Vigo County, Indiana Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Vigo County court dockets. Updated 2026-07-12. See methodology.
- Filing volume accelerating (+72.7%) — last 2 complete months (19 filings) vs prior 2 complete months (11 filings). Excludes the current calendar month (in progress).
- Max gross cap rate 10.8% at HUD Fair Market Rent — $13,128/year (2BR FMR × 12) on the $121,650 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
- 54.3% of filings are Divorce — the dominant lead category in Vigo County during the observed window.
About Vigo County
Vigo County is a county on the western border of the U.S. state of Indiana. The county is included in the Terre Haute metropolitan area. According to the 2020 United States census, it has a population of 106,153. Its county seat is Terre Haute.
Source: Wikipedia
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127 verified property-related court filings tracked across 22 months (Apr 2024 to Jul 2026).
0% of filings involve owners whose mailing address differs from the property address (0 of 127 filings).
$121,650 median estimated property value across the 20 filings with property-enrichment data (16% 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 | 69 | 54.3% | |
| Probate | 27 | 21.3% | |
| Guardianship | 17 | 13.4% | |
| Pre-Foreclosure | 14 | 11.0% |
Each row is a distinct case verified for current owner-of-record before inclusion.
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Monthly filing activity
| Month | Filings | vs prior | |
|---|---|---|---|
| Apr 2024 | 1 | ||
| May 2024 | 4 | +3 | |
| Jun 2024 | 4 | 0 | |
| Aug 2024 | 6 | +2 | |
| Sep 2024 | 23 | +17 | |
| Dec 2024 | 7 | -16 | |
| Jan 2025 | 2 | -5 | |
| Feb 2025 | 4 | +2 | |
| Mar 2025 | 5 | +1 | |
| Apr 2025 | 4 | -1 | |
| May 2025 | 5 | +1 | |
| Jun 2025 | 5 | 0 | |
| Aug 2025 | 6 | +1 | |
| Sep 2025 | 4 | -2 | |
| Oct 2025 | 5 | +1 | |
| Nov 2025 | 3 | -2 | |
| Dec 2025 | 4 | +1 | |
| Jan 2026 | 3 | -1 | |
| Feb 2026 | 8 | +5 | |
| Mar 2026 | 12 | +4 | |
| Jun 2026 | 7 | -5 | |
| Jul 2026 | 5 | -2 |
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 Vigo County account for 51.2% of all tracked filings, showing where distressed real estate activity clusters.
| ZIP | City | Filings | Share | |
|---|---|---|---|---|
| 47802 | TERRE HAUTE | 20 | 15.7% | |
| 47803 | TERRE HAUTE | 12 | 9.4% | |
| 47804 | TERRE HAUTE | 11 | 8.7% | |
| 47805 | TERRE HAUTE | 8 | 6.3% | |
| 47885 | WEST TERRE HAUTE | 7 | 5.5% | |
| 47807 | Terre Haute | 6 | 4.7% | |
| 47869 | PRAIRIE CREEK | 1 | 0.8% |
Based on filings with a parseable property address (51% of Vigo County filings).
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Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| Under $75k | 3 | 15.0% | |
| $75k - $150k | 10 | 50.0% | |
| $150k - $250k | 6 | 30.0% | |
| $400k+ | 1 | 5.0% |
Source: third-party property enrichment (16% coverage on Vigo County filings). Median $121,650; mean $149,630.
Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 0 | 0.0% | |
| Mon | 6 | 4.7% | |
| Tue | 14 | 11.0% | |
| Wed | 13 | 10.2% | |
| Thu | 8 | 6.3% | |
| Fri | 86 | 67.7% | |
| Sat | 0 | 0.0% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 127 filings with a parseable date.
Housing stock + distress signals
Underlying housing stock and distress indicators across all 46937 Vigo County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Vigo County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 9.3% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 61.9% | 60.8% |
| Pre-1940 housing stock | 23.1% | 12.3% |
| Single-family detached share of housing stock | 71.4% | 61.2% |
| Residents age 65 or older | 17.0% | 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. Vigo County sits within the Terre Haute, 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 | $859 |
| 1-bedroom | $864 |
| 2-bedroom | $1,094 |
| 3-bedroom | $1,312 |
| 4-bedroom | $1,535 |
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 Vigo 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) | 234 |
| Year-over-year change (2024 → 2025) | +138.8% |
| Single-family share of permits (2025) | 21.4% |
| Single-family units permitted | 50 |
| Multifamily units permitted (2+ units per building) | 184 |
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
Vigo 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.
Post-filing sale outcomes in Vigo 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 68 filings (53.5% of all 127 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 | 0 | 0.0% | |
| 31–90 days | 0 | 0.0% | |
| 91–180 days | 2 | 40.0% | |
| 181–365 days | 2 | 40.0% | |
| Over 1 year | 1 | 20.0% |
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 | Tracked | Sold | Sale rate |
|---|---|---|---|
| Pre-Foreclosure | 12 | 3 | 25.0% |
| Divorce | 36 | 2 | 5.6% |
| Probate | 11 | 0 | 0.0% |
| Guardianship | 9 | 0 | 0.0% |
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. 100.0% 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) | 5 | 100.0% |
Source: county assessor and deed-transfer records cross-referenced with court filings by parcel ID. Sale outcomes tracked for 68 of 127 filings (53.5% parcel coverage). Timing based on 5 sales with valid filing and sale dates. Prices based on 5 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 67 properties with geocoded locations.
| Zone | Properties | Share |
|---|---|---|
| X | 62 | 92.5% |
| AO | 2 | 3.0% |
| X-levee | 1 | 1.5% |
| X-500yr | 1 | 1.5% |
| A | 1 | 1.5% |
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. 67 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.
| Case type | Total | Share | Trend |
|---|---|---|---|
| Divorce | 69 | 54.3% | +114.3% |
| Probate | 27 | 21.3% | +0.0% |
| Guardianship | 17 | 13.4% | -20.0% |
| Pre-Foreclosure | 14 | 11.0% | +0.0% |
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 Sep and are lowest in Jan. Filing volume is relatively steady year-round.
| Month | Avg filings | Relative |
|---|---|---|
| Jan | 2.5 | 19% |
| Feb | 6 | 44% |
| Mar | 8.5 | 63% |
| Apr | 2.5 | 19% |
| May | 4.5 | 33% |
| Jun | 5.3 | 39% |
| Aug | 6 | 44% |
| Sep | 13.5 | 100% |
| Oct | 5 | 37% |
| Nov | 3 | 22% |
| Dec | 5.5 | 41% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Sep).
ZIP code distress hotspots
Distress shows moderate geographic concentration — the top 5 ZIP codes represent 45.6% of filings.
| ZIP | Area | Filings | Share | Median value |
|---|---|---|---|---|
| 47802 | Terre Haute | 20 | 15.7% | $124,050 |
| 47803 | Terre Haute | 12 | 9.4% | $144,200 |
| 47804 | Terre Haute | 11 | 8.7% | $46,200 |
| 47805 | Terre Haute | 8 | 6.3% | $111,400 |
| 47885 | West Terre Haute | 7 | 5.5% | $225,400 |
| 47807 | Terre Haute | 6 | 4.7% | $40,300 |
| 47869 | Prairie Creek | 1 | 0.8% | -- |
Top 7 of 7 ZIP codes with filings.
Non-resident owner analysis
Most filings (100%) 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 | 69 | 0.0% |
| Probate | 27 | 0.0% |
| Guardianship | 17 | 0.0% |
| Pre-Foreclosure | 14 | 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
Probate share is declining.
| Case type | Recent share | Earlier share | Shift |
|---|---|---|---|
| Divorce | 57.9% | 54.4% | +3.5pp |
| Probate | 15.8% | 21.4% | -5.6pp (falling) |
| Guardianship | 15.8% | 12.6% | +3.2pp |
| Pre-Foreclosure | 10.5% | 11.7% | -1.2pp |
Distress diversity score: 1.64 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.
Property Value Profile
The median assessed value of properties in court filings is $121,700. The largest segment (65.0%) falls in the $100K - $250K range.
| Value range | Properties | Share |
|---|---|---|
| Under $100K | 6 | 30.0% |
| $100K - $250K | 13 | 65.0% |
| $500K - $1M | 1 | 5.0% |
Value breakdown by case type
| Case type | Median value | Avg value | Properties |
|---|---|---|---|
| Divorce | $121,600 | $145,613 | 15 |
Based on county assessor records for 20 properties with court filings (15.7% of total filings). Values are tax-assessed amounts, not market listing prices.
Investment Opportunity Score by ZIP Code
Across 6 ZIP codes with sufficient court filing data, ZIP 47802 (Terre Haute) ranks highest with an investment opportunity score of 75/100, driven by high filing volume (20 cases). 2 of 6 scored ZIPs are above the average score of 46.
| Rank | ZIP Code | Area | Score | Filings | Avg Value | Absentee % |
|---|---|---|---|---|---|---|
| #1 | 47802 | Terre Haute |
75
|
20 | — | 0% |
| #2 | 47804 | Terre Haute |
52
|
11 | — | 0% |
| #3 | 47885 | West Terre Haute |
42
|
7 | — | 0% |
| #4 | 47803 | Terre Haute |
40
|
12 | — | 0% |
| #5 | 47807 | Terre Haute |
40
|
6 | — | 0% |
| #6 | 47805 | Terre Haute |
30
|
8 | — | 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. A score of 100 means that ZIP ranks highest across all dimensions. Scores should be compared within the same county or state, not across different markets.
Based on 127 court filings across 6 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
$2,992,600 in assessed property value is currently tied up in 20 court-filed properties. Divorce filings represent the largest capital pool ($2,184,200 across 15 properties).
Capital at Risk by Filing Type
| Filing Type | Total Value | Properties | Avg Value | High Equity % |
|---|---|---|---|---|
| Divorce | $2,184,200 | 15 | $145,613 | -- |
| Pre-Foreclosure | $689,600 | 4 | $172,400 | -- |
Based on 20 properties with assessor valuations (15.7% of 127 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.
Market Absorption & Turnover Analysis
124 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 124 active cases.
| Month | New Filings | Resolved | Net | Inflow | Absorption |
|---|---|---|---|---|---|
| Apr 2024 | 1 | 0 | +1 | 0.0% | |
| May 2024 | 4 | 0 | +4 | 0.0% | |
| Jun 2024 | 4 | 0 | +4 | 0.0% | |
| Aug 2024 | 6 | 0 | +6 | 0.0% | |
| Sep 2024 | 23 | 0 | +23 | 0.0% | |
| Dec 2024 | 7 | 0 | +7 | 0.0% | |
| Jan 2025 | 2 | 0 | +2 | 0.0% | |
| Feb 2025 | 4 | 0 | +4 | 0.0% | |
| Mar 2025 | 5 | 0 | +5 | 0.0% | |
| Apr 2025 | 4 | 0 | +4 | 0.0% | |
| May 2025 | 5 | 0 | +5 | 0.0% | |
| Jun 2025 | 5 | 0 | +5 | 0.0% | |
| Aug 2025 | 6 | 0 | +6 | 0.0% | |
| Sep 2025 | 4 | 0 | +4 | 0.0% | |
| Oct 2025 | 5 | 0 | +5 | 0.0% | |
| Nov 2025 | 3 | 0 | +3 | 0.0% | |
| Dec 2025 | 4 | 0 | +4 | 0.0% | |
| Jan 2026 | 3 | 0 | +3 | 0.0% | |
| Feb 2026 | 8 | 0 | +8 | 0.0% | |
| Mar 2026 | 12 | 0 | +12 | 0.0% | |
| Jun 2026 | 7 | 0 | +7 | 0.0% | |
| Jul 2026 | 2 | 0 | +2 | 0.0% |
Resolution by Case Type
| Case Type | Filed | Resolved | Absorption | Avg Days |
|---|---|---|---|---|
| Divorce | 68 | 0 | 0.0% | n/a |
| Probate | 25 | 0 | 0.0% | n/a |
| Guardianship | 17 | 0 | 0.0% | n/a |
| Pre-Foreclosure | 14 | 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 124 total filings.
Property Type Distribution
71.2% of distressed properties are classified as Single Family, followed by Duplex/Multi-Family (22.0%). Notably, Pre-Foreclosure filings skew toward Duplex/Multi-Family (45.5%).
| Property type | Count | Share | Distribution |
|---|---|---|---|
| Single Family | 42 | 71.2% | |
| Duplex/Multi-Family | 13 | 22.0% | |
| Residential | 2 | 3.4% | |
| Commercial | 1 | 1.7% | |
| Agricultural | 1 | 1.7% |
Property type by case type
| Case type | Dominant property type | Share | Properties |
|---|---|---|---|
| Divorce | Single Family | 75.0% | 32 |
| Pre-Foreclosure | Duplex/Multi-Family | 45.5% | 11 |
| Probate | Single Family | 88.9% | 9 |
| Guardianship | Single Family | 71.4% | 7 |
Property classifications from county assessor records for 59 properties (47.6% of total filings). Categories normalized from assessor codes.
Case Aging & Stall Analysis
70 cases (56.5%) have been active for over a year without resolution. 9 filings in the last <30 days represent fresh opportunities.
| Age | Total | Resolved | Still active | Resolution rate |
|---|---|---|---|---|
| <30 days | 9 | 0 | 9 | 0.0% |
| 3-6 months | 23 | 0 | 23 | 0.0% |
| 6-12 months | 22 | 0 | 22 | 0.0% |
| 1-2 years | 61 | 0 | 61 | 0.0% |
| 2+ years | 9 | 0 | 9 | 0.0% |
Resolution speed by case type
| Case type | Total | Resolved | Rate | Median days |
|---|---|---|---|---|
| Divorce | 68 | 0 | 0.0% | — |
| Probate | 25 | 0 | 0.0% | — |
| Guardianship | 17 | 0 | 0.0% | — |
| Pre-Foreclosure | 14 | 0 | 0.0% | — |
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 Value Distribution
The median property value in distressed filings is $121,600, with the largest concentration (33.3%) in the $100K–$150K range.
| Price range | Count | Share | Distribution |
|---|---|---|---|
| Under $50K | 4 | 19.0% | |
| $50K–$100K | 3 | 14.3% | |
| $100K–$150K | 7 | 33.3% | |
| $150K–$200K | 2 | 9.5% | |
| $200K–$300K | 4 | 19.0% | |
| $500K+ | 1 | 4.8% |
Value by case type
| Case type | Median value | Average value | Properties |
|---|---|---|---|
| Divorce | $121,600 | $145,613 | 15 |
Assessed property values from county assessor records for 21 properties (16.9% of total filings). Values reflect tax-assessed amounts, not market price.
Repeat litigation patterns in Vigo County
Of 118 unique property owners in court filings, 5 (4.2%) appear in multiple cases. The most active repeat filer has 2 cases. Guardianship cases have the highest repeat rate at 21.4%.
Repeat rate by case type
| Case type | Repeat owners | Total owners | Repeat rate |
|---|---|---|---|
| Divorce | 2 | 66 | 3.0% |
| Guardianship | 3 | 14 | 21.4% |
Analysis based on 118 unique owner names across court filings. Repeat filers are property owners appearing in 2 or more distinct cases.
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 Vigo 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 (16% 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 2026-07-12 from the live database. Numbers reflect the dataset at that moment.
Top cities for filings within Vigo County
Where filings concentrate inside Vigo County, by parsed property city or township.
| City / Township | Filings | Share (of city-parsed filings) |
|---|---|---|
| Terre Haute | 57 | 87.7% |
| West Terre Haute | 7 | 10.8% |
| Prairie Creek | 1 | 1.5% |
Share is computed against filings with a parsed property city (not against total Vigo 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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Cite: Keystone Court Data, "Vigo County Indiana Court Filings Intelligence," 2026-07-12, https://keystonecourtdata.com/reports/vigo-in-court-filings-intelligence · Download data (CSV)