Warrick County, Indiana Court Filings Intelligence

• Filing volume holding steady (+4.3%) — last 2 complete months (122 filings) vs prior 2 complete months (117 filings). Excludes the current calendar month (in progress).
• Max gross cap rate 6.6% at HUD Fair Market Rent — $13,356/year (2BR FMR × 12) on the $203,700 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
• 39.7% of filings are Divorce — the dominant lead category in Warrick County during the observed window.

About Warrick County

Warrick County is a county located in the U.S. state of Indiana. As of 2020, the population was 63,898. The county seat is Boonville. It was organized in 1813 and was named for Captain Jacob Warrick, an Indiana militia company commander killed in the Battle of Tippecanoe in 1811. It is one of the ten fastest-growing counties in Indiana.

Source: Wikipedia

At a glance

Filing type breakdown

Each row is a distinct case as recorded on the county docket.

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 8 ZIPs in Warrick County account for 47.7% of all tracked filings, showing where distressed real estate activity clusters.

Based on filings with a parseable property address (48% of Warrick County filings).

Property value distribution

Source: third-party property enrichment (60% coverage on Warrick County filings). Median $203,700; mean $236,319.

Day-of-week filing pattern

Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 4381 filings with a parseable date.

Building characteristics

Per-property details from third-party property enrichment, aggregated across the 2842 filings with characteristic data:

Housing stock + distress signals

Underlying housing stock and distress indicators across all 26567 Warrick 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. Warrick 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 Warrick 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

Warrick 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 Warrick 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 Warrick County foreclosure complaint text. Court records are public information.

Post-filing sale outcomes in Warrick 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 2851 filings (65.1% of all 4381 filings) where parcel-level tracking is available.

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. 76.8% 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 701 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 2851 of 4381 filings (65.1% parcel coverage). Prices based on 356 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 41 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. 41 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 11 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 1.4x peak-to-trough ratio.

ZIP code distress hotspots

Distress shows moderate geographic concentration — the top 5 ZIP codes represent 45.8% of filings.

Top 8 of 8 ZIP codes with filings.

Non-resident owner analysis

Most filings (86%) 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

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.

Distress diversity score: 2.08 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.

Court Docket Activity

Across 3706 tracked cases, the average case has 23 docket entries (median 16). 52.5% of cases are in the "advanced (16+ events)" stage. Divorce cases are the most court-active at 29.0 events on average. Higher docket activity signals that courts are actively processing the case, which can indicate timeline urgency for investor outreach.

Based on 3706 cases with docket event tracking from Warrick County court records. Docket entries include filings, hearings, orders, and motions.

Procedural Stage Pipeline

Of 14 tracked cases, 21.4% reached the service-of-process stage, 35.7% progressed to a hearing. The largest procedural drop-off occurs between response filed and hearing scheduled (16.7% of cases do not advance).

Based on 14 cases with 22 recorded stage transitions from Warrick 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 $199,558. Divorce filings involve the highest-value properties (median $213,156), while Pre-Foreclosure filings trend lower (median $172,400). The largest segment (54.7%) falls in the $100K - $250K range.

Based on county assessor records for 2678 properties with court filings (61.1% of total filings). Values are tax-assessed amounts, not market listing prices.

Investment Opportunity Score by ZIP Code

Across 8 ZIP codes with sufficient court filing data, ZIP 47630 (Newburgh) ranks highest with an investment opportunity score of 75/100, driven by high filing volume (1134 cases). 3 of 8 scored ZIPs are above the average score of 46.

Based on 4381 court filings across 8 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

$618,891,206 in assessed property value is currently tied up in 2678 court-filed properties. Divorce filings represent the largest capital pool ($268,945,124 across 1098 properties).

Capital at Risk by Filing Type

Based on 2678 properties with assessor valuations (61.1% of 4381 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.

Market Absorption & Turnover Analysis

4,202 court filings tracked with 2,028 resolved (48.3% absorption rate). Resolved cases take an average of 382 days. Guardianship cases resolve fastest (avg 344 days), while Pre-Foreclosure cases take longest (avg 442 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 2028 resolved cases out of 4202 total filings.

Property Type Distribution

71.8% of distressed properties are classified as Single Family, followed by Duplex/Multi-Family (21.9%).

Property classifications from county assessor records for 2,567 properties (61.1% of total filings). Categories normalized from assessor codes.

Case Aging & Stall Analysis

1,804 cases (42.9%) have been active for over a year without resolution. Guardianship cases resolve fastest (median 228 days), while Pre-Foreclosure cases take longest (median 420 days). 4 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

2,671 filings (63.6% of scope) have year-built data. 2000+ properties are most common (42%). Newer properties (2000+) average $2,714,901 — 24.4x the value of Pre-1960 stock ($111,313). 2000+ cases resolve fastest (median 270d) vs Pre-1960 (378d).

Value trend: 2000+ properties average $2,714,901 — 24.39x the value of Pre-1960 stock ($111,313).

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 Warrick County

Court filings in Warrick County span 178 municipalities. Newburgh leads with 1256 filings (43.7% of total), predominantly Divorce (47.6%). Filing activity is geographically concentrated — the top 3 municipalities account for 75% of all filings.

Top 15 of 178 municipalities with court filings. Data from 2,871 filings (68% of total). Municipality names from county assessor records.

Quarterly Filing Volume Trends

Filing trends across 18 comparable quarters show 2,828 tracked filings in Warrick County. Most recent quarter (2026 Q2: 164) was stable vs prior (2026 Q1: 172, -4.7%). Partition shows the largest composition shift, declining share from 7.2% to 3.7%.

Composition shift: Partition filings are declining share, moving from 7.2% to 3.7% of total filings (-3.5 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 $183,900, with the largest concentration (25.5%) in the $200K–$300K range. Divorce filings have the highest median value ($193,300) while Partition filings are lowest ($131,400).

Assessed property values from county assessor records for 2,847 properties (67.8% of total filings). Values reflect tax-assessed amounts, not market price.

Ownership Duration Before Filing

The median ownership duration before a court filing is 4.5 years (25.6% held 10+ years). Probate cases show the longest tenure (5.3 yr median) vs. Pre-Foreclosure (4.1 yr).

Duration calculated from last recorded property sale to court filing date for 1,000 properties (23.8% of total filings). Longer ownership often correlates with higher equity.

Repeat litigation patterns in Warrick County

Of 3,933 unique property owners in court filings, 210 (5.3%) appear in multiple cases, including 35 with 3 or more filings. The most active repeat filer has 11 cases spanning 57 months. Guardianship cases have the highest repeat rate at 17.8%.

Repeat rate by case type

Analysis based on 3,933 unique owner names across court filings. Repeat filers are property owners appearing in 2 or more distinct cases.

Serial distressed properties in Warrick County

Of 2,604 unique properties in court filings, 220 (8.4%) have multiple filings (averaging 2.2 filings per property). Average time between repeat filings: 17 months. Guardianship properties have the highest repeat rate at 20.7%.

Serial distress rate by case type

Analysis based on 2,604 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 2,744 properties with assessed value breakdowns, the median land share is 14.2% (median land value $27,600, median improvement value $162,700). 91 properties (3.3%) are land-dominant (50%+ land value) — potential teardown or vacant-lot targets. Partition cases skew most land-heavy (median 16.0%) while Pre-Foreclosure skews most improvement-heavy (13.5%).

Land share distribution

Land share by case type

Analysis of 2,744 properties (65.3% of filings) with assessed land and improvement value breakdowns.

Prior sale value trajectory

Across 967 properties with purchase and assessed value data, the median value change since purchase is -17.4%. 709 properties (73.3%) are underwater (current assessed value below purchase price). Short-hold owners (<5 yr) show a median -11.3% value change vs -5.6% for long-hold (10+ yr). Partition cases have the highest underwater rate (81.8%) while Pre-Foreclosure has the lowest (59.3%).

Value change distribution

Holding period vs value change

Value trajectory by case type

Analysis of 967 properties (23.0% 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 Warrick County court records, which are public information.
• This dataset is the court-filing archive as collected from the county docket. The owner-of-record match and the entity-owner screen are applied to delivered leads, not to these filing counts.
• Property value figures come from third-party enrichment (60% 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 2026-09-28 from the live database. Numbers reflect the dataset at that moment.

Top cities for filings within Warrick County

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

Share is computed against filings with a parsed property city (not against total Warrick 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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