Indiana Court Filings Intelligence

• 30.7% off-site owners: the share of Indiana filings where the owner's mailing address differs from the property (rental, inherited, second-home, or transitional).
• Max gross cap rate 7.4% at HUD Fair Market Rent ($14,616/year) on the $197,799 median estimated property value. Excludes operating costs.
• 44.6% of filings are Divorce, the dominant lead category in Indiana during the observed window.

At a glance

Filing type breakdown

Each row is a distinct case as recorded on the county docket.

Motivation breakdown

Among 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.

Based on filings tagged with a motivation sub-type at the court-filing stage.

Lender concentration analysis

Foreclosure activity is spread across many lenders, suggesting diverse distress sources rather than a single institutional wave.

Lenders in rank order, most active first. Market type reflects how concentrated foreclosure filings are among plaintiffs. Based on foreclosure filings with identified plaintiffs.

ZIP code distress hotspots

Distress is geographically dispersed, with no single ZIP code dominating. The ZIP codes below are ranked by property-related court filings, most active first.

ZIP codes in rank order, most court filings first.

Non-resident owner analysis

30.7% of distressed properties have non-resident owners (the owner's mailing address differs from the property address). These can be rental or investment properties, inherited homes or second homes.

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

Distress diversity score: 2.16 (Shannon entropy across case types; higher = more diverse distress sources). The case-type shares are in the filing type breakdown above.

Top counties by court filings

The Indiana counties with the most property-related court filings, in rank order. Counties with live deep-dive reports are linked. See all Indiana counties we cover →

County-by-county comparison dashboard

Across the counties we cover, Marion County has the most property-related court filings; Hamilton County has the highest median property value; Crawford County has the highest non-resident owner rate.

Counties in rank order, most court filings first; counties with too few filings to compare are excluded. Median value based on public property records; the top case type is the county's most common filing type.

Property value distribution

Median: $197,798. Mean: $241,393. Estimated values come from county tax-assessment records and property-data providers; they are not appraisals or listing prices.

Housing stock + distress signals (filing-weighted across Indiana counties)

Underlying housing stock and distress indicators across Indiana counties in Keystone's coverage, weighted by filing volume so high-filing counties dominate the rollup. From US Census ACS 5-year data. National reference values shown for context.

Source: US Census Bureau American Community Survey (ACS 2023 5-year), filing-weighted across Indiana counties.

New construction across Indiana (2025)

Total housing permits filed across the Indiana counties we track. Trend signal on whether new housing demand is accelerating or contracting state-wide.

Source: US Census Bureau Building Permits Survey, summed across Indiana counties.

Rent benchmark (Indiana HUD Fair Market Rents, filing-weighted)

HUD Fair Market Rents averaged across 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.

Source: US Department of Housing and Urban Development, Fair Market Rents (2026), filing-weighted across 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.

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:

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.

Source: public foreclosure filings in Indiana. Court records are public information.

Property Value Profile

The median estimated property value of properties in court filings is $195,200. Partition filings involve the highest-value properties (median $235,645), while Pre-Foreclosure filings are lower (median $175,580). The largest segment (49.5%) falls in the $100K - $250K range.

Property values for properties with court filings across Indiana. Estimated values come from county tax-assessment records and property-data providers; they are not appraisals or listing prices.

Investment Opportunity Score by ZIP Code

ZIP 46307 (Crown Point) ranks first on the composite opportunity score in Indiana. ZIP codes are listed in rank order, highest score first.

The score blends court-filing activity, property value, absentee-owner rate and case-type diversity. Compare ZIPs within the same county or state, not across markets.

Based on court filings across scored ZIP codes in Indiana. ZIPs with too few filings to score are excluded. Property values from public property records.

Property Type Distribution

76.3% of distressed properties are classified as Single Family, followed by Duplex/Multi-Family (15.9%).

Property classifications from public property records for filings with a classified property across Indiana. Categories normalized from public-record property classes.

Property Age & Distress Profile

Among filings with year-built data, the Pre-1960 construction era is most common (31%).

Construction year sourced from public property records across Indiana. Value is assessed value from the most recent available tax assessment.

Municipality filing concentration across Indiana

Among filings with a municipality on record, Indianapolis has the most property-related court filings in Indiana, predominantly Divorce. Distress is dispersed across many municipalities.

Municipalities in rank order, most court filings first, among filings with a municipality on record. Municipality names from public property records.

Property Value Distribution

The median estimated property value in these filings is $187,506, with the largest concentration (24.5%) in the $200K–$300K range. Inherited Property filings have the highest median value ($216,309) while Pre-Foreclosure filings are lowest ($170,485).

Property values for filings with a valuation across Indiana. Estimated values come from county tax-assessment records and property-data providers; they are not appraisals or listing prices.

Ownership Duration Before Filing

The median ownership duration before a court filing is 5.8 years, with 31.7% of owners holding the property 10+ years (a strong equity signal for investors). Pre-Probate cases show the longest tenure (12.7 yr median) vs. Divorce (5.0 yr).

Duration calculated from last recorded property sale to court filing date, for filings with a recorded prior sale, across Indiana. Longer ownership often correlates with higher equity.

Land vs improvement value composition

Across properties with assessed value breakdowns, the median land share is 15.5% (median land value $26,000, median improvement value $140,300). 1.9% of properties are land-dominant (50%+ land value), which makes them potential teardown or vacant-lot targets. Probate cases skew most land-heavy (median 16.3%) while Pre-Probate skews most improvement-heavy (14.3%).

Land share distribution

Land share by case type

Analysis of Indiana properties 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.

Municipal code violations across Indiana

Are properties in court filings also flagged for code violations? Some are, and an open violation is a signal of deferred maintenance and potential investor opportunity.

Source: municipal code-enforcement records. 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 properties with geocoded locations.

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.

How foreclosure works in Indiana

Indiana is a judicial foreclosure state. A mortgage foreclosure goes through the circuit or superior court in the county where the property is located.

Indiana has no fixed foreclosure length. The law sets minimum waits (below), not a total length; after them, the court and the county sheriff’s scheduling of the sale set the pace, and contested cases can take longer than uncontested ones.

Day counts below are estimates from the first missed payment, not set by law.

1. Default (estimated Day 0): The borrower misses mortgage payments. For a principal residence, federal servicing rules generally bar a foreclosure filing until the loan is more than 120 days delinquent (12 CFR 1024.41(f)).
2. Pre-suit notice (estimated Day 60–90): Before many home mortgage foreclosures, the lender must send a pre-suit notice on a form prescribed by the Indiana Housing and Community Development Authority at least thirty days before filing (IC 32-30-10.5-8, as stated by IHCDA). The form says the creditor may start foreclosure if the default continues thirty more days and lists the free Indiana Foreclosure Prevention Network.
3. Complaint filed (estimated Day 120+): The lender files a foreclosure complaint in the circuit or superior court of the county where the property is located. This is the first public court record.
4. Service of process (estimated Day 130–150): The borrower is formally served. Court rules set 20 days after service to file a response (Ind. Trial Rule 6(D)(1)), plus 3 days when the papers are served by mail (6(G)); if the owner is served by publication, the response is due 30 days after the last published notice (Ind. Trial Rule 4.13(B)(6)). One automatic 30-day extension is available by filing a notice (6(B)).
5. Settlement conference (estimated Day 130–200): Borrowers in foreclosure cases filed after June 30, 2009 generally have the legal right to request a settlement conference with the lender when the home is the borrower’s primary residence, a face-to-face meeting to try to work out a deal before a foreclosure takes place (IC 32-30-10.5). The notices of that right are not required after the borrower defaulted on an earlier foreclosure prevention agreement, or when bankruptcy law bars the creditor from the conference (IC 32-30-10.5-8(e)).
6. Answer period ends (estimated Day 150–200): If the borrower does not answer, the lender can ask the court for a default judgment.
7. Summary or default judgment (estimated Day 170–240): The court enters a judgment of foreclosure, by default (no answer) or on a motion for summary judgment.
8. Sale timing and notice (estimated Day 200–270): Indiana Code 32-29-7-3(a) bars issuing process to carry out the judgment or sale order until 3 months after the complaint is filed (12 months for a mortgage made before 1958, 6 months for one made from 1958 through June 30, 1975). The sale can proceed when judgment is entered if the court finds the property abandoned (IC 32-29-7-3(a)(2)), and the owner may, with the judgment holder’s consent, waive the wait in exchange for a release of any deficiency judgment (IC 32-29-7-5). The sheriff advertises the sale once a week for three successive weeks, the first notice at least 30 days before the sale, serves a notice of sale on each owner (IC 32-29-7-3(e)), and schedules the sale for no later than 120 days after the judgment is certified to the sheriff (60 days for a judgment on abandoned property under IC 32-30-10.6-5) (IC 32-29-7-3(c)). None of these is computed here; the notice of sale gives the date, and a sale can be postponed.
9. Sheriff sale (estimated Day 270–360): Public auction run by the county sheriff. Payment terms are set by each county sheriff.
10. Sheriff’s deed (estimated Day 280–380): After the sale, the sheriff delivers a deed to the buyer.
11. Possession (estimated Day 290–400): If occupants remain, a buyer can ask the court for a writ of assistance (a court order); the Newton County Sheriff, for example, describes serving the writ and then removing occupants.

Redemption: Before the sale, any owner or part owner can redeem the property from the judgment by paying the judgment, interest and costs to the clerk (before the judgment is sent to the sheriff) or to the sheriff (after) (IC 32-29-7-7). Indiana Code 32-29-7-13 says there may be no redemption from the foreclosure of a mortgage made after June 30, 1931 except as IC 32-29-7 and IC 32-29-8 provide; IC 32-29-7 gives the owner no right to redeem after the sale. An attorney licensed in Indiana can say what applies in a specific case.

Deficiency judgments: If any part of the judgment, interest or costs is still unpaid after the sale, the sheriff levies the rest on the defendant’s other property (IC 32-29-7-8); whether the borrower owes a balance depends on the judgment the court entered. An owner who waives the 3-month wait with the judgment holder’s consent gets a release of any deficiency judgment (IC 32-29-7-5). An attorney licensed in Indiana can say what applies in a specific case.

Reinstatement: Whether the owner can catch up by paying only the missed payments usually depends on the mortgage and the lender’s loss-mitigation rules. Paying the full judgment, interest and costs before the sale ends the case (IC 32-29-7-7).

Mediation: Borrowers in foreclosure cases filed after June 30, 2009 generally have the legal right to request a settlement conference with the lender when the home is the borrower’s primary residence, a face-to-face meeting to try to work out a deal before a foreclosure takes place (IC 32-30-10.5). The notices of that right are not required after the borrower defaulted on an earlier foreclosure prevention agreement, or when bankruptcy law bars the creditor from the conference (IC 32-30-10.5-8(e)).

Full guide: How foreclosure works in Indiana. Federal servicing rules: the CFPB 120-day pre-foreclosure rule (12 CFR 1024.41(f)).

General information about Indiana law, checked October 2026. Day ranges are estimates and may not match a specific case. This is not legal advice and does not create an attorney-client relationship. Talk to an attorney licensed in Indiana before relying on it.

Read more: Indiana foreclosure timeline and the foreclosure timeline by state.

Methodology and data sources

• Based on public court filings, analyzed by Keystone. As of November 2026. Court records are public information.
• These statistics describe property-related court filings in the Indiana counties we cover. The owner-of-record match and the entity-owner screen are applied to delivered leads, not to these aggregate statistics.
• Property value figures come from property records where available.
• 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 is current as of November 2026 (generated 2026-11-01).

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