Vanderburgh County, Indiana Court Filings Intelligence

• Filing volume holding steady (-3.8%) — last 2 complete months (329 filings) vs prior 2 complete months (342 filings). Excludes the current calendar month (in progress).
• 31.6% off-site owners — share of filings where the owner's mailing address differs from the property address. Could be out-of-state landlords, inherited estates, second homes, or in-transition properties (we don't distinguish; the underlying signal is "not living there").
• Max gross cap rate 7.3% at HUD Fair Market Rent — $13,356/year (2BR FMR × 12) on the $182,600 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
• 41.4% of filings are Divorce — the dominant lead category in Vanderburgh County during the observed window.

About Vanderburgh County

Vanderburgh County is a county in the U.S. state of Indiana. As of 2020, the population was 180,136. The county seat is Evansville. While Vanderburgh County was the eighth-largest county in 2020 population in Indiana, it is also the eighth-smallest county in area and the smallest in southwestern Indiana, covering only 236 square miles (610 km2). Vanderburgh County forms the core of the Evansville metropolitan statistical area.

Source: Wikipedia

At a glance

Filing type breakdown

Each row is a distinct case verified for current owner-of-record before inclusion.

Monthly filing activity

Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.

Geographic concentration by ZIP

Top 10 ZIPs in Vanderburgh County account for 19.7% of all tracked filings, showing where distressed real estate activity clusters.

Based on filings with a parseable property address (20% of Vanderburgh County filings).

Property value distribution

Source: third-party property enrichment (19% coverage on Vanderburgh County filings). Median $182,600; mean $208,668.

Day-of-week filing pattern

Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 10018 filings with a parseable date.

Case lifecycle (foreclosure)

Median time between key court-process milestones, computed from docket-entry timestamps on the 88 cases with documented filing-event data:

Source: court docket entries. Only foreclosure cases under active monitoring are tracked through milestones. Cases without a documented filing or service event are excluded from this calculation.

Building characteristics

Per-property details from third-party property enrichment, aggregated across the 1953 filings with characteristic data:

Housing stock + distress signals

Underlying housing stock and distress indicators across all 84809 Vanderburgh County housing units, from US Census ACS 5-year data. National reference values shown for context.

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. Vanderburgh County sits within the Evansville, IN. Used to set Section 8 voucher amounts; investors use it as a defensible rent-estimate floor for buy-to-rent underwriting.

Source: US Department of Housing and Urban Development, Fair Market Rents (None). 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 Vanderburgh County from the US Census Building Permits Survey. Trend signal on whether new housing demand is accelerating or contracting in this market.

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

Vanderburgh 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.

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:

Source: U.S. Census Bureau ACS 5-year estimates, weighted by Keystone's filing volume across 8 top ZIPs.

Most active foreclosure plaintiffs in Vanderburgh County

Top mortgage holders and servicers named in foreclosure complaints filed in this county. Lender names are normalized to collapse common legal-suffix variants (e.g. "as Trustee for X Trust", "N.A.").

Source: plaintiff names extracted from Vanderburgh County foreclosure complaint text. Court records are public information.

Post-filing sale outcomes in Vanderburgh County

What happens to distressed properties after a court filing? By cross-referencing each filing's property with county assessor and deed-transfer records, we track which properties sold, how long the process took, and at what price. This analysis covers 2052 filings (20.5% of all 10018 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.

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.

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. 54.7% of confirmed sales were directly driven by the filing.

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 each market.

Based on 1315 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 2052 of 10018 filings (20.5% parcel coverage). Timing based on 1172 sales with valid filing and sale dates. Prices based on 33 sales with recorded sale amounts.

FEMA flood zone exposure

Are distressed properties concentrated in flood-prone areas? By checking each property's coordinates against FEMA's National Flood Hazard Layer, we identify which filings fall in Special Flood Hazard Areas (mandatory flood insurance zones). This analysis covers 450 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. 450 properties checked.

Filing velocity by case type

How each distress category is trending — are foreclosures accelerating while divorces cool, or vice versa? This breakdown is only possible with direct court-record data.

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.

HHI (Herfindahl-Hirschman Index): <1500 = competitive, 1500-2500 = moderate concentration, >2500 = highly concentrated. Based on 42 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.

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 13 ZIP codes, with no single area dominating.

Top 10 of 13 ZIP codes with filings.

Non-resident owner analysis

Most filings (98%) involve owner-occupied properties. The relatively low absentee rate suggests distress is primarily hitting homeowners, not institutional investors.

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

Pre-Foreclosure share is rising. High diversity in distress types suggests multiple independent factors driving court filings, not a single economic shock.

Distress diversity score: 2.18 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.

Motivation breakdown

Of 98 filings with a tagged motivation, the most common is Equity Division Sale (51.0%), followed by High Urgency Pre-Foreclosure (33.7%). This motivation breakdown is captured at the court-filing stage and is not available from property-data aggregators.

Based on 98 filings tagged with a motivation sub-type at the court-filing stage.

Case Outcomes & Resolution Timeline

0.3% of tracked cases have reached a resolution, with a median time of 62 days from filing to resolution. The most common resolution is judgment entered (15 cases, 50% of resolved).

Outcomes by Case Type

Based on 10014 court filings with docket event tracking. Based on a robust sample; percentages are reliable. Outcomes derived from docket entries (judgments, dismissals, sheriff sales, and settlement agreements). 9984 cases are still active or pending resolution.

Court Docket Activity

Across 176 tracked cases, the average case has 18 docket entries (median 17). 55.7% of cases are in the "advanced (16+ events)" stage. Pre-Foreclosure cases are the most court-active at 22.5 events on average. Higher docket activity signals that courts are actively processing the case, which can indicate timeline urgency for investor outreach.

Based on 176 cases with docket event tracking from Vanderburgh County court records. Docket entries include filings, hearings, orders, and motions.

Procedural Stage Pipeline

Of 103 tracked cases, 11.7% reached the service-of-process stage, 45.6% progressed to a hearing.

Based on 103 cases with 125 recorded stage transitions from Vanderburgh County 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 $177,400. Divorce filings involve the highest-value properties (median $190,700), while Partition filings trend lower (median $143,600). The largest segment (47.4%) falls in the $100K - $250K range.

Based on county assessor records for 2018 properties with court filings (20.1% of total filings). Values are tax-assessed amounts, not market listing prices.

Investment Opportunity Score by ZIP Code

Across 10 ZIP codes with sufficient court filing data, ZIP 47711 (Evansville) ranks highest with an investment opportunity score of 75/100, driven by high filing volume (395 cases). 7 of 10 scored ZIPs are above the average score of 54.

Based on 10018 court filings across 10 ZIP codes. ZIPs with fewer than 3 filings are excluded. Property values from county assessor records. Absentee status from property ownership verification.

Distress Capital Analysis

$407,376,304 in assessed property value is currently tied up in 2018 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 ($239,576,215 across 1134 properties).

Equity Position of Distressed Properties

Capital at Risk by Filing Type

Based on 2018 properties with assessor valuations (20.1% of 10018 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.

Market Absorption & Turnover Analysis

10,025 court filings tracked with 30 resolved (0.3% absorption rate). The court system is accumulating cases faster than they resolve, creating a growing backlog of 9,995 active cases. Resolved cases take an average of 61 days. Divorce cases resolve fastest (avg 54 days), while Pre-Foreclosure cases take longest (avg 69 days).

Resolution by Case Type

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 30 resolved cases out of 10025 total filings.

Equity-Outcome Correlation

601 properties with assessed values analyzed across equity levels. High-equity properties (20%+) represent 2.7% of filings with a 18.8% resolution rate. High (20%+) properties resolve fastest (avg 18 days) vs Unknown Equity (avg 65 days).

Equity Profile by Case Type

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.

Property Type Distribution

81.6% of distressed properties are classified as Single Family, followed by Duplex/Multi-Family (14.7%).

Property classifications from county assessor records for 1,907 properties (19.0% of total filings). Categories normalized from assessor codes.

Case Aging & Stall Analysis

8,717 cases (87.0%) have been active for over a year without resolution. Divorce cases resolve fastest (median 61 days), while Pre-Foreclosure cases take longest (median 64 days). 139 filings in the last <30 days represent fresh opportunities.

Case aging computed from filing date to present for unresolved cases. Resolution classified from court docket entries (judgments, settlements, dismissals, sheriff sales). Cases with a resolution event are removed from the stall count.

Property Age & Distress Profile

542 filings (5.4% of scope) have year-built data. Pre-1960 properties are most common (47%). Newer properties (2000+) average $282,000 — 2.0x the value of Pre-1960 stock ($137,537). 1980–1999 cases resolve fastest (median 42d) vs Pre-1960 (66d).

Value trend: 2000+ properties average $282,000 — 2.05x the value of Pre-1960 stock ($137,537).

Construction year sourced from county tax assessor records. Value is assessed value from the most recent available tax assessment. Resolution timing based on court docket events.

Municipality filing concentration in Vanderburgh County

Court filings in Vanderburgh County span 3 municipalities. Evansville leads with 508 filings (99.4% of total), predominantly Divorce (49.0%). Filing activity is geographically concentrated — the top 3 municipalities account for 100% of all filings.

Top 3 of 3 municipalities with court filings. Data from 511 filings (5% of total). Municipality names from county assessor records.

Quarterly Filing Volume Trends

Filing trends across 15 comparable quarters show 6,046 tracked filings in Vanderburgh County. Most recent quarter (2026 Q2: 512) was rising vs prior (2026 Q1: 408, +25.5%). Divorce shows the largest composition shift, declining share from 41.6% to 35.3%.

Composition shift: Divorce filings are declining share, moving from 41.6% to 35.3% of total filings (-6.3 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 $188,200, with the largest concentration (27.1%) in the $200K–$300K range. Guardianship filings have the highest median value ($207,300) while Pre-Foreclosure filings are lowest ($135,450).

Assessed property values from county assessor records for 601 properties (6.0% of total filings). Values reflect tax-assessed amounts, not market price.

Ownership Duration Before Filing

The median ownership duration before a court filing is 6.7 years, with 38.4% of owners holding the property 10+ years (a strong equity signal for investors). Probate cases show the longest tenure (11.1 yr median) vs. Pre-Foreclosure (5.5 yr).

Duration calculated from last recorded property sale to court filing date for 966 properties (9.6% of total filings). Longer ownership often correlates with higher equity.

Repeat litigation patterns in Vanderburgh County

Of 8,090 unique property owners in court filings, 884 (10.9%) appear in multiple cases, including 332 with 3 or more filings. The most active repeat filer has 44 cases spanning 75 months. Divorce cases have the highest repeat rate at 22.2%.

Repeat rate by case type

Analysis based on 8,090 unique owner names across court filings. Repeat filers are property owners appearing in 2 or more distinct cases.

Serial distressed properties in Vanderburgh County

Of 1,856 unique properties in court filings, 175 (9.4%) have multiple filings (averaging 2.2 filings per property). Average time between repeat filings: 12 months. Guardianship properties have the highest repeat rate at 37.3%.

Serial distress rate by case type

Analysis based on 1,856 unique property addresses across court filings. Serial distressed properties have 2 or more distinct case filings at the same address.

Land vs improvement value composition

Across 2,000 properties with assessed value breakdowns, the median land share is 12.0% (median land value $20,700, median improvement value $151,300). 26 properties (1.3%) are land-dominant (50%+ land value) — potential teardown or vacant-lot targets. Pre-Foreclosure cases skew most land-heavy (median 12.7%) while Divorce skews most improvement-heavy (11.8%).

Land share distribution

Land share by case type

Analysis of 2,000 properties (20.0% of filings) with assessed land and improvement value breakdowns.

Prior sale value trajectory

Across 425 properties with purchase and assessed value data, the median value change since purchase is +22.9%. 170 properties (40.0%) are underwater (current assessed value below purchase price). Short-hold owners (<5 yr) show a median -19.2% value change vs +77.5% for long-hold (10+ yr). Pre-Foreclosure cases have the highest underwater rate (46.7%) while Probate has the lowest (28.7%).

Value change distribution

Holding period vs value change

Value trajectory by case type

Analysis of 425 properties (4.2% of filings) with both prior sale price and current assessed value data.

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 Vanderburgh 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 (19% coverage on this dataset).
• Individual case data, defendant names, and property addresses are not published. Reports show aggregated statistics only.
• The methodology page at /reports/methodology documents data sources, sample sizes, and known limitations in detail.
• This report was generated 2026-07-18 from the live database. Numbers reflect the dataset at that moment.

Top cities for filings within Vanderburgh County

Where filings concentrate inside Vanderburgh County, by parsed property city or township.

Share is computed against filings with a parsed property city (not against total Vanderburgh County filings — addresses missing the city portion are excluded from the denominator). Top 5 shown; smaller cities aggregate into the long tail.

Related Indiana guides

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