Shelby County, Indiana Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Shelby County court dockets. Updated 2026-06-20. See methodology.
- Filing volume cooling (-65.4%) — last 2 complete months (9 filings) vs prior 2 complete months (26 filings). Excludes the current calendar month (in progress).
- Max gross cap rate 8.4% at HUD Fair Market Rent — $17,676/year (2BR FMR × 12) on the $210,300 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
- 48.6% of filings are Divorce — the dominant lead category in Shelby County during the observed window.
About Shelby County
Shelby County is a county in the U.S. state of Indiana. As of the 2020 United States census, the population was 45,055. The county seat is Shelbyville.
Source: Wikipedia
At a glance
74 verified property-related court filings tracked across 16 months (May 2024 to Jun 2026).
5 typical monthly filing volume.
#11 of 22 Indiana counties Keystone covers, ranked by total filing volume.
1% of filings involve owners whose mailing address differs from the property address (1 of 74 filings).
$210,300 median estimated property value across the 22 filings with property-enrichment data (30% coverage).
2.8% Indiana unemployment rate (BLS, as of 2026-04). Filings should be read against the local-economy backdrop.
Filing type breakdown
| Filing type | Filings | Share | |
|---|---|---|---|
| Divorce | 36 | 48.6% | |
| Probate | 19 | 25.7% | |
| Pre-Foreclosure | 11 | 14.9% | |
| Guardianship | 8 | 10.8% |
Each row is a distinct case verified for current owner-of-record before inclusion.
Monthly filing activity
| Month | Filings | vs prior | |
|---|---|---|---|
| May 2024 | 1 | ||
| Jul 2024 | 2 | +1 | |
| Aug 2024 | 4 | +2 | |
| Sep 2024 | 6 | +2 | |
| Nov 2024 | 4 | -2 | |
| Dec 2024 | 7 | +3 | |
| Jan 2025 | 1 | -6 | |
| Feb 2025 | 1 | 0 | |
| Mar 2025 | 3 | +2 | |
| Apr 2025 | 3 | 0 | |
| May 2025 | 1 | -2 | |
| Jun 2025 | 3 | +2 | |
| Jan 2026 | 23 | +20 | |
| Apr 2026 | 4 | -19 | |
| May 2026 | 5 | +1 | |
| Jun 2026 | 6 | +1 |
Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.
Geographic concentration by ZIP
Top 7 ZIPs in Shelby County account for 29.7% of all tracked filings, showing where distressed real estate activity clusters.
| ZIP | City | Filings | Share | |
|---|---|---|---|---|
| 46176 | Shelbyville | 14 | 18.9% | |
| 46182 | Waldron | 2 | 2.7% | |
| 46126 | Fairland | 2 | 2.7% | |
| 46130 | Fountaintown | 1 | 1.4% | |
| 47234 | Flat Rock | 1 | 1.4% | |
| 46110 | Boggstown | 1 | 1.4% | |
| 46124 | Edinburgh | 1 | 1.4% |
Based on filings with a parseable property address (30% of Shelby County filings).
Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| $75k - $150k | 4 | 18.2% | |
| $150k - $250k | 10 | 45.5% | |
| $250k - $400k | 6 | 27.3% | |
| $400k+ | 2 | 9.1% |
Source: third-party property enrichment (30% coverage on Shelby County filings). Median $210,300; mean $251,299.
Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 1 | 1.4% | |
| Mon | 7 | 9.5% | |
| Tue | 7 | 9.5% | |
| Wed | 9 | 12.2% | |
| Thu | 14 | 18.9% | |
| Fri | 36 | 48.6% | |
| Sat | 0 | 0.0% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 74 filings with a parseable date.
Housing stock + distress signals
Underlying housing stock and distress indicators across all 19576 Shelby County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Shelby County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 7.3% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 63.6% | 60.8% |
| Pre-1940 housing stock | 21.1% | 12.3% |
| Single-family detached share of housing stock | 78.7% | 61.2% |
| Residents age 65 or older | 17.9% | 17.3% |
Source: US Census Bureau American Community Survey (ACS 2023 5-year). National reference values are ACS 2022 5-year US totals. Why these matter: vacancy rate is the strongest single proxy for distressed inventory; mortgage-carrying share defines the risk pool exposed to rate environment; pre-1940 stock signals deferred maintenance and renovation opportunity; senior population correlates with probate pipeline depth.
Rent benchmark (HUD Fair Market Rent)
HUD sets Fair Market Rents at the metro area level — the same FMRs apply to every county within the metro. Shelby County sits within the Indianapolis-Carmel-Greenwood, IN (FY 2026). Used to set Section 8 voucher amounts; investors use it as a defensible rent-estimate floor for buy-to-rent underwriting.
| Unit size | Fair market rent / month |
|---|---|
| Efficiency / studio | $1,118 |
| 1-bedroom | $1,267 |
| 2-bedroom | $1,473 |
| 3-bedroom | $1,907 |
| 4-bedroom | $2,338 |
Source: US Department of Housing and Urban Development, Fair Market Rents (2026). 40th-percentile gross rent including utilities. Why this matters: Section-8-eligible tenants are a baseline demand floor for rental inventory at these price points; FMR is the official ceiling for voucher-eligible rents.
New construction (market momentum)
Annual building permits filed in Shelby County from the US Census Building Permits Survey. Trend signal on whether new housing demand is accelerating or contracting in this market.
| Indicator | Value |
|---|---|
| Total housing units permitted (2025) | 192 |
| Year-over-year change (2024 → 2025) | -32.4% |
| Single-family share of permits (2025) | 100.0% |
| Single-family units permitted | 192 |
| Multifamily units permitted (2+ units per building) | 0 |
Source: US Census Bureau Building Permits Survey, annual cumulative data. Why this matters: permits trending up signals strong demand for new inventory; permits contracting at the same time foreclosure activity rises indicates broader market softening (deals price differently). Multifamily share shows whether the market is densifying or holding to single-family stock.
Macro context: state home prices and national delinquency
Shelby County filings should be read against the broader housing-market backdrop. Indiana state home-price trend and the national mortgage-delinquency rate are the two macro signals most directly relevant to foreclosure exposure.
| Indicator | Value | Period |
|---|---|---|
| Indiana home price index (year-over-year) | +4.3% | 2026-01-01 |
| Indiana home price index (cumulative since 2020) | +64.9% | 2026-01-01 |
| National mortgage delinquency rate (30+ day, single-family) | 1.89% | 2026-01-01 |
Sources: Federal Housing Finance Agency state house price indices (FRED series INSTHPI); Federal Reserve Board, Mortgage Delinquency 30+Day Rate on Single-Family Residential Mortgages (FRED series DRSFRMACBS). Updated quarterly. Free public data.
Local-market benchmark
Demographics of the ZIPs where filings cluster, weighted by filing count and benchmarked against Census ACS 2023 5-year:
| Indicator | Filing-weighted average |
|---|---|
| Median household income (where filings cluster) | $72,660 |
| Median home value | $183,631 |
| Owner-occupancy rate | 73.4% |
| Renter share of households | 26.6% |
| Median gross rent | $1,012/mo |
Source: U.S. Census Bureau ACS 5-year estimates, weighted by Keystone's filing volume across 5 top ZIPs.
Filing velocity by case type
How each distress category is trending — are foreclosures accelerating while divorces cool, or vice versa? This breakdown is only possible with direct court-record data.
| Case type | Total | Share | Trend |
|---|---|---|---|
| Divorce | 36 | 48.6% | -- |
| Probate | 19 | 25.7% | -- |
| Pre-Foreclosure | 11 | 14.9% | -33.3% |
| Guardianship | 8 | 10.8% | -- |
Trend = recent 2-3 month volume vs prior 2-3 months (current partial month excluded). Positive = accelerating; negative = cooling.
Seasonal filing patterns
Court filings peak in Jan and are lowest in Feb. Filing volume is relatively steady year-round.
| Month | Avg filings | Relative |
|---|---|---|
| Jan | 12 | 100% |
| Feb | 1 | 8% |
| Mar | 3 | 25% |
| Apr | 3.5 | 29% |
| May | 2.3 | 19% |
| Jun | 3 | 25% |
| Jul | 2 | 17% |
| Aug | 4 | 33% |
| Sep | 6 | 50% |
| Nov | 4 | 33% |
| Dec | 7 | 58% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Jan).
ZIP code distress hotspots
Distress is geographically dispersed across 7 ZIP codes, with no single area dominating. 1 of the top hotspots have high-equity properties (>40% equity), signaling potential value-add or wholesale opportunities.
| ZIP | Area | Filings | Share | High equity | Median value |
|---|---|---|---|---|---|
| 46176 | Shelbyville | 14 | 18.9% | 7% | $210,300 |
| 46182 | Waldron | 2 | 2.7% | 50% | $182,672 |
| 46126 | Fairland | 2 | 2.7% | 0% | $113,800 |
| 46130 | Fountaintown | 1 | 1.4% | 0% | $330,339 |
| 47234 | Flat Rock | 1 | 1.4% | 0% | $700,222 |
| 46110 | Boggstown | 1 | 1.4% | 0% | $297,115 |
| 46124 | Edinburgh | 1 | 1.4% | 0% | $336,200 |
Top 7 of 7 ZIP codes with filings. High equity = properties with estimated equity above 40% (from third-party enrichment).
Non-resident owner analysis
Most filings (99%) 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 | 36 | 0.0% |
| Probate | 19 | 5.3% |
| Pre-Foreclosure | 11 | 0.0% |
| Guardianship | 8 | 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.
Property Value Profile
The median assessed value of properties in court filings is $211,200. Divorce filings involve the highest-value properties (median $216,462), while Pre-Foreclosure filings trend lower (median $193,044). The largest segment (63.6%) falls in the $100K - $250K range.
| Value range | Properties | Share |
|---|---|---|
| $100K - $250K | 14 | 63.6% |
| $250K - $500K | 7 | 31.8% |
| $500K - $1M | 1 | 4.5% |
Value breakdown by case type
| Case type | Median value | Avg value | Properties |
|---|---|---|---|
| Divorce | $216,462 | $247,508 | 13 |
| Pre-Foreclosure | $193,044 | $188,449 | 7 |
Based on county assessor records for 22 properties with court filings (29.7% of total filings). Values are tax-assessed amounts, not market listing prices.
Distress Capital Analysis
$5,528,588 in assessed property value is currently tied up in 22 court-filed properties. Divorce filings represent the largest capital pool ($3,217,602 across 13 properties). 5 high-equity distressed properties ($1,313,077 total) represent the highest-value investor targets.
Capital at Risk by Filing Type
| Filing Type | Total Value | Properties | Avg Value | High Equity % |
|---|---|---|---|---|
| Divorce | $3,217,602 | 13 | $247,508 | 100.0% |
| Pre-Foreclosure | $1,319,144 | 7 | $188,449 | -- |
Based on 22 properties with assessor valuations (29.7% of 74 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.
Market Absorption & Turnover Analysis
97 court filings tracked with 0 resolved (0.0% absorption rate). The court system is accumulating cases faster than they resolve, creating a growing backlog of 97 active cases.
| Month | New Filings | Resolved | Net | Inflow | Absorption |
|---|---|---|---|---|---|
| May 2024 | 1 | 0 | +1 | 0.0% | |
| Jul 2024 | 2 | 0 | +2 | 0.0% | |
| Aug 2024 | 4 | 0 | +4 | 0.0% | |
| Sep 2024 | 6 | 0 | +6 | 0.0% | |
| Nov 2024 | 4 | 0 | +4 | 0.0% | |
| Dec 2024 | 7 | 0 | +7 | 0.0% | |
| Jan 2025 | 1 | 0 | +1 | 0.0% | |
| Feb 2025 | 1 | 0 | +1 | 0.0% | |
| Mar 2025 | 3 | 0 | +3 | 0.0% | |
| Apr 2025 | 3 | 0 | +3 | 0.0% | |
| May 2025 | 1 | 0 | +1 | 0.0% | |
| Jun 2025 | 3 | 0 | +3 | 0.0% | |
| Jan 2026 | 46 | 0 | +46 | 0.0% | |
| Apr 2026 | 4 | 0 | +4 | 0.0% | |
| May 2026 | 5 | 0 | +5 | 0.0% | |
| Jun 2026 | 6 | 0 | +6 | 0.0% |
Resolution by Case Type
| Case Type | Filed | Resolved | Absorption | Avg Days |
|---|---|---|---|---|
| Divorce | 48 | 0 | 0.0% | n/a |
| Probate | 27 | 0 | 0.0% | n/a |
| Pre-Foreclosure | 13 | 0 | 0.0% | n/a |
| Guardianship | 9 | 0 | 0.0% | n/a |
Absorption rate measures the percentage of filed cases that have reached a terminal resolution (judgment, dismissal, settlement, or sale). A low absorption rate indicates a growing backlog of active cases in the court system. Resolution timing based on 0 resolved cases out of 97 total filings.
Equity-Outcome Correlation
22 properties with assessed values analyzed across equity levels. High-equity properties (20%+) represent 22.7% of filings with a 0.0% resolution rate.
| Equity Level | Properties | Share | Resolved | Resolution Rate | Avg Days |
|---|---|---|---|---|---|
| High (20%+) |
5
|
22.7% | 0 | 0.0% | — |
| Unknown Equity |
17
|
77.3% | 0 | 0.0% | — |
Equity Profile by Case Type
| Case Type | Properties | High Equity % | Resolution Rate | Avg Days |
|---|---|---|---|---|
| Divorce | 13 | 30.8% | 0.0% | — |
| Pre-Foreclosure | 7 | 14.3% | 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 in this analysis.
Why these filings are invisible on most public foreclosure sites
The largest public foreclosure-aggregator interfaces surface only post-auction bank-owned properties in Indiana. Pre-foreclosure court filings are not visible to their non-paying users. Keystone tracks the court filing the day it hits the docket, weeks or months before any property reaches the auction stage those aggregators surface.
Methodology and full audit: Court-vs-aggregator coverage gap report.
Methodology and data sources
- Court filings are collected directly from Shelby County court records, which are public information.
- Every filing in this dataset has been verified for current owner-of-record. Entity-owned filings (LLCs, trusts, banks) and properties where the named party is not the current owner are excluded.
- Property value figures come from third-party enrichment (30% coverage on this dataset).
- Individual case data, defendant names, and property addresses are not published. Reports show aggregated statistics only.
- The methodology page at /reports/methodology documents data sources, sample sizes, and known limitations in detail.
- This report was generated 2026-06-20 from the live database. Numbers reflect the dataset at that moment.
Top cities for filings within Shelby County
Where filings concentrate inside Shelby County, by parsed property city or township.
| City / Township | Filings | Share (of city-parsed filings) |
|---|---|---|
| Shelbyville | 14 | 63.6% |
| Waldron | 2 | 9.1% |
| Fairland | 2 | 9.1% |
| Fountaintown | 1 | 4.5% |
| Flat Rock | 1 | 4.5% |
Share is computed against filings with a parsed property city (not against total Shelby County filings — addresses missing the city portion are excluded from the denominator). Top 5 shown; smaller cities aggregate into the long tail.
Get the underlying Shelby County filings
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Cite: Keystone Court Data, "Shelby County Indiana Court Filings Intelligence," 2026-06-20, https://keystonecourtdata.com/reports/shelby-in-court-filings-intelligence · Download data (CSV)