Vanderburgh County, Indiana Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Vanderburgh County court dockets. Updated 2026-06-04. See methodology.
Most recent filing in this dataset: 2026-06-03. Dataset refreshes nightly; report regenerates monthly.
- Filing volume cooling (-21.6%) — last 2 complete months (40 filings) vs prior 2 complete months (51 filings). Excludes the current calendar month (in progress).
- 33.0% 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 5.6% at HUD Fair Market Rent — $13,356/year (2BR FMR × 12) on the $238,456 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
- 50.0% 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
94 verified property-related court filings tracked across 5 months (Feb 2026 to Jun 2026).
23 typical monthly filing volume.
33% of filings involve owners whose mailing address differs from the property address (31 of 94 filings).
$238,456 median estimated property value across the 88 filings with property-enrichment data (94% 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 | 47 | 50.0% |
| Pre-Foreclosure | 33 | 35.1% |
| Probate | 14 | 14.9% |
Each row is a distinct case verified for current owner-of-record before inclusion.
Monthly filing activity
| Month | Filings | vs prior |
|---|---|---|
| Feb 2026 | 28 | |
| Mar 2026 | 23 | -5 |
| Apr 2026 | 23 | 0 |
| May 2026 | 17 | -6 |
| Jun 2026 | 3 | -14 |
Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.
Geographic concentration by ZIP
Top 9 ZIPs in Vanderburgh County account for 95.7% of all tracked filings, showing where distressed real estate activity clusters.
| ZIP | City | Filings | Share |
|---|---|---|---|
| 47725 | Evansville | 17 | 18.1% |
| 47711 | Evansville | 16 | 17.0% |
| 47710 | Evansville | 13 | 13.8% |
| 47714 | Evansville | 12 | 12.8% |
| 47712 | Evansville | 11 | 11.7% |
| 47720 | Evansville | 8 | 8.5% |
| 47715 | Evansville | 7 | 7.4% |
| 47713 | Evansville | 5 | 5.3% |
| 47730 | Evansville | 1 | 1.1% |
Based on filings with a parseable property address (96% of Vanderburgh County filings).
Property value distribution
| Estimated value | Filings | Share |
|---|---|---|
| Under $75k | 3 | 3.4% |
| $75k - $150k | 20 | 22.7% |
| $150k - $250k | 26 | 29.5% |
| $250k - $400k | 29 | 33.0% |
| $400k+ | 10 | 11.4% |
Source: third-party property enrichment (94% coverage on Vanderburgh County filings). Median $238,456; mean $289,787.
Day-of-week filing pattern
| Day | Filings | Share |
|---|---|---|
| Sun | 0 | 0.0% |
| Mon | 17 | 18.1% |
| Tue | 22 | 23.4% |
| Wed | 15 | 16.0% |
| Thu | 19 | 20.2% |
| Fri | 21 | 22.3% |
| Sat | 0 | 0.0% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 94 filings with a parseable date.
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.
| Indicator | Vanderburgh County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 9.0% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 61.6% | 60.8% |
| Pre-1940 housing stock | 17.2% | 12.3% |
| Single-family detached share of housing stock | 70.1% | 61.2% |
| Residents age 65 or older | 17.8% | 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. 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.
| Unit size | Fair market rent / month |
|---|---|
| Efficiency / studio | $853 |
| 1-bedroom | $860 |
| 2-bedroom | $1,113 |
| 3-bedroom | $1,370 |
| 4-bedroom | $1,539 |
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.
| Indicator | Value |
|---|---|
| Total housing units permitted (2025) | 441 |
| Year-over-year change (2024 → 2025) | +6.0% |
| Single-family share of permits (2025) | 82.3% |
| Single-family units permitted | 363 |
| Multifamily units permitted (2+ units per building) | 78 |
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.
| 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) | $67,570 |
| Median home value | $175,764 |
| Owner-occupancy rate | 69.5% |
| Median gross rent | $1,080/mo |
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.").
| Plaintiff | Foreclosure filings |
|---|---|
| FREEDOM MORTGAGE CORPORATION | 2 |
| RCN CAPITAL, LLC | 2 |
| WILMINGTON SAVINGS FUND SOCIETY, FSB | 2 |
| OLD NATIONAL BANK | 2 |
| LAKEVIEW LOAN SERVICING, LLC | 1 |
| ROCKET MORTGAGE, LLC | 1 |
| METROPOLITAN LIFE INSURANCE COMPANY | 1 |
| FIRST FEDERAL SAVINGS BANK | 1 |
| U.S. BANK TRUST N.A | 1 |
| CITIZENS BANK, N.A | 1 |
Source: plaintiff names extracted from Vanderburgh County foreclosure complaint text. Court records are public information.
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 (94% 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 2026-06-04 from the live database. Numbers reflect the dataset at that moment.
Filing volume trend (last 5 months)
Property-related court filings tracked in Vanderburgh County by calendar month. Trend signal on whether distress activity is rising or cooling in this market.
| Month | Filings |
|---|---|
| Feb 2026 | 28 |
| Mar 2026 | 23 |
| Apr 2026 | 23 |
| May 2026 | 17 |
| Jun 2026 (partial — month in progress) | 3 |
Last 2 complete months (40) vs. prior 2 complete months (51): -21.6%. Suggests cooling distress activity. Current month excluded if still in progress.
Top cities for filings within Vanderburgh County
Where filings concentrate inside Vanderburgh County, by parsed property city or township.
| City / Township | Filings | Share (of city-parsed filings) |
|---|---|---|
| Evansville | 90 | 100.0% |
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.
Get the underlying Vanderburgh County filings
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Cite: Keystone Court Data, "Vanderburgh County Indiana Court Filings Intelligence," 2026-06-04, https://keystonecourtdata.com/reports/vanderburgh-in-court-filings-intelligence · Download data (CSV)