022 | 29 | -4 | |
| Jan 2023 | 41 | +12 | |
| Feb 2023 | 29 | -12 | |
| Mar 2023 | 45 | +16 | |
| Apr 2023 | 37 | -8 | |
| May 2023 | 33 | -4 | |
| Jun 2023 | 44 | +11 | |
| Jul 2023 | 36 | -8 | |
| Aug 2023 | 45 | +9 | |
| Sep 2023 | 37 | -8 | |
| Oct 2023 | 25 | -12 | |
| Nov 2023 | 28 | +3 | |
| Dec 2023 | 37 | +9 | |
| Jan 2024 | 26 | -11 | |
| Feb 2024 | 33 | +7 | |
| Mar 2024 | 35 | +2 | |
| Apr 2024 | 42 | +7 | |
| May 2024 | 53 | +11 | |
| Jan 2026 | 40 | -13 | |
| Feb 2026 | 35 | -5 | |
| Apr 2026 | 38 | +3 | |
| May 2026 | 42 | +4 | |
| Jun 2026 | 51 | +9 | |
| Jul 2026 | 17 | -34 |
Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.
Geographic concentration by ZIP
Top 6 ZIPs in Harrison County account for 0.7% of all tracked filings, showing where distressed real estate activity clusters.
| ZIP | City | Filings | Share | |
|---|---|---|---|---|
| 47161 | NEW SALISBURY | 4 | 0.2% | |
| 47136 | LANESVILLE | 3 | 0.1% | |
| 47112 | CORYDON | 3 | 0.1% | |
| 47115 | DEPAUW | 2 | 0.1% | |
| 47110 | CENTRAL | 2 | 0.1% | |
| 47117 | ELIZABETH | 1 | 0.0% |
Based on filings with a parseable property address (1% of Harrison County filings).
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Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| Under $75k | 3 | 10.7% | |
| $75k - $150k | 4 | 14.3% | |
| $150k - $250k | 9 | 32.1% | |
| $250k - $400k | 9 | 32.1% | |
| $400k+ | 3 | 10.7% |
Source: third-party property enrichment (1% coverage on Harrison County filings). Median $208,200; mean $236,200.
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Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 7 | 0.3% | |
| Mon | 461 | 20.8% | |
| Tue | 417 | 18.8% | |
| Wed | 414 | 18.6% | |
| Thu | 429 | 19.3% | |
| Fri | 480 | 21.6% | |
| Sat | 12 | 0.5% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 2220 filings with a parseable date.
Building characteristics
Per-property details from third-party property enrichment, aggregated across the 33 filings with characteristic data:
| Indicator | Value |
|---|---|
| Median living area | 42,100 sqft |
| Median bathrooms | 1.5 |
| Median lot size | 0.97 acres |
| Owner-occupied (at time of enrichment) | 0.0% |
Housing stock + distress signals
Underlying housing stock and distress indicators across all 16842 Harrison County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Harrison County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 10.0% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 61.8% | 60.8% |
| Pre-1940 housing stock | 12.9% | 12.3% |
| Single-family detached share of housing stock | 79.3% | 61.2% |
| Residents age 65 or older | 18.8% | 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. Harrison County sits within the Louisville/Jefferson County, 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 | $966 |
| 1-bedroom | $1,047 |
| 2-bedroom | $1,272 |
| 3-bedroom | $1,625 |
| 4-bedroom | $1,891 |
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 Harrison 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) | 159 |
| Year-over-year change (2024 → 2025) | +0.6% |
| Single-family share of permits (2025) | 87.4% |
| Single-family units permitted | 139 |
| Multifamily units permitted (2+ units per building) | 20 |
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
Harrison 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.
Most active foreclosure plaintiffs in Harrison 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 |
|---|---|
| TRUIST BANK | 1 |
Source: plaintiff names extracted from Harrison County foreclosure complaint text. Court records are public information.
Post-filing sale outcomes in Harrison 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 33 filings (1.5% of all 2220 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 | 1 | 33.3% | |
| 31–90 days | 0 | 0.0% | |
| 91–180 days | 0 | 0.0% | |
| 181–365 days | 1 | 33.3% | |
| Over 1 year | 1 | 33.3% |
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 | 6 | 2 | 33.3% |
| Divorce | 17 | 1 | 5.9% |
| Probate | 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. 66.7% 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) | 2 | 66.7% |
| Pre-existing | Property was already in a sales process before the court filing was recorded | 1 | 33.3% |
Source: county assessor and deed-transfer records cross-referenced with court filings by parcel ID. Sale outcomes tracked for 33 of 2220 filings (1.5% parcel coverage). Timing based on 3 sales with valid filing and sale dates. Prices based on 3 sales with recorded sale amounts.
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FEMA flood zone exposure
Are distressed properties concentrated in flood-prone areas? By checking each property's coordinates against FEMA's National Flood Hazard Layer, we identify which filings fall in Special Flood Hazard Areas (mandatory flood insurance zones). This analysis covers 33 properties with geocoded locations.
| Zone | Properties | Share |
|---|---|---|
| X | 32 | 97.0% |
| AE | 1 | 3.0% |
Source: FEMA National Flood Hazard Layer (NFHL), queried by property coordinates. Zones A/AE/AH/AO/V/VE are Special Flood Hazard Areas (1% annual flood chance, mandatory flood insurance). Zone X is minimal risk. 33 properties checked.
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 | 992 | 44.7% | +2.3% |
| Probate | 601 | 27.1% | +12.2% |
| Guardianship | 286 | 12.9% | -5.3% |
| Pre-Foreclosure | 178 | 8.0% | +14.3% |
| Partition | 163 | 7.3% | -36.4% |
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 Mar and are lowest in Nov. Filing volume is relatively steady year-round.
| Month | Avg filings | Relative |
|---|---|---|
| Jan | 38.2 | 87% |
| Feb | 37.3 | 85% |
| Mar | 43.8 | 100% |
| Apr | 38.5 | 88% |
| May | 38 | 87% |
| Jun | 42.2 | 96% |
| Jul | 38.5 | 88% |
| Aug | 41.5 | 95% |
| Sep | 37 | 84% |
| Oct | 34.8 | 79% |
| Nov | 31.2 | 71% |
| Dec | 32.2 | 74% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Mar), with a 1.4x peak-to-trough ratio.
ZIP code distress hotspots
Distress is geographically dispersed across 6 ZIP codes, with no single area dominating.
| ZIP | Area | Filings | Share | Median value |
|---|---|---|---|---|
| 47161 | New Salisbury | 4 | 0.2% | $259,550 |
| 47136 | Lanesville | 3 | 0.1% | $334,000 |
| 47112 | Corydon | 3 | 0.1% | $341,200 |
| 47115 | Depauw | 2 | 0.1% | $183,050 |
| 47110 | Central | 2 | 0.1% | $144,500 |
| 47117 | Elizabeth | 1 | 0.0% | $171,700 |
Top 6 of 6 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 | 992 | 0.7% |
| Probate | 601 | 0.0% |
| Guardianship | 286 | 0.0% |
| Pre-Foreclosure | 178 | 2.8% |
| Partition | 163 | 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
Probate, Pre-Foreclosure share is rising. Divorce 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 |
|---|---|---|---|
| Probate | 35.5% | 26.7% | +8.8pp (rising) |
| Divorce | 32.3% | 45.2% | -12.9pp (falling) |
| Guardianship | 14.0% | 12.9% | +1.1pp |
| Pre-Foreclosure | 12.9% | 7.8% | +5.1pp (rising) |
| Partition | 5.4% | 7.4% | -2.0pp |
Distress diversity score: 2.06 (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 $187,000. Probate filings involve the highest-value properties (median $296,100), while Divorce filings trend lower (median $153,400). The largest segment (40.6%) falls in the $100K - $250K range.
| Value range | Properties | Share |
|---|---|---|
| Under $100K | 7 | 21.9% |
| $100K - $250K | 13 | 40.6% |
| $250K - $500K | 12 | 37.5% |
Value breakdown by case type
| Case type | Median value | Avg value | Properties |
|---|---|---|---|
| Divorce | $153,400 | $160,794 | 16 |
| Probate | $296,100 | $230,338 | 8 |
| Pre-Foreclosure | $236,600 | $213,867 | 6 |
Based on county assessor records for 32 properties with court filings (1.4% of total filings). Values are tax-assessed amounts, not market listing prices.
Investment Opportunity Score by ZIP Code
Across 3 ZIP codes with sufficient court filing data, ZIP 47161 (New Salisbury) ranks highest with an investment opportunity score of 68/100, driven by high filing volume (4 cases).
| Rank | ZIP Code | Area | Score | Filings | Avg Value | Absentee % |
|---|---|---|---|---|---|---|
| #1 | 47161 | New Salisbury |
68
|
4 | — | 0% |
| #2 | 47136 | Lanesville |
32
|
3 | — | 0% |
| #3 | 47112 | Corydon |
32
|
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 2220 court filings across 3 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
$6,682,000 in assessed property value is currently tied up in 32 court-filed properties. Divorce filings represent the largest capital pool ($2,572,700 across 16 properties).
Capital at Risk by Filing Type
| Filing Type | Total Value | Properties | Avg Value | High Equity % |
|---|---|---|---|---|
| Divorce | $2,572,700 | 16 | $160,794 | -- |
| Probate | $1,842,700 | 8 | $230,338 | -- |
| Pre-Foreclosure | $1,283,200 | 6 | $213,867 | -- |
Based on 32 properties with assessor valuations (1.4% of 2220 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.
Market Absorption & Turnover Analysis
38 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 38 active cases.
| Month | New Filings | Resolved | Net | Inflow | Absorption |
|---|---|---|---|---|---|
| Jan 2024 | 2 | 0 | +2 | 0.0% | |
| Feb 2024 | 1 | 0 | +1 | 0.0% | |
| Mar 2024 | 7 | 0 | +7 | 0.0% | |
| Apr 2024 | 4 | 0 | +4 | 0.0% | |
| May 2024 | 1 | 0 | +1 | 0.0% | |
| Jan 2026 | 1 | 0 | +1 | 0.0% | |
| Feb 2026 | 2 | 0 | +2 | 0.0% | |
| Apr 2026 | 16 | 0 | +16 | 0.0% | |
| May 2026 | 1 | 0 | +1 | 0.0% | |
| Jun 2026 | 1 | 0 | +1 | 0.0% | |
| Jul 2026 | 2 | 0 | +2 | 0.0% |
Resolution by Case Type
| Case Type | Filed | Resolved | Absorption | Avg Days |
|---|---|---|---|---|
| Divorce | 22 | 0 | 0.0% | n/a |
| Probate | 8 | 0 | 0.0% | n/a |
| Pre-Foreclosure | 6 | 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 38 total filings.
Property Type Distribution
59.4% of distressed properties are classified as Single Family, followed by Commercial (18.8%).
| Property type | Count | Share | Distribution |
|---|---|---|---|
| Single Family | 19 | 59.4% | |
| Commercial | 6 | 18.8% | |
| Residential | 4 | 12.5% | |
| Agricultural | 3 | 9.4% |
Property type by case type
| Case type | Dominant property type | Share | Properties |
|---|---|---|---|
| Divorce | Single Family | 62.5% | 16 |
| Probate | Single Family | 50.0% | 8 |
| Pre-Foreclosure | Single Family | 50.0% | 6 |
Property classifications from county assessor records for 32 properties (84.2% of total filings). Categories normalized from assessor codes.
Case Aging & Stall Analysis
15 cases (39.5%) 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 | 8 | 0 | 8 | 0.0% |
| 3-6 months | 12 | 0 | 12 | 0.0% |
| 2+ years | 15 | 0 | 15 | 0.0% |
Resolution speed by case type
| Case type | Total | Resolved | Rate | Median days |
|---|---|---|---|---|
| Divorce | 22 | 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 $176,000, with the largest concentration (24.2%) in the $300K–$500K range.
| Price range | Count | Share | Distribution |
|---|---|---|---|
| Under $50K | 7 | 21.2% | |
| $50K–$100K | 2 | 6.1% | |
| $100K–$150K | 4 | 12.1% | |
| $150K–$200K | 6 | 18.2% | |
| $200K–$300K | 6 | 18.2% | |
| $300K–$500K | 8 | 24.2% |
Value by case type
| Case type | Median value | Average value | Properties |
|---|---|---|---|
| Divorce | $144,500 | $151,364 | 17 |
Assessed property values from county assessor records for 33 properties (86.8% of total filings). Values reflect tax-assessed amounts, not market price.
Ownership Duration Before Filing
The median ownership duration before a court filing is 7.1 years, with 33.3% of owners holding the property 10+ years (a strong equity signal for investors).
| Ownership period | Count | Share | Distribution |
|---|---|---|---|
| Under 2 years | 4 | 16.7% | |
| 2–5 years | 4 | 16.7% | |
| 5–10 years | 8 | 33.3% | |
| 10–20 years | 8 | 33.3% |
Tenure by case type
| Case type | Median tenure | Average tenure | Properties |
|---|---|---|---|
| Divorce | 8.4 yr | 7.8 yr | 10 |
Duration calculated from last recorded property sale to court filing date for 24 properties (63.2% of total filings). Longer ownership often correlates with higher equity.
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 Harrison 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 (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.
Related Indiana guides
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Cite: Keystone Court Data, "Harrison County Indiana Court Filings Intelligence," 2026-07-16, https://keystonecourtdata.com/reports/harrison-in-court-filings-intelligence · Download data (CSV)