Indiana Court Filings Intelligence
Live court-record analysis spanning property-related filings (foreclosure, probate, divorce, partition, guardianship) across Indiana. Data sourced direct from county court dockets in our coverage area. Updated 2026-09-25. See methodology.
- Filing volume holding steady (-0.3%) — last 2 complete months (8994 filings) vs prior 2 complete months (9022 filings). Excludes current month if still in progress.
- 34.2% off-site owners — share of Indiana filings where the owner's mailing address differs from the property (rental, inherited, second-home, or transitional).
- Max gross cap rate 7.7% at HUD Fair Market Rent — $14,808/year on the $191,100 median estimated market value. Excludes operating costs.
- 41.5% of filings are Divorce — the dominant lead category in Indiana during the observed window.
At a glance
200025 property-related court filings tracked across 93 Indiana counties since Nov 2022.
4289 typical monthly statewide filing volume.
14% of filings involve owners whose mailing address differs from the property address (28869 filings).
$191,100 median estimated property value across the 121755 filings with property-enrichment data (61% coverage).
3.6% Indiana unemployment rate (BLS, as of 2026-07). Filings should be read against the local-economy backdrop.
Filing type breakdown
| Filing type | Filings | Share | |
|---|---|---|---|
| Divorce | 83070 | 41.5% | |
| Probate | 47233 | 23.6% | |
| Pre-Foreclosure | 29898 | 14.9% | |
| Guardianship | 23759 | 11.9% | |
| Partition | 15970 | 8.0% | |
| Inherited Property | 71 | 0.0% | |
| Other | 10 | 0.0% | |
| Pre-Probate | 9 | 0.0% | |
| Estate | 2 | 0.0% | |
| Tax Sale | 2 | 0.0% | |
| Real Estate Dispute | 1 | 0.0% |
Each row is a distinct case as recorded on the county docket.
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Owner names and property details, with owner phone lookups where offered. New filings the same day they hit the court docket. 7-day free trial, no card required.
Motivation breakdown
Of 1002 filings with a tagged motivation, the most common is Equity Division Sale (52.2%), followed by High Urgency Pre-Foreclosure (32.1%). This motivation breakdown is captured at the court-filing stage and is not available from property-data aggregators.
| Motivation / sub-type | Filings | Share |
|---|---|---|
| Equity Division Sale | 523 | 52.2% |
| High Urgency Pre-Foreclosure | 322 | 32.1% |
| Inherited Property | 157 | 15.7% |
Based on 1002 filings tagged with a motivation sub-type at the court-filing stage. This classification is not available from property-data aggregators.
Filing velocity by case type
How each distress category is trending statewide — 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 | 83070 | 41.5% | +3.7% |
| Probate | 47233 | 23.6% | -6.3% |
| Pre-Foreclosure | 29898 | 14.9% | -4.9% |
| Guardianship | 23759 | 11.9% | -1.2% |
| Partition | 15970 | 8.0% | -10.4% |
| Inherited Property | 71 | 0.0% | -38.6% |
| Other | 10 | 0.0% | -- |
| Pre-Probate | 9 | 0.0% | -60.0% |
Trend = recent 2-3 month volume vs prior 2-3 months (current partial month excluded). Positive = accelerating; negative = cooling.
Lender concentration analysis
Foreclosure activity is spread across many lenders, suggesting diverse distress sources rather than a single institutional wave.
| Lender / Plaintiff | Filings | Share |
|---|---|---|
| ROCKET MORTGAGE LLC | 85 | 14.9% |
| NEWREZ LLC | 74 | 13.0% |
| US BANK NA | 69 | 12.1% |
| FREEDOM MORTGAGE CORPORATION | 60 | 10.5% |
| LAKEVIEW LOAN SERVICING LLC | 50 | 8.8% |
HHI (Herfindahl-Hirschman Index): <1500 = competitive, 1500-2500 = moderate concentration, >2500 = highly concentrated. Based on 569 foreclosure filings with identified plaintiffs.
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 | 4368.5 | 89% |
| Feb | 4500.2 | 92% |
| Mar | 4893.2 | 100% |
| Apr | 4501.8 | 92% |
| May | 4448 | 91% |
| Jun | 4251.2 | 87% |
| Jul | 4357.2 | 89% |
| Aug | 4485.5 | 92% |
| Sep | 4152.3 | 85% |
| Oct | 4339.3 | 89% |
| Nov | 3336.8 | 68% |
| Dec | 3816.2 | 78% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Mar), with a 1.5x peak-to-trough ratio.
ZIP code distress hotspots
Distress is geographically dispersed across 729 ZIP codes, with no single area dominating.
| ZIP | Area | Filings | Share | Median value |
|---|---|---|---|---|
| 46307 | Crown Point | 1210 | 0.6% | $291,400 |
| 47130 | Jeffersonville | 1028 | 0.5% | $217,959 |
| 47150 | New Albany | 946 | 0.5% | $152,850 |
| 46385 | Valparaiso | 870 | 0.4% | $292,874 |
| 47374 | Richmond | 852 | 0.4% | $101,200 |
| 47909 | Lafayette | 834 | 0.4% | $200,150 |
| 46143 | Greenwood | 811 | 0.4% | $273,900 |
| 46901 | Kokomo | 780 | 0.4% | $107,050 |
| 46410 | Merrillville | 778 | 0.4% | $192,550 |
| 46368 | Portage | 764 | 0.4% | $239,600 |
Top 10 of 729 ZIP codes with filings.
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Non-resident owner analysis
Most filings (86%) 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 | 83070 | 14.7% |
| Probate | 47233 | 20.8% |
| Pre-Foreclosure | 29898 | 10.1% |
| Guardianship | 23759 | 10.2% |
| Partition | 15970 | 8.5% |
| Inherited Property | 71 | 9.9% |
| Other | 10 | 0.0% |
| Pre-Probate | 9 | 100.0% |
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
Partition share is declining.
| Case type | Recent share | Earlier share | Shift |
|---|---|---|---|
| Divorce | 44.0% | 41.3% | +2.7pp |
| Probate | 22.6% | 23.7% | -1.1pp |
| Pre-Foreclosure | 17.9% | 14.8% | +3.1pp |
| Guardianship | 12.5% | 11.9% | +0.6pp |
| Partition | 2.7% | 8.3% | -5.6pp (falling) |
| Inherited Property | 0.3% | 0.0% | +0.3pp |
| Pre-Probate | 0.0% | 0.0% | +0.0pp |
| Estate | 0.0% | 0.0% | +0.0pp |
| Tax Sale | 0.0% | 0.0% | +0.0pp |
| Other | 0.0% | 0.0% | +0.0pp |
Distress diversity score: 1.99 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.
Top counties by filing volume
Counties with live deep-dive reports linked below. See all Indiana counties tracked →
| County | Filings | Share | Deep dive | |
|---|---|---|---|---|
| Marion County | 28626 | 14.3% | View report → | |
| Lake County | 17110 | 8.6% | View report → | |
| Allen County | 13251 | 6.6% | View report → | |
| Hamilton County | 7992 | 4.0% | View report → | |
| St. Joseph County | 6797 | 3.4% | View report → | |
| Vanderburgh County | 6795 | 3.4% | View report → | |
| Elkhart County | 5907 | 3.0% | View report → | |
| Johnson County | 5876 | 2.9% | View report → | |
| Hendricks County | 5682 | 2.8% | View report → | |
| Madison County | 5643 | 2.8% | View report → |
County-by-county comparison dashboard
Across 85 counties with 10+ filings, Marion County leads in filing volume (28626 filings, 14.3% of the state). Spencer County has the highest median property value ($382,900). Adams County has the highest absentee owner rate (41.2%).
| County | Filings | Share | Median value | Absentee % | Top case type | Resolved % | Avg events | |
|---|---|---|---|---|---|---|---|---|
| Marion County | 28626 | 14.3% | $211,900 | 14.0% | Divorce (43.5%) | 22.9% | 31.0 | Report → |
| Lake County | 17110 | 8.6% | $196,400 | 15.4% | Divorce (34.4%) | 20.4% | 31.6 | Report → |
| Allen County | 13251 | 6.6% | $214,700 | 15.0% | Divorce (40.4%) | 26.7% | 26.9 | Report → |
| Hamilton County | 7992 | 4.0% | $371,992 | 10.6% | Divorce (38.5%) | 24.3% | 29.2 | Report → |
| St. Joseph County | 6797 | 3.4% | $175,400 | 16.0% | Divorce (49.3%) | 33.0% | 26.9 | Report → |
| Vanderburgh County | 6795 | 3.4% | $148,600 | 13.2% | Divorce (42.5%) | 31.7% | 27.4 | Report → |
| Elkhart County | 5907 | 3.0% | $197,100 | 9.5% | Divorce (46.5%) | 36.9% | 34.3 | Report → |
| Johnson County | 5876 | 2.9% | $242,100 | 11.8% | Divorce (45.4%) | 39.3% | 33.4 | Report → |
| Hendricks County | 5682 | 2.8% | $280,000 | 17.4% | Divorce (49.0%) | 47.5% | 34.3 | Report → |
| Madison County | 5643 | 2.8% | $112,972 | 14.3% | Divorce (37.2%) | 47.4% | 28.4 | Report → |
| Porter County | 5555 | 2.8% | $270,300 | 12.8% | Divorce (39.9%) | 31.1% | 29.2 | Report → |
| Clark County | 5472 | 2.7% | $215,700 | 20.3% | Divorce (39.1%) | 40.3% | 23.0 | Report → |
| Tippecanoe County | 5129 | 2.6% | $202,800 | 13.6% | Divorce (46.9%) | 38.0% | 32.1 | Report → |
| Vigo County | 4543 | 2.3% | $111,100 | 14.3% | Divorce (44.2%) | 36.1% | 29.9 | Report → |
| LaPorte County | 4080 | 2.0% | $147,600 | 10.9% | Divorce (40.5%) | 42.3% | 24.8 | Report → |
| Howard County | 3850 | 1.9% | $141,510 | 12.4% | Divorce (41.9%) | 49.4% | 25.6 | Report → |
| Monroe County | 3726 | 1.9% | $254,500 | 11.9% | Divorce (44.4%) | 49.8% | 38.8 | Report → |
| Delaware County | 3600 | 1.8% | $114,100 | 17.5% | Divorce (36.8%) | 44.8% | 33.8 | Report → |
| Floyd County | 3378 | 1.7% | $181,800 | 12.2% | Divorce (38.4%) | 41.6% | 23.7 | Report → |
| Hancock County | 3141 | 1.6% | $268,000 | 10.1% | Divorce (43.4%) | 57.0% | 34.0 | Report → |
| Wayne County | 2911 | 1.5% | $103,200 | 13.9% | Divorce (37.1%) | 53.4% | 29.3 | Report → |
| Kosciusko County | 2627 | 1.3% | $196,235 | 16.1% | Divorce (43.5%) | 52.3% | 32.8 | Report → |
| Warrick County | 2373 | 1.2% | $204,500 | 14.5% | Divorce (40.1%) | 48.3% | 22.9 | Report → |
| Lawrence County | 2089 | 1.0% | $136,700 | 15.9% | Divorce (40.7%) | 62.9% | 29.5 | Report → |
| Henry County | 1988 | 1.0% | $116,600 | 14.5% | Divorce (38.0%) | 56.1% | 26.7 | Report → |
| Shelby County | 1934 | 1.0% | $161,963 | 15.7% | Divorce (41.5%) | 56.9% | 28.6 | Report → |
| DeKalb County | 1773 | 0.9% | $172,700 | 19.6% | Divorce (39.1%) | 43.8% | 27.3 | Report → |
| Montgomery County | 1606 | 0.8% | $147,800 | 14.7% | Divorce (44.4%) | 57.2% | 27.3 | Report → |
| Noble County | 1603 | 0.8% | $180,100 | 14.7% | Divorce (42.0%) | 59.7% | 29.8 | Report → |
| Harrison County | 1580 | 0.8% | $177,486 | 14.6% | Divorce (41.3%) | 50.7% | 25.5 | Report → |
| Dearborn County | 1549 | 0.8% | $171,100 | 15.2% | Divorce (41.1%) | 63.0% | 31.6 | Report → |
| Gibson County | 1517 | 0.8% | $147,300 | 13.5% | Divorce (41.1%) | 59.6% | 22.1 | Report → |
| Huntington County | 1476 | 0.7% | $132,782 | 15.0% | Divorce (38.9%) | 57.5% | 25.6 | Report → |
| Marshall County | 1441 | 0.7% | $181,300 | 13.2% | Divorce (39.8%) | 45.9% | 33.0 | Report → |
| Knox County | 1416 | 0.7% | $107,900 | 15.6% | Divorce (49.1%) | 61.8% | 26.1 | Report → |
| Jasper County | 1416 | 0.7% | $203,011 | 15.0% | Divorce (38.8%) | 56.6% | 32.4 | Report → |
| Whitley County | 1383 | 0.7% | $208,135 | 13.7% | Divorce (40.3%) | 49.8% | 28.5 | Report → |
| Miami County | 1320 | 0.7% | $102,900 | 17.1% | Divorce (46.4%) | 63.4% | 31.7 | Report → |
| Clinton County | 1220 | 0.6% | $134,900 | 15.0% | Divorce (38.2%) | 54.5% | 24.9 | Report → |
| Wabash County | 1217 | 0.6% | $127,323 | 15.3% | Divorce (42.4%) | 60.5% | 33.8 | Report → |
| Fayette County | 1183 | 0.6% | $97,500 | 12.0% | Divorce (37.9%) | 45.0% | 24.6 | Report → |
| Randolph County | 1137 | 0.6% | $89,400 | 20.6% | Divorce (38.3%) | 54.2% | 27.0 | Report → |
| Steuben County | 1109 | 0.6% | $178,500 | 16.5% | Divorce (34.9%) | 46.8% | 30.5 | Report → |
| White County | 1091 | 0.5% | $160,100 | 16.0% | Divorce (33.7%) | 48.3% | 24.6 | Report → |
| Decatur County | 1049 | 0.5% | $165,400 | 14.0% | Divorce (44.5%) | 50.2% | 22.6 | Report → |
| Daviess County | 1048 | 0.5% | $136,800 | 17.8% | Divorce (50.3%) | 55.8% | 29.4 | Report → |
| Bartholomew County | 1039 | 0.5% | $171,200 | 17.9% | Divorce (48.9%) | 59.6% | 31.3 | |
| Posey County | 986 | 0.5% | $152,900 | 17.6% | Divorce (37.8%) | 58.0% | 28.2 | Report → |
| Wells County | 980 | 0.5% | $190,600 | 13.8% | Divorce (40.3%) | 56.6% | 28.3 | Report → |
| Orange County | 957 | 0.5% | $115,200 | 12.2% | Divorce (39.9%) | 58.6% | 26.5 | Report → |
| LaGrange County | 837 | 0.4% | $179,300 | 21.9% | Divorce (39.9%) | 40.2% | 21.6 | Report → |
| Jennings County | 832 | 0.4% | $109,600 | 17.4% | Divorce (48.9%) | 61.6% | 28.7 | |
| Cass County | 827 | 0.4% | $93,600 | 18.9% | Divorce (41.8%) | 66.7% | 29.0 | |
| Sullivan County | 807 | 0.4% | $82,400 | 15.1% | Divorce (51.5%) | 55.7% | 32.3 | Report → |
| Tipton County | 756 | 0.4% | $160,300 | 17.6% | Probate (40.9%) | 40.0% | 25.9 | Report → |
| Jay County | 749 | 0.4% | $85,400 | 17.6% | Divorce (46.5%) | 46.0% | 24.7 | Report → |
| Rush County | 702 | 0.4% | $142,600 | 18.7% | Divorce (42.0%) | 51.8% | 27.0 | Report → |
| Fountain County | 677 | 0.3% | $143,200 | 23.3% | Divorce (40.3%) | 61.5% | 34.9 | Report → |
| Parke County | 599 | 0.3% | $130,081 | 18.9% | Divorce (45.7%) | 56.8% | 26.4 | Report → |
| Newton County | 568 | 0.3% | $157,300 | 23.1% | Divorce (32.9%) | 45.4% | 32.9 | Report → |
| Washington County | 524 | 0.3% | $141,900 | 1.1% | Divorce (33.8%) | 0.0% | 8.7 | |
| Crawford County | 454 | 0.2% | $79,300 | 20.9% | Divorce (37.9%) | 59.7% | 27.9 | Report → |
| Morgan County | 43 | 0.0% | $241,400 | 7.0% | Divorce (44.2%) | 0.0% | 9.8 | |
| Grant County | 37 | 0.0% | $194,500 | 5.4% | Divorce (48.6%) | 0.0% | 8.1 | |
| Starke County | 37 | 0.0% | $168,800 | 18.9% | Divorce (45.9%) | 0.0% | 9.2 | |
| Boone County | 32 | 0.0% | $354,700 | 12.5% | Divorce (53.1%) | 0.0% | 6.2 | |
| Dubois County | 31 | 0.0% | $167,100 | 3.2% | Divorce (48.4%) | 27.5% | 22.9 | |
| Pike County | 30 | 0.0% | $158,700 | 3.3% | Divorce (53.3%) | 0.0% | 28.6 | |
| Jefferson County | 28 | 0.0% | $100,400 | 7.1% | Divorce (46.4%) | 10.7% | 7.5 | |
| Jackson County | 25 | 0.0% | $183,100 | 0.0% | Divorce (40.0%) | 0.0% | 7.7 | |
| Fairland County | 24 | 0.0% | $250,000 | 37.5% | Pre-Foreclosure (41.7%) | 33.3% | 3.1 | |
| Greene County | 18 | 0.0% | $109,200 | 5.6% | Pre-Foreclosure (38.9%) | 0.0% | 10.0 | |
| Adams County | 17 | 0.0% | $136,300 | 41.2% | Probate (47.1%) | 0.0% | 9.2 | |
| Clay County | 16 | 0.0% | $149,300 | 0.0% | Divorce (37.5%) | 0.0% | 9.2 | |
| Scott County | 15 | 0.0% | $170,900 | 6.7% | Guardianship (33.3%) | 0.0% | 7.4 | |
| Fulton County | 15 | 0.0% | $138,700 | 13.3% | Divorce (40.0%) | 13.3% | 12.8 | |
| Brown County | 14 | 0.0% | $270,300 | 14.3% | Divorce (57.1%) | 0.0% | 8.0 | |
| Vermillion County | 13 | 0.0% | $170,600 | 7.7% | Divorce (38.5%) | 0.0% | 15.2 | |
| Perry County | 13 | 0.0% | $103,000 | 0.0% | Divorce (69.2%) | 0.0% | 8.2 | |
| Franklin County | 13 | 0.0% | $250,800 | 15.4% | Divorce (38.5%) | 0.0% | 4.3 | |
| Putnam County | 12 | 0.0% | $320,600 | 16.7% | Divorce (41.7%) | 0.0% | 6.0 | |
| Owen County | 12 | 0.0% | $155,800 | 8.3% | Divorce (41.7%) | 8.3% | 9.2 | |
| Spencer County | 12 | 0.0% | $382,900 | 0.0% | Probate (41.7%) | 0.0% | 19.0 | |
| Ripley County | 11 | 0.0% | $68,500 | 9.1% | Divorce (54.5%) | 0.0% | 9.3 | |
| Blackford County | 10 | 0.0% | $153,300 | 20.0% | Divorce (50.0%) | 0.0% | 4.5 |
Counties with fewer than 10 filings are excluded. Median value based on county assessor records. Resolution rate from tracked docket outcomes. Average events = average docket entries per case (higher = more complex proceedings).
Monthly statewide filing activity
| Month | Filings | vs prior | |
|---|---|---|---|
| Nov 2022 | 2051 | ||
| Dec 2022 | 4258 | +2207 | |
| Jan 2023 | 5194 | +936 | |
| Feb 2023 | 5084 | -110 | |
| Mar 2023 | 5900 | +816 | |
| Apr 2023 | 4823 | -1077 | |
| May 2023 | 5149 | +326 | |
| Jun 2023 | 5179 | +30 | |
| Jul 2023 | 4889 | -290 | |
| Aug 2023 | 5657 | +768 | |
| Sep 2023 | 4924 | -733 | |
| Oct 2023 | 5104 | +180 | |
| Nov 2023 | 4673 | -431 | |
| Dec 2023 | 4340 | -333 | |
| Jan 2024 | 4309 | -31 | |
| Feb 2024 | 4400 | +91 | |
| Mar 2024 | 4631 | +231 | |
| Apr 2024 | 4643 | +12 | |
| May 2024 | 4430 | -213 | |
| Jun 2024 | 3641 | -789 | |
| Jul 2024 | 3812 | +171 | |
| Aug 2024 | 4154 | +342 | |
| Sep 2024 | 3679 | -475 | |
| Oct 2024 | 3922 | +243 | |
| Nov 2024 | 3330 | -592 | |
| Dec 2024 | 3251 | -79 | |
| Jan 2025 | 3827 | +576 | |
| Feb 2025 | 4104 | +277 | |
| Mar 2025 | 4178 | +74 | |
| Apr 2025 | 3808 | -370 | |
| May 2025 | 3909 | +101 | |
| Jun 2025 | 3467 | -442 | |
| Jul 2025 | 3978 | +511 | |
| Aug 2025 | 3887 | -91 | |
| Sep 2025 | 3854 | -33 | |
| Oct 2025 | 3992 | +138 | |
| Nov 2025 | 3293 | -699 | |
| Dec 2025 | 3416 | +123 | |
| Jan 2026 | 4144 | +728 | |
| Feb 2026 | 4413 | +269 | |
| Mar 2026 | 4864 | +451 | |
| Apr 2026 | 4733 | -131 | |
| May 2026 | 4304 | -429 | |
| Jun 2026 | 4718 | +414 | |
| Jul 2026 | 4750 | +32 | |
| Aug 2026 | 4244 | -506 | |
| Sep 2026 | 2715 | -1529 |
Most recent month may be partial.
Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| Under $75k | 10602 | 8.7% | |
| $75k - $150k | 32162 | 26.4% | |
| $150k - $250k | 40250 | 33.1% | |
| $250k - $400k | 26818 | 22.0% | |
| $400k+ | 11923 | 9.8% |
Median: $191,100. Mean: $232,016. From third-party property enrichment.
Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 1287 | 0.6% | |
| Mon | 37922 | 19.0% | |
| Tue | 40533 | 20.3% | |
| Wed | 39544 | 19.8% | |
| Thu | 39571 | 19.8% | |
| Fri | 39841 | 19.9% | |
| Sat | 1327 | 0.7% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed).
Housing stock + distress signals (filing-weighted across 92 Indiana counties)
Underlying housing stock and distress indicators across Indiana counties where we track filings, weighted by filing volume so high-filing counties dominate the rollup. From US Census ACS 5-year data. National reference values shown for context.
| Indicator | Indiana (weighted) | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 9.1% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 64.5% | 60.8% |
| Pre-1940 housing stock | 16.2% | 12.3% |
| Single-family detached share | 72.9% | 61.2% |
| Residents age 65 or older | 16.4% | 17.3% |
Source: US Census Bureau American Community Survey (ACS 2023 5-year), filing-weighted across 92 Indiana counties.
New construction across Indiana (2025)
Total housing permits filed across the 91 Indiana counties we track. Trend signal on whether new housing demand is accelerating or contracting state-wide.
| Indicator | Value |
|---|---|
| Total housing units permitted (2025) | 29,076 |
| Year-over-year change (2024 → 2025) | +9.2% |
| Single-family share of permits | 68.4% |
| Single-family units permitted | 19,877 |
| Multifamily units permitted (2+ units per building) | 9,199 |
Source: US Census Bureau Building Permits Survey, summed across 91 Indiana counties.
Rent benchmark (Indiana HUD Fair Market Rents, filing-weighted)
HUD Fair Market Rents averaged across 92 Indiana counties (spanning 63 metro areas), weighted by filing volume. FY 2026. Used to set Section 8 voucher amounts; investors use it as a defensible rent-estimate floor.
| Unit size | Weighted FMR / month |
|---|---|
| Efficiency / studio | $932 |
| 1-bedroom | $1,018 |
| 2-bedroom | $1,234 |
| 3-bedroom | $1,559 |
| 4-bedroom | $1,800 |
Source: US Department of Housing and Urban Development, Fair Market Rents (2026), filing-weighted across 92 Indiana counties.
Macro context: home prices and national delinquency
Court-filing volume should be read against the broader housing-market backdrop. Indiana's home prices 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) | +4.6% | 2026-04-01 |
| Indiana home price index (cumulative since 2020) | +67.6% | 2026-04-01 |
| National mortgage delinquency rate (30+ day, single-family) | 1.86% | 2026-04-01 |
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.
Local-market benchmark
Demographics of the ZIPs where Indiana filings cluster, weighted by filing count and benchmarked against Census ACS 2023 5-year:
| Indicator | Filing-weighted average |
|---|---|
| Median household income | $74,597 |
| Median home value | $218,665 |
| Owner-occupancy rate | 72.4% |
| Median gross rent | $1,126/mo |
Source: U.S. Census Bureau ACS 5-year estimates, filing-weighted across 10 top ZIPs.
Most active foreclosure plaintiffs in Indiana
Top mortgage holders and servicers named in Indiana foreclosure complaints. Names are normalized to collapse common legal-suffix variants.
| Plaintiff | Foreclosure filings |
|---|---|
| ROCKET MORTGAGE, LLC | 62 |
| NEWREZ LLC | 45 |
| U.S. BANK N.A | 27 |
| U.S. BANK TRUST N.A | 26 |
| WILMINGTON SAVINGS FUND SOCIETY, FSB | 18 |
| FREEDOM MORTGAGE CORPORATION | 18 |
| U.S. BANK TRUST COMPANY, N.A | 16 |
Source: plaintiff names extracted from Indiana foreclosure complaint text. Court records are public information.
Post-filing sale outcomes in Indiana
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 221646 filings (60.4% of all 367039 filings) where parcel-level tracking is available.
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 | Filings | Confirmed sold | Sale rate |
|---|---|---|---|
| Pre-Foreclosure | 43452 | 11889 | 27.4% |
| Probate | 89150 | 24166 | 27.1% |
| Divorce | 152918 | 28353 | 18.5% |
| Partition | 38529 | 5014 | 13.0% |
| Guardianship | 42897 | 3556 | 8.3% |
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. 79.0% of confirmed sales were directly driven by the filing.
| Attribution | Meaning | Sales | Share |
|---|---|---|---|
| Sold within 2 years of filing | Sold within 2 years of the filing — inside the window where the case is a plausible cause | 44302 | 61.9% |
| Sold later (not attributable) | Sold more than 2 years after filing — recorded, but too late to attribute to the case | 13821 | 19.3% |
| Sold during the case | Sold while the case was still open — the strongest link between the filing and the sale | 12229 | 17.1% |
| Undetermined | No sale has been recorded yet — this is an open question, not a finding of 'did not sell' | 665 | 0.9% |
| Confirmed did not sell | Confirmed it did NOT sell — the ownership record covers the whole period and shows no transfer | 541 | 0.8% |
Who bought the property
Of the confirmed post-filing sales we can classify from the buyer of record, this is where the properties ended up, an investor-versus-owner-occupant read on the market.
| Buyer | Sales | Share |
|---|---|---|
| Owner-occupant | 41145 | 79.1% |
| Investor | 7695 | 14.8% |
| Bank / auction | 2481 | 4.8% |
| Government agency | 365 | 0.7% |
| Family / non-arm's-length | 318 | 0.6% |
Based on 52004 confirmed sales with an identifiable buyer type.
Source: county assessor and deed-transfer records cross-referenced with court filings by parcel ID. Sale outcomes tracked for 221646 of 367039 filings (60.4% parcel coverage). Prices based on 32602 sales with recorded sale amounts.
Court Docket Activity
Across 225691 tracked cases, the average case has 29 docket entries (median 22). 70.2% of cases are in the "advanced (16+ events)" stage. Guardianship cases are the most court-active at 34.1 events on average. Higher docket activity signals that courts are actively processing the case, which can indicate timeline urgency for investor outreach.
| Activity level | Cases | Share |
|---|---|---|
| Early stage (1-5 events) | 6962 | 3.1% |
| Mid-process (6-15 events) | 60288 | 26.7% |
| Advanced (16+ events) | 158441 | 70.2% |
Docket activity by case type
| Case type | Avg. events | Cases tracked |
|---|---|---|
| Guardianship | 34.1 | 28184 |
| Partition | 33.7 | 123 |
| Divorce | 32.3 | 104935 |
| Pre-Foreclosure | 30.1 | 30019 |
| Probate | 21.6 | 62419 |
Based on 225691 of 200025 Indiana filings with active docket monitoring (113%). Docket entries include filings, hearings, orders, and motions.
Procedural Stage Pipeline
Of 1629 tracked cases, 18.7% reached the service-of-process stage, 57.9% progressed to a hearing.
| Terminal outcome | Cases | Share | |
|---|---|---|---|
| Dismissed | 167 | 10.3% | |
| Settled | 87 | 5.3% | |
| Judgment entered | 39 | 2.4% | |
| Default judgment | 31 | 1.9% | |
| Execution / enforcement | 30 | 1.8% | |
| Sheriff sale | 6 | 0.4% | |
| Case closed | 1 | 0.1% |
Progression by case type
| Case type | Cases | Served | Hearing | Resolved |
|---|---|---|---|---|
| Divorce | 838 | 11.5% | 72.8% | 17.7% |
| Pre-Foreclosure | 559 | 37.2% | 34.9% | 30.4% |
| Probate | 215 | 0.0% | 57.2% | 1.4% |
| Guardianship | 16 | 0.0% | 87.5% | 18.8% |
Based on 1629 cases with 2370 recorded stage transitions from Indiana court docket entries. Stages identified from docket events: service of process, responses, hearings, judgments, settlements, and dismissals.
Property Value Profile
The median assessed value of properties in court filings is $188,000. Inherited Property filings involve the highest-value properties (median $204,900), while Pre-Foreclosure filings trend lower (median $169,149). The largest segment (50.2%) falls in the $100K - $250K range.
| Value range | Properties | Share |
|---|---|---|
| Under $100K | 23183 | 18.6% |
| $100K - $250K | 62586 | 50.2% |
| $250K - $500K | 32750 | 26.3% |
| $500K - $1M | 4970 | 4.0% |
| Over $1M | 1126 | 0.9% |
Value breakdown by case type
| Case type | Median value | Avg value | Properties |
|---|---|---|---|
| Divorce | $201,000 | $247,635 | 49755 |
| Probate | $191,900 | $233,360 | 32303 |
| Pre-Foreclosure | $169,149 | $193,344 | 25371 |
| Guardianship | $177,066 | $251,780 | 12476 |
| Partition | $181,600 | $240,397 | 4630 |
| Inherited Property | $204,900 | $210,485 | 68 |
| Pre-Probate | $179,549 | $215,986 | 7 |
Based on county assessor records for 124615 properties with court filings (62.3% of total filings) across Indiana. Values are tax-assessed amounts, not market listing prices.
Investment Opportunity Score by ZIP Code
Across 615 ZIP codes with sufficient court filing data, ZIP 46307 (Crown Point) ranks highest with an investment opportunity score of 70/100, driven by high filing volume (1210 cases). 238 of 615 scored ZIPs are above the average score of 38.
| Rank | ZIP Code | Area | Score | Filings | Avg Value | Absentee % |
|---|---|---|---|---|---|---|
| #1 | 46307 | Crown Point |
70
|
1210 | — | 0% |
| #2 | 47130 | Jeffersonville |
65
|
1028 | — | 0% |
| #3 | 47909 | Lafayette |
64
|
834 | — | 0% |
| #4 | 47150 | New Albany |
62
|
946 | — | 0% |
| #5 | 46385 | Valparaiso |
60
|
870 | — | 0% |
| #6 | 47374 | Richmond |
60
|
852 | — | 0% |
| #7 | 46835 | Fort Wayne |
59
|
641 | — | 0% |
| #8 | 47905 | Lafayette |
59
|
744 | — | 0% |
| #9 | 46143 | Greenwood |
58
|
811 | — | 0% |
| #10 | 46901 | Kokomo |
58
|
780 | — | 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. Scores should be compared within the same state, not across different markets.
Based on 200025 court filings across 615 ZIP codes in Indiana. ZIPs with fewer than 3 filings are excluded. Property values from county assessor records. Absentee status from property ownership verification.
Distress Capital Analysis
$29,036,292,944 in assessed property value is currently tied up in 124615 court-filed properties. 77% of properties with equity data carry 20%+ equity, signaling owners with real financial stakes in resolution. Divorce filings represent the largest capital pool ($12,321,099,576 across 49755 properties).
Equity Position of Distressed Properties
Median equity position: 41.5% · Based on 969 properties with equity data
Capital at Risk by Filing Type
| Filing Type | Total Value | Properties | Avg Value | High Equity % |
|---|---|---|---|---|
| Divorce | $12,321,099,576 | 49755 | $247,635 | 80.2% |
| Probate | $7,538,233,931 | 32303 | $233,360 | 96.6% |
| Pre-Foreclosure | $4,905,328,432 | 25371 | $193,344 | 68.9% |
| Guardianship | $3,141,206,727 | 12476 | $251,780 | 85.7% |
| Partition | $1,113,039,406 | 4630 | $240,397 | -- |
| Inherited Property | $14,312,967 | 68 | $210,485 | -- |
| Pre-Probate | $1,511,905 | 7 | $215,986 | -- |
Based on 124615 properties with assessor valuations (62.3% of 200025 total filings) across Indiana. Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.
Market Absorption & Turnover Analysis
364,333 court filings tracked with 139,298 resolved (38.2% absorption rate). Resolved cases take an average of 389 days. Probate cases resolve fastest (avg 316 days), while Partition cases take longest (avg 468 days).
| Month | New Filings | Resolved | Net | Inflow | Absorption |
|---|---|---|---|---|---|
| Aug 2018 | 1 | 0 | +1 | 0.0% | |
| Jan 2019 | 1 | 0 | +1 | 0.0% | |
| Nov 2019 | 1 | 0 | +1 | 0.0% | |
| Dec 2019 | 27 | 0 | +27 | 0.0% | |
| Jan 2020 | 5359 | 1575 | +3784 | 29.4% | |
| Feb 2020 | 5203 | 1553 | +3650 | 29.8% | |
| Mar 2020 | 4855 | 1385 | +3470 | 28.5% | |
| Apr 2020 | 3091 | 1161 | +1930 | 37.6% | |
| May 2020 | 3756 | 1321 | +2435 | 35.2% | |
| Jun 2020 | 4917 | 1507 | +3410 | 30.6% | |
| Jul 2020 | 4945 | 1511 | +3434 | 30.6% | |
| Aug 2020 | 4670 | 1439 | +3231 | 30.8% | |
| Sep 2020 | 4814 | 1432 | +3382 | 29.7% | |
| Oct 2020 | 4783 | 1637 | +3146 | 34.2% | |
| Nov 2020 | 3899 | 1035 | +2864 | 26.5% | |
| Dec 2020 | 4088 | 1099 | +2989 | 26.9% | |
| Jan 2021 | 4630 | 1443 | +3187 | 31.2% | |
| Feb 2021 | 4484 | 1414 | +3070 | 31.5% | |
| Mar 2021 | 5758 | 1664 | +4094 | 28.9% | |
| Apr 2021 | 5002 | 1578 | +3424 | 31.5% | |
| May 2021 | 4454 | 1323 | +3131 | 29.7% | |
| Jun 2021 | 4882 | 1391 | +3491 | 28.5% | |
| Jul 2021 | 4663 | 1448 | +3215 | 31.1% | |
| Aug 2021 | 4921 | 1437 | +3484 | 29.2% | |
| Sep 2021 | 4748 | 1435 | +3313 | 30.2% | |
| Oct 2021 | 4643 | 1546 | +3097 | 33.3% | |
| Nov 2021 | 4431 | 1336 | +3095 | 30.2% | |
| Dec 2021 | 4074 | 1205 | +2869 | 29.6% | |
| Jan 2022 | 4954 | 1528 | +3426 | 30.8% | |
| Feb 2022 | 4821 | 1510 | +3311 | 31.3% | |
| Mar 2022 | 6403 | 1857 | +4546 | 29.0% | |
| Apr 2022 | 5330 | 1652 | +3678 | 31.0% | |
| May 2022 | 5045 | 1533 | +3512 | 30.4% | |
| Jun 2022 | 5371 | 1589 | +3782 | 29.6% | |
| Jul 2022 | 4814 | 1651 | +3163 | 34.3% | |
| Aug 2022 | 5537 | 1811 | +3726 | 32.7% | |
| Sep 2022 | 5203 | 1723 | +3480 | 33.1% | |
| Oct 2022 | 4908 | 1550 | +3358 | 31.6% | |
| Nov 2022 | 4448 | 1449 | +2999 | 32.6% | |
| Dec 2022 | 4236 | 1488 | +2748 | 35.1% | |
| Jan 2023 | 5156 | 1627 | +3529 | 31.6% | |
| Feb 2023 | 5049 | 1641 | +3408 | 32.5% | |
| Mar 2023 | 5858 | 2420 | +3438 | 41.3% | |
| Apr 2023 | 4798 | 1461 | +3337 | 30.5% | |
| May 2023 | 5107 | 1515 | +3592 | 29.7% | |
| Jun 2023 | 5147 | 1494 | +3653 | 29.0% | |
| Jul 2023 | 4849 | 1408 | +3441 | 29.0% | |
| Aug 2023 | 5618 | 1711 | +3907 | 30.5% | |
| Sep 2023 | 4894 | 1642 | +3252 | 33.6% | |
| Oct 2023 | 5075 | 1605 | +3470 | 31.6% | |
| Nov 2023 | 4644 | 1508 | +3136 | 32.5% | |
| Dec 2023 | 4306 | 1284 | +3022 | 29.8% | |
| Jan 2024 | 4257 | 1998 | +2259 | 46.9% | |
| Feb 2024 | 4371 | 2227 | +2144 | 50.9% | |
| Mar 2024 | 4620 | 2472 | +2148 | 53.5% | |
| Apr 2024 | 4640 | 2497 | +2143 | 53.8% | |
| May 2024 | 4416 | 2410 | +2006 | 54.6% | |
| Jun 2024 | 3629 | 2291 | +1338 | 63.1% | |
| Jul 2024 | 3783 | 2456 | +1327 | 64.9% | |
| Aug 2024 | 4145 | 2629 | +1516 | 63.4% | |
| Sep 2024 | 3667 | 2398 | +1269 | 65.4% | |
| Oct 2024 | 3871 | 2534 | +1337 | 65.5% | |
| Nov 2024 | 3296 | 2139 | +1157 | 64.9% | |
| Dec 2024 | 3247 | 1987 | +1260 | 61.2% | |
| Jan 2025 | 3819 | 2483 | +1336 | 65.0% | |
| Feb 2025 | 4094 | 2720 | +1374 | 66.4% | |
| Mar 2025 | 4176 | 2709 | +1467 | 64.9% | |
| Apr 2025 | 3784 | 2396 | +1388 | 63.3% | |
| May 2025 | 3897 | 2469 | +1428 | 63.4% | |
| Jun 2025 | 3465 | 2181 | +1284 | 62.9% | |
| Jul 2025 | 3965 | 2548 | +1417 | 64.3% | |
| Aug 2025 | 3874 | 2454 | +1420 | 63.3% | |
| Sep 2025 | 3832 | 2391 | +1441 | 62.4% | |
| Oct 2025 | 3985 | 2368 | +1617 | 59.4% | |
| Nov 2025 | 3281 | 1878 | +1403 | 57.2% | |
| Dec 2025 | 3406 | 1790 | +1616 | 52.6% | |
| Jan 2026 | 4977 | 2129 | +2848 | 42.8% | |
| Feb 2026 | 4555 | 2035 | +2520 | 44.7% | |
| Mar 2026 | 4850 | 1997 | +2853 | 41.2% | |
| Apr 2026 | 4703 | 1798 | +2905 | 38.2% | |
| May 2026 | 4277 | 1298 | +2979 | 30.3% | |
| Jun 2026 | 4693 | 629 | +4064 | 13.4% | |
| Jul 2026 | 4748 | 314 | +4434 | 6.6% | |
| Aug 2026 | 4105 | 139 | +3966 | 3.4% | |
| Sep 2026 | 1234 | 2 | +1232 | 0.2% |
Resolution by Case Type
| Case Type | Filed | Resolved | Absorption | Avg Days |
|---|---|---|---|---|
| Divorce | 151924 | 90468 | 59.5% | 390 |
| Probate | 88479 | 10862 | 12.3% | 316 |
| Pre-Foreclosure | 43231 | 21787 | 50.4% | 415 |
| Guardianship | 42504 | 16108 | 37.9% | 451 |
| Partition | 38096 | 65 | 0.2% | 468 |
| Inherited Property | 79 | 0 | 0.0% | n/a |
| Other | 8 | 0 | 0.0% | n/a |
| Estate | 6 | 6 | 100.0% | 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 139298 resolved cases out of 364333 total filings across Indiana.
Equity-Outcome Correlation
220931 properties with assessed values analyzed across equity levels. High-equity properties (20%+) represent 0.3% of filings with a 27.2% resolution rate. High (20%+) properties resolve fastest (avg 49 days) vs Unknown Equity (avg 390 days).
| Equity Level | Properties | Share | Resolved | Resolution Rate | Avg Days |
|---|---|---|---|---|---|
| High (20%+) |
668
|
0.3% | 182 | 27.2% | 49 |
| Moderate (1-20%) |
170
|
0.1% | 46 | 27.1% | 55 |
| Underwater (≤0%) |
40
|
0.0% | 17 | 42.5% | 65 |
| Unknown Equity |
220053
|
99.6% | 97446 | 44.3% | 390 |
Equity Profile by Case Type
| Case Type | Properties | High Equity % | Resolution Rate | Avg Days |
|---|---|---|---|---|
| Divorce | 91458 | 0.3% | 64.3% | 388 |
| Probate | 60537 | 0.1% | 13.5% | 312 |
| Pre-Foreclosure | 35991 | 0.8% | 55.6% | 416 |
| Guardianship | 20901 | 0.0% | 50.6% | 453 |
| Partition | 11959 | 0.0% | 0.3% | 468 |
| Inherited Property | 75 | 1.3% | 0.0% | — |
| Estate | 6 | 83.3% | 100.0% | — |
Equity positions derived from county assessor data (assessed values minus outstanding liens where available). Resolution outcomes classified from court docket entries. Only properties with non-zero assessed values are included. Data spans Indiana's tracked counties.
Property Type Distribution
77.5% of distressed properties are classified as Single Family, followed by Duplex/Multi-Family (15.2%).
| Property type | Count | Share | Distribution |
|---|---|---|---|
| Single Family | 158,941 | 77.5% | |
| Duplex/Multi-Family | 31,197 | 15.2% | |
| Agricultural | 7,820 | 3.8% | |
| Residential | 5,522 | 2.7% | |
| Commercial | 813 | 0.4% | |
| Condo/Townhouse | 333 | 0.2% | |
| Industrial | 187 | 0.1% | |
| Single Family (Rural) | 141 | 0.1% |
Property type by case type
| Case type | Dominant property type | Share | Properties |
|---|---|---|---|
| Divorce | Single Family | 79.2% | 85,605 |
| Probate | Single Family | 72.9% | 55,148 |
| Pre-Foreclosure | Single Family | 82.3% | 34,423 |
| Guardianship | Single Family | 74.9% | 19,002 |
| Partition | Single Family | 77.9% | 10,706 |
| Inherited Property | Single Family | 81.2% | 69 |
Property classifications from county assessor records for 204,954 properties (56.2% of total filings across Indiana). Categories normalized from assessor codes.
Case Aging & Stall Analysis
192,356 cases (52.8%) have been active for over a year without resolution. Probate cases resolve fastest (median 230 days), while Partition cases take longest (median 536 days). 1,985 filings in the last <30 days represent fresh opportunities.
| Age | Total | Resolved | Still active | Resolution rate |
|---|---|---|---|---|
| <30 days | 1,985 | 23 | 1,962 | 1.2% |
| 30-90 days | 8,563 | 478 | 8,085 | 5.6% |
| 3-6 months | 13,672 | 3,876 | 9,796 | 28.3% |
| 6-12 months | 25,251 | 12,415 | 12,836 | 49.2% |
| 1-2 years | 45,304 | 29,032 | 16,272 | 64.1% |
| 2+ years | 269,558 | 93,474 | 176,084 | 34.7% |
Resolution speed by case type
| Case type | Total | Resolved | Rate | Median days |
|---|---|---|---|---|
| Divorce | 151,924 | 90468 | 59.5% | 319d |
| Probate | 88,479 | 10862 | 12.3% | 230d |
| Pre-Foreclosure | 43,231 | 21787 | 50.4% | 371d |
| Guardianship | 42,504 | 16108 | 37.9% | 422d |
| Partition | 38,096 | 65 | 0.2% | 536d |
| Inherited Property | 79 | 0 | 0.0% | — |
Case aging computed from filing date to present for unresolved cases across Indiana. Resolution classified from court docket entries (judgments, settlements, dismissals, sheriff sales).
Property Age & Distress Profile
65,690 filings (18.0% of scope) have year-built data. Pre-1960 properties are most common (30%). Newer properties (2000+) average $513,434 — 3.4x the value of Pre-1960 stock ($151,343). 2000+ cases resolve fastest (median 287d) vs Pre-1960 (324d).
| Construction era | Filings | Share | Avg value | Median days |
|---|---|---|---|---|
| Pre-1960 | 19,402 | 29.5% | $151,343 | 324d |
| 1960–1979 | 14,039 | 21.4% | $210,125 | 300d |
| 1980–1999 | 13,592 | 20.7% | $293,756 | 297d |
| 2000+ | 18,657 | 28.4% | $513,434 | 287d |
Value trend: 2000+ properties average $513,434 — 3.39x the value of Pre-1960 stock ($151,343).
Top case types by construction era
Construction year sourced from county tax assessor records across Indiana. Value is assessed value from the most recent available tax assessment. Resolution timing based on court docket events.
Municipality filing concentration across Indiana
Court filings in IN span 4976 municipalities. Indianapolis leads with 31820 filings (12.6% of total), predominantly Divorce (47.0%). Distress is dispersed across many municipalities — the top 3 account for only 20% of filings.
| Municipality | Filings | Share | Top case type |
|---|---|---|---|
| Indianapolis | 31820 | 12.6% | Divorce (47.0%) |
| Fort Wayne | 12419 | 4.9% | Divorce (44.9%) |
| Evansville | 7460 | 2.9% | Divorce (49.9%) |
| Lafayette | 4662 | 1.8% | Divorce (52.3%) |
| Terre Haute | 4583 | 1.8% | Divorce (47.9%) |
| Kokomo | 4559 | 1.8% | Divorce (45.8%) |
| Bloomington | 4185 | 1.7% | Divorce (45.4%) |
| South Bend | 4159 | 1.6% | Divorce (53.5%) |
| Anderson | 4117 | 1.6% | Divorce (40.4%) |
| Greenwood | 3379 | 1.3% | Divorce (48.4%) |
| Muncie | 3315 | 1.3% | Divorce (42.6%) |
| Elkhart | 3280 | 1.3% | Divorce (49.7%) |
| Valparaiso | 2870 | 1.1% | Divorce (52.1%) |
| Gary | 2620 | 1.0% | Divorce (38.9%) |
| New Albany | 2486 | 1.0% | Divorce (40.2%) |
Top 15 of 4976 municipalities with court filings across Indiana. Data from 253,108 filings (69% of total). Municipality names from county assessor records.
Quarterly Filing Volume Trends across Indiana
Filing trends across 18 comparable quarters show 243,146 tracked filings in IN. Most recent quarter (2026 Q2: 13,673) was stable vs prior (2026 Q1: 14,382, -4.9%). Partition shows the largest composition shift, declining share from 12.7% to 4.4%.
| Quarter | Total | Divorce | Probate | Pre-Foreclosure | Guardianship |
|---|---|---|---|---|---|
| 2022 Q1 | 16178 | 6049 (37.4%) | 4276 (26.4%) | 2366 (14.6%) | 1705 (10.5%) |
| 2022 Q2 | 15746 | 6008 (38.2%) | 4079 (25.9%) | 2163 (13.7%) | 1728 (11.0%) |
| 2022 Q3 | 15554 | 6332 (40.7%) | 3503 (22.5%) | 1990 (12.8%) | 1827 (11.7%) |
| 2022 Q4 | 13592 | 5112 (37.6%) | 3247 (23.9%) | 1913 (14.1%) | 1524 (11.2%) |
| 2023 Q1 | 16063 | 6280 (39.1%) | 3577 (22.3%) | 2250 (14.0%) | 1751 (10.9%) |
| 2023 Q2 | 15052 | 5942 (39.5%) | 3488 (23.2%) | 1687 (11.2%) | 1667 (11.1%) |
| 2023 Q3 | 15361 | 6166 (40.1%) | 3267 (21.3%) | 1793 (11.7%) | 1869 (12.2%) |
| 2023 Q4 | 14025 | 5242 (37.4%) | 3063 (21.8%) | 1969 (14.0%) | 1604 (11.4%) |
| 2024 Q1 | 13248 | 5650 (42.6%) | 3363 (25.4%) | 1759 (13.3%) | 1528 (11.5%) |
| 2024 Q2 | 12685 | 5480 (43.2%) | 3118 (24.6%) | 1628 (12.8%) | 1595 (12.6%) |
| 2024 Q3 | 11595 | 5213 (45.0%) | 2836 (24.5%) | 1667 (14.4%) | 1432 (12.4%) |
| 2024 Q4 | 10414 | 4375 (42.0%) | 2549 (24.5%) | 1746 (16.8%) | 1246 (12.0%) |
| 2025 Q1 | 12089 | 5214 (43.1%) | 3053 (25.3%) | 2170 (18.0%) | 1342 (11.1%) |
| 2025 Q2 | 11146 | 4825 (43.3%) | 2896 (26.0%) | 1838 (16.5%) | 1398 (12.5%) |
| 2025 Q3 | 11671 | 5446 (46.7%) | 2797 (24.0%) | 1723 (14.8%) | 1451 (12.4%) |
| 2025 Q4 | 10672 | 4485 (42.0%) | 2580 (24.2%) | 1990 (18.6%) | 1311 (12.3%) |
| 2026 Q1 | 14382 | 5942 (41.3%) | 3406 (23.7%) | 2574 (17.9%) | 1693 (11.8%) |
| 2026 Q2 | 13673 | 5495 (40.2%) | 3070 (22.5%) | 2232 (16.3%) | 1694 (12.4%) |
Composition shift: Partition filings are declining share, moving from 12.7% to 4.4% of total filings (-8.3 percentage points).
Only comparable quarters shown (collection ramp-up periods excluded). Filing dates from verified court records. Current partial quarter excluded from trend calculations.
Property Value Distribution
The median property value in distressed filings is $174,400, with the largest concentration (23.0%) in the $200K–$300K range. Inherited Property filings have the highest median value ($222,800) while Guardianship filings are lowest ($156,600).
| Price range | Count | Share | Distribution |
|---|---|---|---|
| Under $50K | 15,695 | 7.1% | |
| $50K–$100K | 34,056 | 15.4% | |
| $100K–$150K | 41,434 | 18.8% | |
| $150K–$200K | 38,133 | 17.3% | |
| $200K–$300K | 50,803 | 23.0% | |
| $300K–$500K | 30,839 | 14.0% | |
| $500K+ | 9,971 | 4.5% |
Value by case type
| Case type | Median value | Average value | Properties |
|---|---|---|---|
| Divorce | $187,800 | $249,915 | 91,458 |
| Probate | $172,000 | $219,913 | 60,537 |
| Pre-Foreclosure | $160,500 | $192,770 | 35,991 |
| Guardianship | $156,600 | $641,643 | 20,901 |
| Partition | $165,200 | $255,491 | 11,959 |
| Inherited Property | $222,800 | $218,322 | 75 |
Assessed property values from county assessor records for 220,931 properties (60.6% of total filings) across Indiana. Values reflect tax-assessed amounts, not market price.
Ownership Duration Before Filing
The median ownership duration before a court filing is 5.5 years, with 30.7% of owners holding the property 10+ years (a strong equity signal for investors). Inherited Property cases show the longest tenure (11.9 yr median) vs. Partition (4.6 yr).
| Ownership period | Count | Share | Distribution |
|---|---|---|---|
| Under 2 years | 21,605 | 20.7% | |
| 2–5 years | 27,311 | 26.1% | |
| 5–10 years | 23,527 | 22.5% | |
| 10–20 years | 21,931 | 21.0% | |
| 20+ years | 10,215 | 9.8% |
Tenure by case type
| Case type | Median tenure | Average tenure | Properties |
|---|---|---|---|
| Divorce | 4.8 yr | 7.1 yr | 48,917 |
| Probate | 8.7 yr | 11.4 yr | 20,063 |
| Pre-Foreclosure | 5.2 yr | 8.1 yr | 17,561 |
| Guardianship | 6.2 yr | 8.8 yr | 11,911 |
| Partition | 4.6 yr | 7.5 yr | 6,087 |
| Inherited Property | 11.9 yr | 15.2 yr | 49 |
Duration calculated from last recorded property sale to court filing date for 104,589 properties (28.7% of total filings) across Indiana. Longer ownership often correlates with higher equity.
Repeat litigation patterns across Indiana
Of 310,955 unique property owners in court filings, 24,267 (7.8%) appear in multiple cases, including 6,535 with 3 or more filings. The most active repeat filer has 458 cases spanning 77 months. Guardianship cases have the highest repeat rate at 21.1%.
Repeat rate by case type
| Case type | Repeat owners | Total owners | Repeat rate |
|---|---|---|---|
| Divorce | 12115 | 129393 | 9.4% |
| Probate | 8483 | 78952 | 10.7% |
| Pre-Foreclosure | 4014 | 39910 | 10.1% |
| Partition | 1003 | 36850 | 2.7% |
| Guardianship | 7270 | 34384 | 21.1% |
| Inherited Property | 4 | 79 | 5.1% |
Analysis based on 310,955 unique owner names across Indiana court filings. Repeat filers are property owners appearing in 2 or more distinct cases. This pattern identifies recurring distress — a signal invisible in aggregated property databases.
Serial distressed properties across Indiana
Of 196,185 unique properties in court filings, 20,280 (10.3%) have multiple filings (averaging 2.4 filings per property). Average time between repeat filings: 16 months. Partition properties have the highest repeat rate at 24.5%.
Serial distress rate by case type
| Case type | Serial properties | Total properties | Serial rate |
|---|---|---|---|
| Divorce | 10660 | 85760 | 12.4% |
| Probate | 6033 | 57954 | 10.4% |
| Pre-Foreclosure | 6151 | 33641 | 18.3% |
| Guardianship | 4194 | 17471 | 24.0% |
| Partition | 2604 | 10633 | 24.5% |
Analysis based on 196,185 unique property addresses across Indiana court filings. Serial distressed properties have 2 or more distinct case filings at the same address — indicating recurring financial or legal distress. These properties are high-value investor targets.
Land vs improvement value composition
Across 214,606 properties with assessed value breakdowns, the median land share is 15.3% (median land value $27,000, median improvement value $148,700). 3,869 properties (1.8%) are land-dominant (50%+ land value) — potential teardown or vacant-lot targets. Probate cases skew most land-heavy (median 16.1%) while Inherited Property skews most improvement-heavy (14.6%).
Land share distribution
| Land share bracket | Properties | % of total |
|---|---|---|
| Under 10% | 38,777 | 18.1% |
| 10–20% | 117,886 | 54.9% |
| 20–30% | 40,965 | 19.1% |
| 30–50% | 13,109 | 6.1% |
| 50–70% | 2,444 | 1.1% |
| Over 70% | 1,425 | 0.7% |
Land share by case type
| Case type | Filings | Median land % |
|---|---|---|
| Divorce | 89,300 | 15.0% |
| Probate | 58,235 | 16.1% |
| Pre-Foreclosure | 35,511 | 14.8% |
| Guardianship | 20,411 | 15.5% |
| Partition | 11,073 | 15.4% |
| Inherited Property | 75 | 14.6% |
Analysis of 214,606 Indiana properties (58.9% of filings) with assessed land and improvement value breakdowns. Land-dominant properties (50%+ land value) may represent teardown candidates or vacant lots. Improvement-heavy properties (under 20% land) typically indicate rehab opportunities.
Prior sale value trajectory
Across 73,064 properties with purchase and assessed value data, the median value change since purchase is -10.2%. 47,594 properties (65.1%) are underwater (current assessed value below purchase price). Short-hold owners (<5 yr) show a median -7.8% value change vs -5.3% for long-hold (10+ yr). Probate cases have the highest underwater rate (68.2%) while Pre-Foreclosure has the lowest (57.4%).
Value change distribution
| Value change bracket | Properties | % of total |
|---|---|---|
| 50%+ loss | 7,533 | 10.3% |
| 20–50% loss | 19,037 | 26.1% |
| 0–20% loss | 21,024 | 28.8% |
| 0–20% gain | 11,974 | 16.4% |
| 20–50% gain | 5,648 | 7.7% |
| 50–100% gain | 3,274 | 4.5% |
| 100%+ gain | 4,574 | 6.3% |
Holding period vs value change
(17,653 properties)
(5,818 properties)
Value trajectory by case type
| Case type | Filings | Median change | Underwater |
|---|---|---|---|
| Divorce | 32,628 | -9.6% | 66.4% |
| Probate | 19,321 | -13.3% | 68.2% |
| Pre-Foreclosure | 12,702 | -6.0% | 57.4% |
| Partition | 4,719 | -8.8% | 63.7% |
| Guardianship | 3,687 | -14.0% | 66.3% |
Analysis of 73,064 Indiana properties (20.1% of filings) with both prior sale price and current assessed value data. Underwater properties have a current assessed value below their last purchase price. This analysis reveals whether distressed properties carry equity upside (investor opportunity) or are overleveraged (indicating deeper distress).
The Indiana pre-foreclosure visibility gap
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.
Full audit: Court-vs-aggregator coverage gap report.
Municipal code violations across Indiana
Are properties in court filings also flagged for code violations? By cross-referencing each filing's address against municipal code-enforcement databases, we identify properties with active violations — a signal of deferred maintenance and potential investor opportunity. This analysis covers 9757 properties.
Source: municipal code-enforcement records cross-referenced with court filings by property address. 9757 properties checked, 4257 with at least one violation. Data from municipal open-data portals.
FEMA flood zone exposure across Indiana
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 8843 properties with geocoded locations.
| Flood zone | Properties | % of checked |
|---|---|---|
| X | 8291 | 93.8% |
| AE | 219 | 2.5% |
| X-500yr | 130 | 1.5% |
| X-levee | 102 | 1.2% |
| A | 46 | 0.5% |
| AH | 4 | 0.0% |
| VE | 2 | 0.0% |
| AO | 2 | 0.0% |
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. 8843 properties checked.
Methodology and data sources
- Court filings sourced direct from county court dockets in Keystone's Indiana coverage area via daily automated collection. Court records are public information.
- Every filing is as recorded on the county docket. Entity-owned filings (LLCs, trusts, banks) and stale-owner filings are excluded.
- Property value figures come from third-party enrichment (61% coverage on this dataset).
- Individual case data, defendant names, and property addresses are not published. Reports show aggregated statistics only.
- See /reports/methodology for full data sources, sample sizes, and limitations.
- This report was generated 2026-09-25 from the live database.
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Cite: Keystone Court Data, "Indiana Court Filings Intelligence," 2026-09-25, https://keystonecourtdata.com/reports/in-court-filings-intelligence · Download data (CSV)