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 2026-07-26. See methodology.
- Filing volume holding steady (+3.6%) — last 2 complete months (8341 filings) vs prior 2 complete months (8048 filings). Excludes current month if still in progress.
- 35.0% 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 8.1% at HUD Fair Market Rent — $14,844/year on the $183,000 median estimated market value. Excludes operating costs.
- 41.0% of filings are Divorce — the dominant lead category in Indiana during the observed window.
At a glance
314805 verified property-related court filings tracked across 58 Indiana counties since Dec 2019.
3941 typical monthly statewide filing volume.
9% of filings involve owners whose mailing address differs from the property address (28438 filings).
$183,000 median estimated property value across the 146670 filings with property-enrichment data (47% 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 | 129112 | 41.0% | |
| Probate | 76589 | 24.3% | |
| Partition | 38038 | 12.1% | |
| Guardianship | 36205 | 11.5% | |
| Pre-Foreclosure | 34796 | 11.1% | |
| Inherited Property | 51 | 0.0% | |
| Other | 8 | 0.0% | |
| Pre-Probate | 6 | 0.0% |
Each row is a distinct case verified for current owner-of-record before inclusion.
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Motivation breakdown
Of 1000 filings with a tagged motivation, the most common is Equity Division Sale (52.3%), followed by High Urgency Pre-Foreclosure (32.2%). 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 | 52.3% |
| High Urgency Pre-Foreclosure | 322 | 32.2% |
| Inherited Property | 155 | 15.5% |
Based on 1000 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 | 129111 | 41.0% | +16.2% |
| Probate | 76589 | 24.3% | +9.9% |
| Partition | 38038 | 12.1% | +47.0% |
| Guardianship | 36205 | 11.5% | +20.7% |
| Pre-Foreclosure | 34796 | 11.1% | +10.4% |
| Inherited Property | 51 | 0.0% | -- |
| Pre-Probate | 6 | 0.0% | -- |
| Other | 5 | 0.0% | -- |
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 |
|---|---|---|
| FREEDOM MORTGAGE CORPORATION | 21 | 10.4% |
| US BANK NA | 21 | 10.4% |
| NEWREZ LLC | 16 | 7.9% |
| US BANK TRUST NA | 14 | 6.9% |
| PENNYMAC LOAN SERVICES LLC | 14 | 6.9% |
HHI (Herfindahl-Hirschman Index): <1500 = competitive, 1500-2500 = moderate concentration, >2500 = highly concentrated. Based on 202 foreclosure filings with identified plaintiffs.
Seasonal filing patterns
Court filings peak in Mar and are lowest in Dec. The 1.6x peak-to-trough ratio suggests strong seasonal patterns — investors who time their outreach around Mar can reach more distressed homeowners.
| Month | Avg filings | Relative |
|---|---|---|
| Jan | 4227 | 90% |
| Feb | 4212.6 | 90% |
| Mar | 4690.7 | 100% |
| Apr | 4085.6 | 87% |
| May | 3950.6 | 84% |
| Jun | 4060 | 87% |
| Jul | 3782.3 | 81% |
| Aug | 4106.8 | 88% |
| Sep | 3862.3 | 82% |
| Oct | 3853.8 | 82% |
| Nov | 3392.2 | 72% |
| Dec | 2970.4 | 63% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Mar), with a 1.6x peak-to-trough ratio.
ZIP code distress hotspots
Distress is geographically dispersed across 698 ZIP codes, with no single area dominating.
| ZIP | Area | Filings | Share | Median value |
|---|---|---|---|---|
| 46307 | Crown Point | 1400 | 0.4% | $291,600 |
| 47150 | New Albany | 1320 | 0.4% | $151,400 |
| 47130 | Jeffersonville | 1201 | 0.4% | $219,700 |
| 47374 | Richmond | 1090 | 0.3% | $100,900 |
| 46140 | Greenfield | 1087 | 0.3% | $229,000 |
| 47909 | Lafayette | 1083 | 0.3% | $199,700 |
| 46143 | Greenwood | 1015 | 0.3% | $271,900 |
| 46385 | Valparaiso | 1001 | 0.3% | $283,550 |
| 46901 | Kokomo | 978 | 0.3% | $112,200 |
| 47905 | Lafayette | 940 | 0.3% | $196,800 |
Top 10 of 698 ZIP codes with filings.
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Non-resident owner analysis
Most filings (91%) 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 | 129112 | 9.4% |
| Probate | 76589 | 12.5% |
| Partition | 38038 | 6.1% |
| Guardianship | 36205 | 4.1% |
| Pre-Foreclosure | 34796 | 8.6% |
| Inherited Property | 51 | 7.8% |
| Pre-Probate | 6 | 100.0% |
| Other | 5 | 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.
Distress composition and shifts
The distress mix is stable across all case types. 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 | 39.9% | 41.0% | -1.1pp |
| Probate | 22.0% | 24.4% | -2.4pp |
| Pre-Foreclosure | 15.5% | 10.9% | +4.6pp |
| Guardianship | 12.3% | 11.5% | +0.8pp |
| Partition | 9.7% | 12.2% | -2.5pp |
| Inherited Property | 0.5% | 0.0% | +0.5pp |
| Pre-Probate | 0.1% | 0.0% | +0.1pp |
| Other | 0.0% | 0.0% | +0.0pp |
| Mf | 0.0% | 0.0% | +0.0pp |
Distress diversity score: 2.17 (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 | 47690 | 15.1% | View report → | |
| Lake County | 27442 | 8.7% | View report → | |
| Allen County | 20167 | 6.4% | View report → | |
| Hamilton County | 16332 | 5.2% | View report → | |
| St. Joseph County | 10753 | 3.4% | View report → | |
| Vanderburgh County | 10245 | 3.3% | View report → | |
| Porter County | 8997 | 2.9% | View report → | |
| Clark County | 8804 | 2.8% | View report → | |
| Madison County | 8438 | 2.7% | View report → | |
| Johnson County | 8382 | 2.7% | View report → |
County-by-county comparison dashboard
Across 58 counties with 10+ filings, Marion County leads in filing volume (47690 filings, 15.1% of the state). Hamilton County has the highest median property value ($353,700).
| County | Filings | Share | Median value | Absentee % | Top case type | Resolved % | Avg events | |
|---|---|---|---|---|---|---|---|---|
| Marion County | 47690 | 15.1% | $204,800 | 7.1% | Divorce (41.5%) | 3.0% | 31.3 | Report → |
| Lake County | 27442 | 8.7% | $193,300 | 9.6% | Divorce (35.4%) | 4.8% | 35.8 | Report → |
| Allen County | 20167 | 6.4% | $203,200 | 8.5% | Divorce (39.8%) | 5.5% | 32.0 | Report → |
| Hamilton County | 16332 | 5.2% | $353,700 | 4.7% | Divorce (38.1%) | 7.6% | 26.3 | Report → |
| St. Joseph County | 10753 | 3.4% | $170,700 | 8.4% | Divorce (48.4%) | 16.1% | 29.3 | Report → |
| Vanderburgh County | 10245 | 3.3% | $147,800 | 8.2% | Divorce (41.6%) | 13.8% | 29.9 | Report → |
| Porter County | 8997 | 2.9% | $261,700 | 6.8% | Divorce (41.9%) | 17.2% | 33.3 | Report → |
| Clark County | 8804 | 2.8% | $205,500 | 11.6% | Divorce (38.7%) | 5.2% | 20.0 | Report → |
| Madison County | 8438 | 2.7% | $106,300 | 9.6% | Divorce (36.7%) | 15.4% | 29.7 | Report → |
| Johnson County | 8382 | 2.7% | $233,100 | 7.1% | Divorce (44.3%) | 15.6% | 36.0 | Report → |
| Tippecanoe County | 8360 | 2.7% | $194,300 | 8.4% | Divorce (47.3%) | 12.6% | 29.1 | Report → |
| Hendricks County | 7470 | 2.4% | $261,800 | 14.5% | Divorce (48.7%) | 29.9% | 37.8 | Report → |
| Elkhart County | 7176 | 2.3% | $188,000 | 7.7% | Divorce (45.7%) | 17.0% | 38.3 | Report → |
| LaPorte County | 6587 | 2.1% | $140,700 | 7.2% | Divorce (37.9%) | 17.2% | 24.1 | Report → |
| Vigo County | 6424 | 2.0% | $100,300 | 8.5% | Divorce (44.5%) | 20.5% | 33.5 | Report → |
| Delaware County | 6243 | 2.0% | $103,300 | 10.3% | Divorce (36.9%) | 20.4% | 34.0 | Report → |
| Monroe County | 5691 | 1.8% | $237,300 | 7.1% | Divorce (43.1%) | 27.3% | 42.6 | Report → |
| Howard County | 5556 | 1.8% | $132,800 | 5.7% | Divorce (41.3%) | 21.0% | 25.9 | Report → |
| Floyd County | 5104 | 1.6% | $171,800 | 8.9% | Divorce (38.3%) | 22.9% | 25.0 | Report → |
| Hancock County | 4550 | 1.4% | $246,600 | 7.1% | Divorce (43.1%) | 37.0% | 35.7 | Report → |
| Wayne County | 4073 | 1.3% | $99,400 | 9.1% | Divorce (39.9%) | 36.7% | 30.7 | Report → |
| Kosciusko County | 3899 | 1.2% | $185,000 | 10.1% | Divorce (44.3%) | 34.6% | 36.1 | Report → |
| Warrick County | 3616 | 1.1% | $190,300 | 8.4% | Divorce (40.5%) | 28.1% | 22.1 | Report → |
| Lawrence County | 3173 | 1.0% | $123,500 | 10.7% | Divorce (42.0%) | 43.1% | 32.2 | Report → |
| Shelby County | 3017 | 1.0% | $144,100 | 10.9% | Divorce (40.6%) | 46.2% | 29.0 | Report → |
| Henry County | 2999 | 1.0% | $102,900 | 11.7% | Divorce (39.2%) | 43.0% | 28.6 | Report → |
| DeKalb County | 2939 | 0.9% | $165,100 | 14.1% | Divorce (40.9%) | 39.9% | 28.3 | Report → |
| Harrison County | 2838 | 0.9% | $166,600 | 10.7% | Divorce (44.4%) | 40.0% | 26.8 | Report → |
| Noble County | 2684 | 0.9% | $164,500 | 11.2% | Divorce (42.1%) | 47.4% | 31.7 | Report → |
| Dearborn County | 2671 | 0.8% | $162,300 | 12.7% | Divorce (42.2%) | 50.9% | 33.9 | Report → |
| Marshall County | 2631 | 0.8% | $169,300 | 8.5% | Divorce (40.3%) | 46.4% | 34.0 | Report → |
| Gibson County | 2595 | 0.8% | $132,100 | 9.1% | Divorce (43.5%) | 50.1% | 22.5 | Report → |
| Huntington County | 2520 | 0.8% | $119,200 | 10.7% | Divorce (38.8%) | 48.7% | 26.5 | Report → |
| Jasper County | 2454 | 0.8% | $180,600 | 9.2% | Divorce (38.8%) | 49.4% | 33.2 | Report → |
| Montgomery County | 2439 | 0.8% | $136,500 | 13.3% | Divorce (43.4%) | 55.9% | 28.6 | Report → |
| Knox County | 2359 | 0.7% | $97,400 | 13.0% | Divorce (48.1%) | 59.3% | 27.2 | Report → |
| Steuben County | 2342 | 0.7% | $167,400 | 12.1% | Probate (38.2%) | 45.5% | 31.3 | Report → |
| Whitley County | 2286 | 0.7% | $195,400 | 9.4% | Divorce (42.1%) | 47.3% | 29.1 | Report → |
| Clinton County | 2267 | 0.7% | $124,800 | 11.5% | Divorce (37.2%) | 52.8% | 25.8 | Report → |
| Miami County | 2224 | 0.7% | $95,100 | 14.0% | Divorce (44.0%) | 63.3% | 33.7 | Report → |
| Wabash County | 2220 | 0.7% | $122,800 | 10.0% | Divorce (39.9%) | 61.1% | 34.0 | Report → |
| Fayette County | 2124 | 0.7% | $88,400 | 5.5% | Divorce (35.9%) | 45.4% | 24.7 | Report → |
| Randolph County | 2034 | 0.6% | $85,400 | 14.2% | Divorce (40.3%) | 53.8% | 27.6 | Report → |
| White County | 1960 | 0.6% | $144,900 | 13.8% | Divorce (36.9%) | 48.8% | 24.7 | Report → |
| Decatur County | 1897 | 0.6% | $158,700 | 9.4% | Divorce (43.3%) | 51.1% | 22.7 | Report → |
| Daviess County | 1783 | 0.6% | $128,100 | 12.1% | Divorce (48.1%) | 56.0% | 29.5 | Report → |
| Posey County | 1703 | 0.5% | $144,700 | 16.2% | Divorce (40.0%) | 59.1% | 28.7 | Report → |
| Orange County | 1666 | 0.5% | $106,800 | 11.1% | Divorce (41.1%) | 59.4% | 26.8 | Report → |
| Wells County | 1665 | 0.5% | $176,200 | 10.4% | Divorce (42.5%) | 57.1% | 28.4 | Report → |
| LaGrange County | 1544 | 0.5% | $167,700 | 14.6% | Divorce (37.0%) | 40.7% | 21.7 | Report → |
| Sullivan County | 1522 | 0.5% | $73,300 | 13.0% | Divorce (49.9%) | 56.1% | 32.5 | Report → |
| Tipton County | 1471 | 0.5% | $142,200 | 11.7% | Probate (39.5%) | 40.4% | 26.1 | Report → |
| Jay County | 1335 | 0.4% | $83,300 | 13.1% | Divorce (46.7%) | 46.2% | 24.8 | Report → |
| Fountain County | 1244 | 0.4% | $130,300 | 16.9% | Divorce (41.3%) | 62.0% | 35.0 | Report → |
| Rush County | 1179 | 0.4% | $127,000 | 14.4% | Divorce (42.8%) | 52.6% | 27.3 | Report → |
| Newton County | 1111 | 0.4% | $138,200 | 18.9% | Divorce (32.0%) | 45.6% | 33.1 | Report → |
| Parke County | 1049 | 0.3% | $104,800 | 16.9% | Divorce (44.3%) | 58.0% | 26.7 | Report → |
| Crawford County | 861 | 0.3% | $73,800 | 14.4% | Divorce (40.9%) | 59.6% | 28.1 | Report → |
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 | |
|---|---|---|---|
| Dec 2019 | 26 | ||
| Jan 2020 | 5267 | +5241 | |
| Feb 2020 | 5107 | -160 | |
| Mar 2020 | 4752 | -355 | |
| Apr 2020 | 2999 | -1753 | |
| May 2020 | 3683 | +684 | |
| Jun 2020 | 4846 | +1163 | |
| Jul 2020 | 4873 | +27 | |
| Aug 2020 | 4594 | -279 | |
| Sep 2020 | 4740 | +146 | |
| Oct 2020 | 4678 | -62 | |
| Nov 2020 | 3804 | -874 | |
| Dec 2020 | 4011 | +207 | |
| Jan 2021 | 4535 | +524 | |
| Feb 2021 | 4393 | -142 | |
| Mar 2021 | 5643 | +1250 | |
| Apr 2021 | 4884 | -759 | |
| May 2021 | 4347 | -537 | |
| Jun 2021 | 4749 | +402 | |
| Jul 2021 | 4538 | -211 | |
| Aug 2021 | 4813 | +275 | |
| Sep 2021 | 4649 | -164 | |
| Oct 2021 | 4552 | -97 | |
| Nov 2021 | 4342 | -210 | |
| Dec 2021 | 3997 | -345 | |
| Jan 2022 | 4841 | +844 | |
| Feb 2022 | 4705 | -136 | |
| Mar 2022 | 6249 | +1544 | |
| Apr 2022 | 5221 | -1028 | |
| May 2022 | 4939 | -282 | |
| Jun 2022 | 5258 | +319 | |
| Jul 2022 | 4672 | -586 | |
| Aug 2022 | 5388 | +716 | |
| Sep 2022 | 5061 | -327 | |
| Oct 2022 | 4791 | -270 | |
| Nov 2022 | 4328 | -463 | |
| Dec 2022 | 4095 | -233 | |
| Jan 2023 | 5021 | +926 | |
| Feb 2023 | 4923 | -98 | |
| Mar 2023 | 5690 | +767 | |
| Apr 2023 | 4684 | -1006 | |
| May 2023 | 4963 | +279 | |
| Jun 2023 | 5049 | +86 | |
| Jul 2023 | 4739 | -310 | |
| Aug 2023 | 5482 | +743 | |
| Sep 2023 | 4766 | -716 | |
| Oct 2023 | 4962 | +196 | |
| Nov 2023 | 4546 | -416 | |
| Dec 2023 | 4213 | -333 | |
| Jan 2024 | 3545 | -668 | |
| Feb 2024 | 3730 | +185 | |
| Mar 2024 | 3833 | +103 | |
| Apr 2024 | 4011 | +178 | |
| May 2024 | 3899 | -112 | |
| Jun 2024 | 2246 | -1653 | |
| Jul 2024 | 2113 | -133 | |
| Aug 2024 | 2625 | +512 | |
| Sep 2024 | 2255 | -370 | |
| Oct 2024 | 2125 | -130 | |
| Nov 2024 | 1757 | -368 | |
| Dec 2024 | 2119 | +362 | |
| Jan 2025 | 2919 | +800 | |
| Feb 2025 | 3174 | +255 | |
| Mar 2025 | 2841 | -333 | |
| Apr 2025 | 2579 | -262 | |
| May 2025 | 2034 | -545 | |
| Jun 2025 | 1720 | -314 | |
| Jul 2025 | 1759 | +39 | |
| Aug 2025 | 1739 | -20 | |
| Sep 2025 | 1703 | -36 | |
| Oct 2025 | 2015 | +312 | |
| Nov 2025 | 1576 | -439 | |
| Dec 2025 | 2332 | +756 | |
| Jan 2026 | 3461 | +1129 | |
| Feb 2026 | 3456 | -5 | |
| Mar 2026 | 3827 | +371 | |
| Apr 2026 | 4221 | +394 | |
| May 2026 | 3789 | -432 | |
| Jun 2026 | 4552 | +763 | |
| Jul 2026 | 3441 | -1111 |
Most recent month may be partial.
Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| Under $75k | 14665 | 10.0% | |
| $75k - $150k | 40781 | 27.8% | |
| $150k - $250k | 47843 | 32.6% | |
| $250k - $400k | 30407 | 20.7% | |
| $400k+ | 12974 | 8.8% |
Median: $183,000. Mean: $219,076. From third-party property enrichment.
Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 1936 | 0.6% | |
| Mon | 60762 | 19.3% | |
| Tue | 64481 | 20.5% | |
| Wed | 62351 | 19.8% | |
| Thu | 61294 | 19.5% | |
| Fri | 61943 | 19.7% | |
| Sat | 2037 | 0.6% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed).
Housing stock + distress signals (filing-weighted across 58 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) | 9.2% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 64.6% | 60.8% |
| Pre-1940 housing stock | 16.2% | 12.3% |
| Single-family detached share | 72.8% | 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 58 Indiana counties.
New construction across Indiana (2025)
Total housing permits filed across the 58 Indiana counties we track. Trend signal on whether new housing demand is accelerating or contracting state-wide.
| Indicator | Value |
|---|---|
| Total housing units permitted (2025) | 25,542 |
| Year-over-year change (2024 → 2025) | +9.0% |
| Single-family share of permits | 66.2% |
| Single-family units permitted | 16,905 |
| Multifamily units permitted (2+ units per building) | 8,637 |
Source: US Census Bureau Building Permits Survey, summed across 58 Indiana counties.
Rent benchmark (Indiana HUD Fair Market Rents, filing-weighted)
HUD Fair Market Rents averaged across 58 Indiana counties (spanning 41 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 | $1,021 |
| 2-bedroom | $1,237 |
| 3-bedroom | $1,563 |
| 4-bedroom | $1,808 |
Source: US Department of Housing and Urban Development, Fair Market Rents (2026), filing-weighted across 58 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) | +4.3% | 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.
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 | $82,143 |
| Median home value | $253,654 |
| Owner-occupancy rate | 75.0% |
| Median gross rent | $1,209/mo |
Source: U.S. Census Bureau ACS 5-year estimates, filing-weighted across 6 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 |
|---|---|
| U.S. BANK TRUST N.A | 14 |
| U.S. BANK N.A | 14 |
| FREEDOM MORTGAGE CORPORATION | 13 |
| ROCKET MORTGAGE, LLC | 12 |
| WILMINGTON SAVINGS FUND SOCIETY, FSB | 10 |
| U.S. BANK TRUST COMPANY, N.A | 7 |
| CITIBANK, N.A | 7 |
| PENNYMAC LOAN SERVICES, LLC | 6 |
| DEUTSCHE BANK NATIONAL TRUST COMPANY | 6 |
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 153779 filings (48.8% of all 314805 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 | 1634 | 4.1% | |
| 31–90 days | 4816 | 12.0% | |
| 91–180 days | 6330 | 15.8% | |
| 181–365 days | 8977 | 22.4% | |
| Over 1 year | 18336 | 45.7% |
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 |
|---|---|---|---|
| Probate | 76589 | 13297 | 17.4% |
| Pre-Foreclosure | 34796 | 5889 | 16.9% |
| Divorce | 129112 | 20511 | 15.9% |
| Partition | 38038 | 3342 | 8.8% |
| Guardianship | 36205 | 1875 | 5.2% |
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. 55.5% 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) | 24915 | 55.5% |
| Deferred | Sale happened well after the filing (over 1 year) — weaker filing connection | 11075 | 24.7% |
| Concurrent | Sale recorded around the same time as the filing — likely related but not proven causal | 4816 | 10.7% |
| Pre-existing | Property was already in a sales process before the court filing was recorded | 4108 | 9.1% |
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 | 35293 | 79.4% |
| Investor | 6425 | 14.4% |
| Bank / auction | 2145 | 4.8% |
| Government agency | 335 | 0.8% |
| Family / non-arm's-length | 268 | 0.6% |
Based on 44466 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 153779 of 314805 filings (48.8% parcel coverage). Timing based on 40093 sales with valid filing and sale dates. Prices based on 1430 sales with recorded sale amounts.
Case Outcomes & Resolution Timeline
21.3% of tracked cases have reached a resolution, with a median time of 329 days from filing to resolution. The most common resolution is judgment entered (46343 cases, 69% of resolved).
| Resolution Type | Median Days | Cases |
|---|---|---|
| Judgment | 336 | 9330 |
| Dismissal | 341 | 1814 |
| Settlement | 244 | 1791 |
| Sheriff sale | 355 | 1993 |
Detailed disposition breakdown
| Disposition | Count | % of Resolved |
|---|---|---|
| Final Judgment | 46308 | 69.0% |
| Court Dismissed | 10234 | 15.2% |
| Settlement | 6316 | 9.4% |
| Sheriff Sale | 4217 | 6.3% |
| Dissolution Decree | 28 | 0.0% |
| Agreed Order | 20 | 0.0% |
| Default Judgment | 9 | 0.0% |
| Sale Ordered | 5 | 0.0% |
Outcomes by Case Type
| Case Type | Cases | Resolved | Resolution Rate | Median Days |
|---|---|---|---|---|
| Divorce | 129060 | 44744 | 34.7% | 336 |
| Probate | 76555 | 5270 | 6.9% | 247 |
| Partition | 38039 | 0 | 0.0% | — |
| Guardianship | 36210 | 7848 | 21.7% | 420 |
| Pre-Foreclosure | 34772 | 9285 | 26.7% | 336 |
| Inherited Property | 53 | 0 | 0.0% | — |
Based on 314697 of 314805 Indiana court filings with active docket monitoring (100%). Based on a robust sample; percentages are reliable. Outcomes derived from docket entries (judgments, dismissals, sheriff sales, and settlement agreements). 247550 cases are still active or pending resolution.
Court Docket Activity
Across 108293 tracked cases, the average case has 30 docket entries (median 21). 69.1% of cases are in the "advanced (16+ events)" stage. Guardianship cases are the most court-active at 35.7 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) | 3589 | 3.3% |
| Mid-process (6-15 events) | 29915 | 27.6% |
| Advanced (16+ events) | 74789 | 69.1% |
Docket activity by case type
| Case type | Avg. events | Cases tracked |
|---|---|---|
| Guardianship | 35.7 | 13560 |
| Divorce | 33.9 | 50664 |
| Pre-Foreclosure | 30.2 | 12301 |
| Probate | 21.9 | 31766 |
Based on 108293 of 314805 Indiana filings with active docket monitoring (34%). Docket entries include filings, hearings, orders, and motions.
Procedural Stage Pipeline
Of 1022 tracked cases, 23.3% reached the service-of-process stage, 57.7% progressed to a hearing.
| Terminal outcome | Cases | Share | |
|---|---|---|---|
| Dismissed | 59 | 5.8% | |
| Settled | 43 | 4.2% | |
| Judgment entered | 15 | 1.5% | |
| Default judgment | 10 | 1.0% | |
| Execution / enforcement | 6 | 0.6% | |
| Sheriff sale | 4 | 0.4% |
Progression by case type
| Case type | Cases | Served | Hearing | Resolved |
|---|---|---|---|---|
| Divorce | 561 | 13.0% | 76.3% | 12.3% |
| Pre-Foreclosure | 337 | 49.0% | 27.3% | 16.9% |
| Probate | 120 | 0.0% | 55.0% | 0.8% |
Based on 1022 cases with 1247 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 $178,900. Inherited Property filings involve the highest-value properties (median $204,300), while Guardianship filings trend lower (median $147,200). The largest segment (50.3%) falls in the $100K - $250K range.
| Value range | Properties | Share |
|---|---|---|
| Under $100K | 31603 | 20.9% |
| $100K - $250K | 75859 | 50.3% |
| $250K - $500K | 37057 | 24.6% |
| $500K - $1M | 5437 | 3.6% |
| Over $1M | 935 | 0.6% |
Value breakdown by case type
| Case type | Median value | Avg value | Properties |
|---|---|---|---|
| Divorce | $197,600 | $232,362 | 67512 |
| Probate | $171,900 | $205,219 | 38956 |
| Pre-Foreclosure | $159,700 | $183,697 | 25223 |
| Guardianship | $147,200 | $203,105 | 10567 |
| Partition | $187,000 | $240,337 | 8577 |
| Inherited Property | $204,300 | $199,268 | 50 |
| Pre-Probate | $178,306 | $229,104 | 5 |
Based on county assessor records for 150891 properties with court filings (47.9% of total filings) across Indiana. Values are tax-assessed amounts, not market listing prices.
Investment Opportunity Score by ZIP Code
Across 604 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 (1400 cases). 224 of 604 scored ZIPs are above the average score of 39.
| Rank | ZIP Code | Area | Score | Filings | Avg Value | Absentee % |
|---|---|---|---|---|---|---|
| #1 | 46307 | Crown Point |
70
|
1400 | — | 0% |
| #2 | 47150 | New Albany |
68
|
1320 | — | 0% |
| #3 | 47909 | Lafayette |
67
|
1083 | — | 0% |
| #4 | 47130 | Jeffersonville |
65
|
1201 | — | 0% |
| #5 | 46140 | Greenfield |
65
|
1087 | — | 0% |
| #6 | 47374 | Richmond |
62
|
1090 | — | 0% |
| #7 | 47905 | Lafayette |
61
|
940 | — | 0% |
| #8 | 46385 | Valparaiso |
60
|
1001 | — | 0% |
| #9 | 46237 | Indianapolis |
60
|
886 | — | 0% |
| #10 | 46143 | Greenwood |
60
|
1015 | — | 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 314805 court filings across 604 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
$32,534,051,247 in assessed property value is currently tied up in 150891 court-filed properties. 75% of properties with equity data carry 20%+ equity, signaling owners with real financial stakes in resolution. Divorce filings represent the largest capital pool ($15,687,248,872 across 67512 properties).
Equity Position of Distressed Properties
Median equity position: 39.7% · Based on 568 properties with equity data
Capital at Risk by Filing Type
| Filing Type | Total Value | Properties | Avg Value | High Equity % |
|---|---|---|---|---|
| Divorce | $15,687,248,872 | 67512 | $232,362 | 77.5% |
| Probate | $7,994,498,952 | 38956 | $205,219 | 95.0% |
| Pre-Foreclosure | $4,633,399,810 | 25223 | $183,697 | 67.6% |
| Guardianship | $2,146,210,895 | 10567 | $203,105 | 80.0% |
| Partition | $2,061,367,500 | 8577 | $240,337 | -- |
| Inherited Property | $9,963,400 | 50 | $199,268 | -- |
| Pre-Probate | $1,145,518 | 5 | $229,104 | -- |
Based on 150891 properties with assessor valuations (47.9% of 314805 total filings) across Indiana. Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.
Market Absorption & Turnover Analysis
315,826 court filings tracked with 67,147 resolved (21.3% absorption rate). Resolved cases take an average of 393 days. Probate cases resolve fastest (avg 329 days), while Guardianship cases take longest (avg 445 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 | 5267 | 1386 | +3881 | 26.3% | |
| Feb 2020 | 5107 | 1334 | +3773 | 26.1% | |
| Mar 2020 | 4752 | 1145 | +3607 | 24.1% | |
| Apr 2020 | 2999 | 1045 | +1954 | 34.8% | |
| May 2020 | 3683 | 1102 | +2581 | 29.9% | |
| Jun 2020 | 4846 | 1312 | +3534 | 27.1% | |
| Jul 2020 | 4873 | 1299 | +3574 | 26.7% | |
| Aug 2020 | 4594 | 1092 | +3502 | 23.8% | |
| Sep 2020 | 4740 | 1209 | +3531 | 25.5% | |
| Oct 2020 | 4678 | 1274 | +3404 | 27.2% | |
| Nov 2020 | 3804 | 906 | +2898 | 23.8% | |
| Dec 2020 | 4011 | 922 | +3089 | 23.0% | |
| Jan 2021 | 4535 | 1204 | +3331 | 26.5% | |
| Feb 2021 | 4393 | 1133 | +3260 | 25.8% | |
| Mar 2021 | 5643 | 1386 | +4257 | 24.6% | |
| Apr 2021 | 4884 | 1275 | +3609 | 26.1% | |
| May 2021 | 4347 | 1069 | +3278 | 24.6% | |
| Jun 2021 | 4749 | 1108 | +3641 | 23.3% | |
| Jul 2021 | 4538 | 1107 | +3431 | 24.4% | |
| Aug 2021 | 4813 | 1040 | +3773 | 21.6% | |
| Sep 2021 | 4649 | 1038 | +3611 | 22.3% | |
| Oct 2021 | 4552 | 1046 | +3506 | 23.0% | |
| Nov 2021 | 4342 | 909 | +3433 | 20.9% | |
| Dec 2021 | 3997 | 831 | +3166 | 20.8% | |
| Jan 2022 | 4841 | 1031 | +3810 | 21.3% | |
| Feb 2022 | 4705 | 912 | +3793 | 19.4% | |
| Mar 2022 | 6249 | 1211 | +5038 | 19.4% | |
| Apr 2022 | 5221 | 1053 | +4168 | 20.2% | |
| May 2022 | 4939 | 953 | +3986 | 19.3% | |
| Jun 2022 | 5258 | 1065 | +4193 | 20.3% | |
| Jul 2022 | 4672 | 944 | +3728 | 20.2% | |
| Aug 2022 | 5388 | 1108 | +4280 | 20.6% | |
| Sep 2022 | 5061 | 1018 | +4043 | 20.1% | |
| Oct 2022 | 4791 | 775 | +4016 | 16.2% | |
| Nov 2022 | 4328 | 792 | +3536 | 18.3% | |
| Dec 2022 | 4095 | 741 | +3354 | 18.1% | |
| Jan 2023 | 5021 | 770 | +4251 | 15.3% | |
| Feb 2023 | 4923 | 842 | +4081 | 17.1% | |
| Mar 2023 | 5690 | 921 | +4769 | 16.2% | |
| Apr 2023 | 4684 | 737 | +3947 | 15.7% | |
| May 2023 | 4963 | 739 | +4224 | 14.9% | |
| Jun 2023 | 5049 | 750 | +4299 | 14.9% | |
| Jul 2023 | 4739 | 721 | +4018 | 15.2% | |
| Aug 2023 | 5482 | 798 | +4684 | 14.6% | |
| Sep 2023 | 4766 | 884 | +3882 | 18.5% | |
| Oct 2023 | 4962 | 734 | +4228 | 14.8% | |
| Nov 2023 | 4546 | 551 | +3995 | 12.1% | |
| Dec 2023 | 4213 | 467 | +3746 | 11.1% | |
| Jan 2024 | 3545 | 767 | +2778 | 21.6% | |
| Feb 2024 | 3730 | 733 | +2997 | 19.7% | |
| Mar 2024 | 3833 | 647 | +3186 | 16.9% | |
| Apr 2024 | 4011 | 698 | +3313 | 17.4% | |
| May 2024 | 3899 | 670 | +3229 | 17.2% | |
| Jun 2024 | 2246 | 588 | +1658 | 26.2% | |
| Jul 2024 | 2113 | 532 | +1581 | 25.2% | |
| Aug 2024 | 2625 | 744 | +1881 | 28.3% | |
| Sep 2024 | 2255 | 522 | +1733 | 23.1% | |
| Oct 2024 | 2125 | 646 | +1479 | 30.4% | |
| Nov 2024 | 1757 | 407 | +1350 | 23.2% | |
| Dec 2024 | 2119 | 436 | +1683 | 20.6% | |
| Jan 2025 | 2919 | 1160 | +1759 | 39.7% | |
| Feb 2025 | 3174 | 1377 | +1797 | 43.4% | |
| Mar 2025 | 2841 | 1212 | +1629 | 42.7% | |
| Apr 2025 | 2579 | 976 | +1603 | 37.8% | |
| May 2025 | 2034 | 845 | +1189 | 41.5% | |
| Jun 2025 | 1720 | 666 | +1054 | 38.7% | |
| Jul 2025 | 1759 | 688 | +1071 | 39.1% | |
| Aug 2025 | 1739 | 716 | +1023 | 41.2% | |
| Sep 2025 | 1703 | 547 | +1156 | 32.1% | |
| Oct 2025 | 2015 | 556 | +1459 | 27.6% | |
| Nov 2025 | 1576 | 605 | +971 | 38.4% | |
| Dec 2025 | 2332 | 740 | +1592 | 31.7% | |
| Jan 2026 | 4319 | 405 | +3914 | 9.4% | |
| Feb 2026 | 3616 | 365 | +3251 | 10.1% | |
| Mar 2026 | 3827 | 411 | +3416 | 10.7% | |
| Apr 2026 | 4221 | 366 | +3855 | 8.7% | |
| May 2026 | 3789 | 243 | +3546 | 6.4% | |
| Jun 2026 | 4552 | 124 | +4428 | 2.7% | |
| Jul 2026 | 3441 | 66 | +3375 | 1.9% |
Resolution by Case Type
| Case Type | Filed | Resolved | Absorption | Avg Days |
|---|---|---|---|---|
| Divorce | 129599 | 44744 | 34.5% | 398 |
| Probate | 76820 | 5270 | 6.9% | 329 |
| Partition | 38039 | 0 | 0.0% | n/a |
| Guardianship | 36304 | 7848 | 21.6% | 445 |
| Pre-Foreclosure | 34999 | 9285 | 26.5% | 398 |
| Inherited Property | 57 | 0 | 0.0% | n/a |
| Other | 5 | 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 67147 resolved cases out of 315826 total filings across Indiana.
Equity-Outcome Correlation
65854 properties with assessed values analyzed across equity levels. High-equity properties (20%+) represent 0.4% of filings with a 8.8% resolution rate. Underwater (≤0%) properties resolve fastest (avg 1 days) vs Unknown Equity (avg 384 days).
| Equity Level | Properties | Share | Resolved | Resolution Rate | Avg Days |
|---|---|---|---|---|---|
| High (20%+) |
260
|
0.4% | 23 | 8.8% | 25 |
| Moderate (1-20%) |
77
|
0.1% | 4 | 5.2% | 23 |
| Underwater (≤0%) |
12
|
0.0% | 1 | 8.3% | 1 |
| Unknown Equity |
65505
|
99.5% | 21899 | 33.4% | 384 |
Equity Profile by Case Type
| Case Type | Properties | High Equity % | Resolution Rate | Avg Days |
|---|---|---|---|---|
| Divorce | 25309 | 0.6% | 48.3% | 386 |
| Probate | 20936 | 0.1% | 7.9% | 347 |
| Pre-Foreclosure | 10433 | 0.9% | 44.9% | 376 |
| Guardianship | 7489 | 0.0% | 45.0% | 460 |
| Partition | 1642 | 0.0% | 0.0% | — |
| Inherited Property | 44 | 0.0% | 0.0% | — |
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
77.3% of distressed properties are classified as Single Family, followed by Duplex/Multi-Family (15.1%).
| Property type | Count | Share | Distribution |
|---|---|---|---|
| Single Family | 109,705 | 77.3% | |
| Duplex/Multi-Family | 21,486 | 15.1% | |
| Agricultural | 5,447 | 3.8% | |
| Residential | 4,276 | 3.0% | |
| Commercial | 504 | 0.4% | |
| Condo/Townhouse | 229 | 0.2% | |
| Industrial | 132 | 0.1% | |
| Single Family (Rural) | 117 | 0.1% |
Property type by case type
| Case type | Dominant property type | Share | Properties |
|---|---|---|---|
| Divorce | Single Family | 79.0% | 64,116 |
| Probate | Single Family | 72.5% | 35,850 |
| Pre-Foreclosure | Single Family | 81.7% | 24,212 |
| Guardianship | Single Family | 72.9% | 9,731 |
| Partition | Single Family | 77.5% | 7,937 |
| Inherited Property | Single Family | 73.5% | 49 |
Property classifications from county assessor records for 141,896 properties (44.9% of total filings across Indiana). Categories normalized from assessor codes.
Case Aging & Stall Analysis
216,461 cases (68.5%) have been active for over a year without resolution. Probate cases resolve fastest (median 247 days), while Guardianship cases take longest (median 420 days). 3,892 filings in the last <30 days represent fresh opportunities.
| Age | Total | Resolved | Still active | Resolution rate |
|---|---|---|---|---|
| <30 days | 3,892 | 85 | 3,807 | 2.2% |
| 30-90 days | 8,541 | 402 | 8,139 | 4.7% |
| 3-6 months | 11,605 | 1,135 | 10,470 | 9.8% |
| 6-12 months | 13,489 | 3,687 | 9,802 | 27.3% |
| 1-2 years | 27,867 | 9,600 | 18,267 | 34.4% |
| 2+ years | 250,432 | 52,238 | 198,194 | 20.9% |
Resolution speed by case type
| Case type | Total | Resolved | Rate | Median days |
|---|---|---|---|---|
| Divorce | 129,599 | 44744 | 34.5% | 337d |
| Probate | 76,820 | 5270 | 6.9% | 247d |
| Partition | 38,039 | 0 | 0.0% | — |
| Guardianship | 36,304 | 7848 | 21.6% | 420d |
| Pre-Foreclosure | 34,995 | 9285 | 26.5% | 337d |
| Inherited Property | 57 | 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
11,786 filings (3.7% of scope) have year-built data. 2000+ properties are most common (32%). Newer properties (2000+) average $392,668 — 2.0x the value of Pre-1960 stock ($193,384). 1960–1979 cases resolve fastest (median 95d) vs Pre-1960 (121d).
| Construction era | Filings | Share | Avg value | Median days |
|---|---|---|---|---|
| Pre-1960 | 3,349 | 28.4% | $193,384 | 121d |
| 1960–1979 | 2,133 | 18.1% | $254,136 | 95d |
| 1980–1999 | 2,552 | 21.7% | $371,321 | 102d |
| 2000+ | 3,752 | 31.8% | $392,668 | 114d |
Value trend: 2000+ properties average $392,668 — 2.03x the value of Pre-1960 stock ($193,384).
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 2308 municipalities. Indianapolis leads with 17926 filings (13.4% of total), predominantly Divorce (47.5%). Distress is dispersed across many municipalities — the top 3 account for only 22% of filings.
| Municipality | Filings | Share | Top case type |
|---|---|---|---|
| Indianapolis | 17926 | 13.4% | Divorce (47.5%) |
| Fort Wayne | 7431 | 5.6% | Divorce (44.4%) |
| Evansville | 4522 | 3.4% | Divorce (49.7%) |
| Lafayette | 2589 | 1.9% | Divorce (52.0%) |
| South Bend | 2143 | 1.6% | Divorce (50.8%) |
| Terre Haute | 2094 | 1.6% | Divorce (55.3%) |
| Bloomington | 1857 | 1.4% | Divorce (48.0%) |
| Anderson | 1856 | 1.4% | Divorce (39.8%) |
| Muncie | 1814 | 1.4% | Divorce (46.6%) |
| Valparaiso | 1786 | 1.3% | Divorce (57.4%) |
| Kokomo | 1737 | 1.3% | Divorce (53.4%) |
| Greenwood | 1673 | 1.3% | Divorce (49.9%) |
| Hammond | 1588 | 1.2% | Divorce (38.9%) |
| Gary | 1569 | 1.2% | Divorce (34.3%) |
| Elkhart | 1465 | 1.1% | Divorce (46.3%) |
Top 15 of 2308 municipalities with court filings across Indiana. Data from 133,355 filings (42% of total). Municipality names from county assessor records.
Quarterly Filing Volume Trends across Indiana
Filing trends across 18 comparable quarters show 203,559 tracked filings in IN. Most recent quarter (2026 Q2: 12,562) was stable vs prior (2026 Q1: 11,762, +6.8%). Partition shows the largest composition shift, declining share from 13.2% to 6.4%.
| Quarter | Total | Divorce | Probate | Pre-Foreclosure | Guardianship |
|---|---|---|---|---|---|
| 2022 Q1 | 15795 | 5866 (37.1%) | 4186 (26.5%) | 2324 (14.7%) | 1637 (10.4%) |
| 2022 Q2 | 15418 | 5839 (37.9%) | 4000 (25.9%) | 2129 (13.8%) | 1682 (10.9%) |
| 2022 Q3 | 15121 | 6132 (40.6%) | 3407 (22.5%) | 1936 (12.8%) | 1744 (11.5%) |
| 2022 Q4 | 13214 | 4965 (37.6%) | 3128 (23.7%) | 1865 (14.1%) | 1460 (11.0%) |
| 2023 Q1 | 15634 | 6076 (38.9%) | 3470 (22.2%) | 2200 (14.1%) | 1683 (10.8%) |
| 2023 Q2 | 14696 | 5770 (39.3%) | 3400 (23.1%) | 1645 (11.2%) | 1613 (11.0%) |
| 2023 Q3 | 14987 | 5970 (39.8%) | 3191 (21.3%) | 1755 (11.7%) | 1805 (12.0%) |
| 2023 Q4 | 13721 | 5124 (37.3%) | 2975 (21.7%) | 1917 (14.0%) | 1558 (11.4%) |
| 2024 Q1 | 11108 | 4630 (41.7%) | 2844 (25.6%) | 1410 (12.7%) | 1281 (11.5%) |
| 2024 Q2 | 10156 | 4308 (42.4%) | 2490 (24.5%) | 1249 (12.3%) | 1251 (12.3%) |
| 2024 Q3 | 6993 | 2991 (42.8%) | 1775 (25.4%) | 946 (13.5%) | 839 (12.0%) |
| 2024 Q4 | 6001 | 2316 (38.6%) | 1569 (26.1%) | 968 (16.1%) | 655 (10.9%) |
| 2025 Q1 | 8934 | 3788 (42.4%) | 2295 (25.7%) | 1553 (17.4%) | 991 (11.1%) |
| 2025 Q2 | 6333 | 2695 (42.6%) | 1673 (26.4%) | 990 (15.6%) | 796 (12.6%) |
| 2025 Q3 | 5201 | 2306 (44.3%) | 1277 (24.6%) | 709 (13.6%) | 658 (12.7%) |
| 2025 Q4 | 5923 | 2454 (41.4%) | 1404 (23.7%) | 1032 (17.4%) | 730 (12.3%) |
| 2026 Q1 | 11762 | 4848 (41.2%) | 2807 (23.9%) | 1963 (16.7%) | 1378 (11.7%) |
| 2026 Q2 | 12562 | 5067 (40.3%) | 2831 (22.5%) | 1943 (15.5%) | 1546 (12.3%) |
Composition shift: Partition filings are declining share, moving from 13.2% to 6.4% of total filings (-6.8 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 $156,700, with the largest concentration (20.1%) in the $100K–$150K range. Inherited Property filings have the highest median value ($233,500) while Guardianship filings are lowest ($133,400).
| Price range | Count | Share | Distribution |
|---|---|---|---|
| Under $50K | 5,629 | 8.5% | |
| $50K–$100K | 12,354 | 18.8% | |
| $100K–$150K | 13,260 | 20.1% | |
| $150K–$200K | 10,722 | 16.3% | |
| $200K–$300K | 12,620 | 19.2% | |
| $300K–$500K | 8,107 | 12.3% | |
| $500K+ | 3,162 | 4.8% |
Value by case type
| Case type | Median value | Average value | Properties |
|---|---|---|---|
| Divorce | $172,600 | $255,908 | 25,309 |
| Probate | $160,300 | $211,518 | 20,936 |
| Pre-Foreclosure | $137,700 | $172,766 | 10,433 |
| Guardianship | $133,400 | $556,929 | 7,489 |
| Partition | $142,650 | $215,446 | 1,642 |
| Inherited Property | $233,500 | $224,593 | 44 |
Assessed property values from county assessor records for 65,854 properties (20.9% 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 6.2 years, with 33.2% of owners holding the property 10+ years (a strong equity signal for investors). Inherited Property cases show the longest tenure (12.5 yr median) vs. Divorce (5.2 yr).
| Ownership period | Count | Share | Distribution |
|---|---|---|---|
| Under 2 years | 11,797 | 17.3% | |
| 2–5 years | 17,017 | 24.9% | |
| 5–10 years | 16,802 | 24.6% | |
| 10–20 years | 15,435 | 22.6% | |
| 20+ years | 7,227 | 10.6% |
Tenure by case type
| Case type | Median tenure | Average tenure | Properties |
|---|---|---|---|
| Divorce | 5.2 yr | 7.4 yr | 33,876 |
| Pre-Foreclosure | 6.7 yr | 9.2 yr | 13,031 |
| Probate | 10.1 yr | 12.6 yr | 11,858 |
| Guardianship | 7.3 yr | 10.0 yr | 4,853 |
| Partition | 5.4 yr | 8.2 yr | 4,614 |
| Inherited Property | 12.5 yr | 15.8 yr | 45 |
Duration calculated from last recorded property sale to court filing date for 68,278 properties (21.6% of total filings) across Indiana. Longer ownership often correlates with higher equity.
Repeat litigation patterns across Indiana
Of 256,283 unique property owners in court filings, 19,796 (7.7%) appear in multiple cases, including 6,344 with 3 or more filings. The most active repeat filer has 701 cases spanning 78 months. Guardianship cases have the highest repeat rate at 21.2%.
Repeat rate by case type
| Case type | Repeat owners | Total owners | Repeat rate |
|---|---|---|---|
| Divorce | 11121 | 99372 | 11.2% |
| Probate | 8116 | 65446 | 12.4% |
| Partition | 1037 | 36795 | 2.8% |
| Pre-Foreclosure | 1719 | 33620 | 5.1% |
| Guardianship | 6241 | 29433 | 21.2% |
| Inherited Property | 3 | 57 | 5.3% |
Analysis based on 256,283 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 130,996 unique properties in court filings, 11,616 (8.9%) have multiple filings (averaging 2.2 filings per property). Average time between repeat filings: 15 months. Guardianship properties have the highest repeat rate at 21.3%.
Serial distress rate by case type
| Case type | Serial properties | Total properties | Serial rate |
|---|---|---|---|
| Divorce | 6406 | 60837 | 10.5% |
| Probate | 3153 | 35556 | 8.9% |
| Pre-Foreclosure | 4021 | 24184 | 16.6% |
| Partition | 1678 | 8248 | 20.3% |
| Guardianship | 1561 | 7316 | 21.3% |
Analysis based on 130,996 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 147,673 properties with assessed value breakdowns, the median land share is 15.3% (median land value $27,400, median improvement value $150,700). 2,668 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 Pre-Foreclosure skews most improvement-heavy (14.9%).
Land share distribution
| Land share bracket | Properties | % of total |
|---|---|---|
| Under 10% | 26,753 | 18.1% |
| 10–20% | 80,853 | 54.8% |
| 20–30% | 28,303 | 19.2% |
| 30–50% | 9,096 | 6.2% |
| 50–70% | 1,643 | 1.1% |
| Over 70% | 1,025 | 0.7% |
Land share by case type
| Case type | Filings | Median land % |
|---|---|---|
| Divorce | 66,438 | 15.0% |
| Probate | 37,686 | 16.1% |
| Pre-Foreclosure | 24,928 | 14.9% |
| Guardianship | 10,421 | 15.6% |
| Partition | 8,144 | 15.5% |
| Inherited Property | 55 | 15.0% |
Analysis of 147,673 Indiana properties (46.8% 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 15,540 properties with purchase and assessed value data, the median value change since purchase is -7.1%. 9,295 properties (59.8%) are underwater (current assessed value below purchase price). Short-hold owners (<5 yr) show a median -9.5% value change vs +51.6% for long-hold (10+ yr). Probate cases have the highest underwater rate (65.5%) while Guardianship has the lowest (54.8%).
Value change distribution
| Value change bracket | Properties | % of total |
|---|---|---|
| 50%+ loss | 1,680 | 10.8% |
| 20–50% loss | 3,720 | 23.9% |
| 0–20% loss | 3,895 | 25.1% |
| 0–20% gain | 2,443 | 15.7% |
| 20–50% gain | 1,503 | 9.7% |
| 50–100% gain | 1,029 | 6.6% |
| 100%+ gain | 1,270 | 8.2% |
Holding period vs value change
(3,378 properties)
(1,366 properties)
Value trajectory by case type
| Case type | Filings | Median change | Underwater |
|---|---|---|---|
| Divorce | 7,139 | -4.7% | 58.1% |
| Probate | 4,006 | -14.4% | 65.5% |
| Pre-Foreclosure | 2,984 | -7.9% | 57.5% |
| Partition | 764 | -5.6% | 59.6% |
| Guardianship | 641 | -5.4% | 54.8% |
Analysis of 15,540 Indiana properties (4.9% 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 1482 properties.
Source: municipal code-enforcement records cross-referenced with court filings by property address. 1482 properties checked, 427 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 verified for current owner-of-record before inclusion. Entity-owned filings (LLCs, trusts, banks) and stale-owner filings are excluded.
- Property value figures come from third-party enrichment (47% 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 2026-07-26 from the live database.
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Cite: Keystone Court Data, "Indiana Court Filings Intelligence," 2026-07-26, https://keystonecourtdata.com/reports/in-court-filings-intelligence · Download data (CSV)