Foreclosure goes through court
Indiana lenders foreclose through the county court. On a first mortgage on your home, you have 30 days after being served to ask for a settlement conference with the lender.
Source: Ind. Code 32-30-10.5
Get Your Free Offer
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Property Location
Sell Your Indiana House As-Is
• No Repairs • No Fees • No Showings
- Fair Cash Offer
- Close On Your Timeline
- Local Buyer
Selling a house in Indiana
We make written cash offers on houses across Indiana, in any condition. Cash buyers are busiest in Indianapolis, Fort Wayne, Gary, South Bend and Evansville: in the 12 months to August 2026 we tracked 1,293 homes bought by 1,069 cash buyers and investors in the state.
- Homes bought by cash buyers
- 1,293
- Active cash buyers
- 1,069
- Busiest area
- Indianapolis
Source: our buyer data for Indiana, 12 months to August 2026. Institutional and lender sales are excluded.
What is different about selling in Indiana
General information, not legal advice. Each point links to the official source.
At least 3 months before a sale
A sheriff’s sale cannot be ordered until 3 months after the foreclosure is filed, unless the court finds the home abandoned. After the sale, there is no right to redeem.
Source: Ind. Code 32-29-7-3, 32-30-10-14No transfer tax
Indiana does not charge a real estate transfer tax. When a house sells, a Sales Disclosure Form is filed with the county auditor, with a $20 fee.
Source: Ind. Code 6-1.1-5.5No inheritance tax on recent estates
Indiana repealed its inheritance tax in 2013. It applied only to deaths on or before Dec. 31, 2012, so heirs of anyone who died later owe none.
Source: Indiana Department of RevenueSelling to us vs. listing in Indiana
An agent is the right call for a move-in-ready house and a flexible timeline. For everything else, compare what you actually keep.
| Category | Listing with an agent | Civic Home Offers |
|---|---|---|
| Agent commission | Typically 5–6% deducted from your proceeds | $0. No commission, no agent fees |
| Closing costs | Seller usually pays 1–3% at closing | Covered by us |
| Repairs & condition | Buyers ask for repairs after inspection, or a price cut | None. We buy the house exactly as it is |
| Showings | Weeks of showings and open houses | One walkthrough, sometimes none |
| Appraisal | Lender appraisal usually required, and it can sink the deal | No appraisal. Cash, no lender |
| Closing timeline | 30 to 90+ days, depending on the buyer’s financing | 7 to 60 days. You pick the date |
| Deal certainty | Depends on the buyer’s loan being approved | Direct buyer. We make the decision ourselves |
| Your options | One path: list at retail and wait | Cash offer, or our Vetted Buyers Program |
Our cash offer is usually below list price. The number that matters is what lands in your account, and when. We put it in writing, no obligation.
How it works
Three steps, in the order they actually happen.
- 1Today
Tell us the address
We pull nearby sales and the condition you describe. No visit needed yet.
- 2Within 24 hours
Get a written offer
One number, closing costs included. Take a week to think it over.
- 37 to 60 days
Pick your closing date
A title company handles the paperwork. You get paid at closing.
Houses that sell for cash
Complicated houses and situations are normal in a cash sale.
Inherited or probate
Cash buyers often work alongside the estate attorney.
Tired of tenants
Cash buyers often buy with tenants in place.
Behind on payments
A cash sale can close before a deadline.
Major repairs
Roof, foundation, fire, water. Sold as-is.
Relocating
A cash sale can close on your move date.
Vacant or full of stuff
Sold as-is. Take what you want, leave the rest.
Straight answers
The questions people ask before they call.
Is this a lowball “we buy houses” thing?
We’re a private buyer, not an agent, and we’re upfront that a cash offer is usually below list price. It’s a trade: certainty, speed and zero repairs instead of top dollar after months of showings. The comparison above shows why the gap is smaller than most people expect.
How do you come up with the number?
Recent sales nearby, the repairs the house needs, and what it costs us to hold and resell it. We’ll walk you through it line by line if you ask.
I still owe on the mortgage. Can I sell?
Yes. The loan is paid off from the sale at closing, like any other sale. If you owe more than the house is worth, tell us and we’ll say honestly whether we can help.
What if I need more time to move out?
You choose the closing date, anywhere from 7 to 60 days. Need longer? Ask. We’d rather wait than lose a good fit.
Do I have to clean out or empty the house?
No. Take what you want and leave the rest.
Am I committing to anything by asking for an offer?
No. The offer is free and in writing. If it doesn’t work for you, you keep the number and we part as friends.
We also buy houses in
Not on the list? Send us the address anyway. You could be the first one in your state.