Illustrative scene: a white couple in their seventies walking up the front walk to the covered porch of their 1920s white foursquare house under an orange maple in Indiana

We Buy Houses in Indiana

Describe your Indiana house on one phone call. A written cash offer follows within 24 hours, and you choose the closing date.

Prefer to talk it through? Call (984) 489-8269

This solicitation is not from a licensed real estate professional. Address2Cash LLC.

Selling Your House for Cash in Indiana

One phone call about your Indiana house gets you a written cash offer within 24 hours.

You face no commissions, repairs or showings. Indiana bills property tax a year behind: the tax for 2026 is generally due in two halves, on May 10 and November 10, 2027. You set the closing date, which can be in as little as 14 days.

At a glance

No repairs
No commissions or showings
Close in as little as 14 days

We Buy Houses in These Indiana Cities

Indianapolis: Marion County
Evansville: Vanderburgh County
South Bend: St. Joseph County

Are Indiana Property Taxes Paid in Arrears?

Yes. The tax assessed for one year is generally due in two equal installments, on May 10 and November 10 of the next year ¹. So when you sell, this year's tax hasn't been billed yet, and last year's may still have an installment to go. How the two years are divided is a term of your purchase agreement, and the settlement statement shows the figures.

On a homestead, the tax is capped at 1% of its gross assessed value, not counting taxes voters approved in a referendum ². A 2025 law is changing the homestead deductions year by year, so the same house can have a different bill each year ³⁴:

Bill paid in	Standard deduction	Supplemental deduction
2026	$48,000	40%
2027	$40,000	46%
2028	$30,000	52%
2029	$20,000	57%
2030	$10,000	62%
2031	$0	66.7%

Starting with 2026 bills, a homestead also gets a credit of 10% of its tax, up to $300, with no application ⁵.

Behind on the tax? A house goes on the county's tax sale list once taxes from the prior year's spring installment or earlier, with penalties, are still owed and total more than $25 ⁶. Paying in full, or a payment arrangement the county treasurer agrees to, takes it off the list before the sale ⁷. After a tax sale, the owner generally has one year to redeem the house ⁸.

This is general information, not tax or legal advice. Your county treasurer can tell you exactly what's owed on your house.

Is There Capital Gains Tax on a Home Sale in Indiana?

Not on a gain the federal home-sale exclusion covers. Indiana's income tax starts from your federal adjusted gross income ⁹, so a gain the exclusion leaves out doesn't reach the Indiana figure. That exclusion is generally up to $250,000, or $500,000 on a joint return, if you owned the house and lived in it for at least two of the last five years ¹⁰.

Any taxable gain is taxed at Indiana's flat rate, 2.95% for 2026 and 2.90% for 2027 ¹¹, plus the county income tax where you lived on January 1 ¹². At 65 or older, you and your spouse each get an extra $1,000 exemption ¹³. For an inherited house, the starting point for any gain is generally its value on the date the owner died ¹⁴.

This isn't tax advice. A tax professional can tell you what applies to you.

How Much Is Title Insurance in Indiana, and Who Pays It?

On a $250,000 Indiana sale, the median owner's title premium filed by the 24 insurers in the Department of Insurance's comparison tool is $755, from $600 at the lowest to $800 at the highest ¹⁵, and your purchase agreement, not state law, decides who pays it ¹⁶.

Indiana doesn't set one price: each insurer files its own rates with the department, which publishes them side by side ¹⁷. Here are the lowest, median and highest filed owner's rates at other prices, as of November 1, 2026:

Sale price	Lowest	Median	Highest
$100,000	$300	$380	$403
$150,000	$400	$508	$532
$200,000	$500	$640	$653
$350,000	$775	$985	$1,100
$500,000	$1,038	$1,330	$1,550

Those are basic premiums. Searches, escrow and closing services are charged on top, and you can pick any title insurer you like.

How Do You Check a Cash Buyer Before You Sign in Indiana?

Check who is closing, how the money arrives and what you are signing. Indiana gives you tools for each:

The closing agent. If a title company closes the sale, its closing agent is licensed by the Department of Insurance ¹⁸, and the department's website lets you look up an agent's or agency's license ¹⁹. Call the company named in the contract yourself and ask whether it has the file.
A closing protection letter. When a title company also acts as the closing agent on a home sale, it has to issue one to the seller as well as the buyer and lender ²⁰.
Good funds. The closing agent may pay out only from good funds, such as wired money or a cashier's check, and when one party brings $10,000 or more, everything above $10,000 has to come by wire ¹⁸.
A written contract you've read. Read the price and the closing date, and ask about anything that's unclear. An Indiana real estate attorney can review it.
No fee to hear an offer. You shouldn't pay anyone to find out what they'll pay for your house.
Who you're dealing with. Our About page says who we are.

This is general information, not legal advice.

How Much Does It Cost to Sell a House in Indiana?

In the $250,000 worked example below, listing an Indiana house costs about $29,500 before the mortgage is paid off: the agent's commission, repairs, the owner's title policy, closing fees and three months of carrying costs. Leave out the commission and repairs, and the seller's closing costs in that example, the title policy and closing fees, come to about $1,455, under 1% of the price. The buyer and the seller both sign a sales disclosure form for the county, which costs $20 to file ²¹²². Indiana title companies handle closings and hold earnest money in a trust account ¹⁶. Here is what each cost is and who usually pays it. Your purchase agreement has the final say, and this is general information, not legal advice.

See every cost line

Item	Usually paid by	Typical
Owner's title policy	Whoever your contract says. Local practice, not the law, decides who pays, and the two sides can negotiate it ¹⁶.	Each insurer files its own rate with the state ¹⁷, and every policy carries a $5 state fee ²³.
Closing or settlement fee	Set out in your contract; often shared	Set by the title company. The filed title rates don't include searches, escrow or closing services ¹⁵, so ask for this fee in writing.
Sales disclosure form	Signed by both sides; the person filing pays the fee ²²	$20, paid to the county auditor.
Property taxes	Divided the way your purchase agreement says	Your county's bills. The settlement statement shows each side's share.
Mortgage payoff and any liens	Paid from your sale money at closing	Whatever you still owe. Your lender generally must send a payoff statement within seven business days of a written request ²⁴.

Does Indiana Have a Transfer Tax?

What the state and county charge to record an Indiana sale is three flat fees, not a percentage of the price: $20 to file the sales disclosure form with the county auditor ²², $10 for the auditor's endorsement of each deed or parcel ²⁵, and a $25 base fee for the county recorder to record the deed, to which some counties add a local fee ²⁶. The worked example counts them in the closing-fees line and has no separate tax line.

Foreclosure, an Estate, a Divorce: How Indiana Law Handles Each

Indiana has its own rules and timelines for each of these. Here's what the law generally says, in plain words. It isn't legal advice. For your own situation, talk to an Indiana attorney.

Foreclosure: Indiana's court timeline

Indiana forecloses through the courts, and a sheriff's sale generally can't come until about seven months after the first missed payment, often longer: the servicer generally can't file until you're more than 120 days behind ²⁷, and the sale process can't start for three months after filing ²⁸. If the house is your primary residence, the lender generally has to send you a presuit notice by certified mail at least 30 days before filing. It says you're in default, points you to the Indiana Foreclosure Prevention Network, and carries a state warning that people may approach you about "saving" your home. After you're served, you have 30 days to ask the court for a settlement conference ²⁹, and no judgment can be entered until at least 60 days after the presuit notice went out ³⁰. That three-month wait applies to mortgages signed after June 30, 1975, unless the court finds the house abandoned. The sale is advertised once a week for three weeks, the first time at least 30 days ahead ²⁸. Until the sale, you can still redeem the house by paying the judgment, interest and costs ³¹. The network's free counselors are at 1-877-GET-HOPE (1-877-438-4673) ³².

Inherited: no Indiana inheritance tax

Indiana repealed its inheritance tax in 2013, so none is owed on an inherited house ³³. If the court allows unsupervised administration, which generally needs every heir to agree and a solvent estate, the personal representative can sell the house without a court order ³⁴. Without a will, a surviving spouse generally takes half of the estate when the owner had children, and all of it when there are no children or parents. A later spouse who had no children with the owner, when the owner left children from an earlier marriage, gets a quarter of the real estate's net value ³⁵. For a smaller estate, an affidavit setting out each heir's share of the house can be recorded with the county recorder, if the owner died after June 30, 2022 and the gross probate estate, less liens, is no more than $100,000 plus administration costs and funeral expenses ³⁶. An Indiana probate attorney can tell you which route fits and who signs the deed.

Behind on mortgage payments

Federal rules generally bar a mortgage servicer from making the first foreclosure filing until you're more than 120 days behind ²⁷. That's the time to call your servicer about options, to talk with a free housing counselor (Indiana's counseling agencies are reached through 877gethope.org ³⁷), or to sell while the choice is still yours. On the call, tell us how far behind you are and what letters have come.

Divorce: Indiana starts from an equal split

In an Indiana divorce, the court divides all of the couple's property, including what either spouse owned before the marriage or got in their own right ³⁸. It starts from the presumption that an equal division is just and reasonable, which either side can try to rebut ³⁹. The court can also order the house sold and the money divided ³⁸. A house a married couple bought together is usually owned by the entirety, and neither spouse's interest can be split off during the marriage ⁴⁰. Your divorce attorneys can tell you what your decree allows before either of you signs a contract.

Selling a rental: tenants and deposits

Tenants don't have to move out before we make an offer. When an Indiana rental is sold, you stay liable for the security deposits for one year after giving the tenants written notice of the sale, unless you transfer the deposits to the buyer and the buyer tells the tenants it has taken them over ⁴¹. Whoever owns the house when a lease ends has to return the deposit, with an itemized list of any deductions, within 45 days after the tenant moves out ⁴². Tell us about the leases, the rents and the deposits on the call.

Moving: your homestead deduction

The sale can line up with your move. The homestead deduction belongs to the property, not to you: the state asks for a new application when a property is sold or its title changes ⁴³. If you buy another Indiana home, the sales disclosure form you sign as the buyer can serve as your homestead deduction application ⁴⁴, and a home needs that deduction to get the 1% tax cap ⁴⁵.

Selling in Indiana

Three Steps to Sell Your Indiana House for Cash

Illustrative scene: a woman in her late sixties on the phone at the kitchen table of her older Indiana home, a notepad beside her

1. Talk Us Through the House
Describe your Indiana house by phone, room by room. You don’t fix, clean or show anything first.
2. Your Offer on Paper
We send a written cash offer within 24 hours, and no commission comes out of it.
3. Close When It Suits You
A closing agent finishes the sale on the date you choose, in as little as 14 days.
Get My Cash Offer →
Takes about a minute.
or call (984) 489-8269

What Must You Disclose When Selling an Indiana House As-Is?

Selling as-is doesn't remove the form. For a house with one to four units, the owner fills out and signs Indiana's seller disclosure form and gives it to the buyer before an offer is accepted ⁴⁶⁴⁷. It asks what you know about the foundation, roof, structure, mechanical systems, water and sewer, and whether methamphetamine was ever made on the property ⁴⁸. The current form also asks about lead paint and radon, septic and well, the flood plain, and an airport within one mile ⁴⁹. It reports what you know. It isn't a warranty ⁵⁰.

Some sales are exempt, including a sale by a personal representative settling an estate, a sale ordered by a court, a sale between co-owners, and a sale to a spouse, child or other lineal relative ⁴⁶. If a form that reveals a defect reaches the buyer after the offer is accepted, the buyer has two business days to cancel in writing ⁵¹.

For most houses built before 1978, federal law adds a lead-based paint disclosure and a pamphlet for the buyer ⁵². This is general information, not legal advice; an Indiana real estate attorney can tell you what your form should say. On the call, tell us what you'd put on it: the wet basement, the old furnace, the roof that's near the end.

Cash Sale or Listing: Which Leaves You More in Indiana?

Compare what each one leaves in your pocket, not the headline price. A house in good condition, with months to spare, can earn more on the open market. A listing usually means an agent's commission, the repairs a buyer's inspector asks for, and the mortgage, insurance, taxes and utilities you keep paying until it sells.

The worked example below runs those numbers for an Indiana house, including an owner's title policy at the median rate Indiana insurers file. Set the listing net it shows beside our written offer. If the listing wins and you have the time, listing may be the right call.

On a $250,000 sale

Example, not a quote.

Listing with an agent

Sale price: $250,000
Agent commission (5.5% here; it varies): −$13,750
Repairs before listing (example): −$10,000
Owner's title policy (median Indiana filed rate, if you pay it): −$755
Your share of the closing fee, deed preparation and county filing fees (example; companies vary): −$700
Three months of carrying costs (example): −$4,500
You'd walk away with: $220,295

Comparing a cash offer

In this example, listing would leave you about $220,295 before your mortgage payoff. Compare that with your cash offer, less any closing costs you'd still pay.

Your numbers depend on your house, your loan, your county and the title company you use. Want your real numbers? Enter your address above or call (984) 489-8269.

Curious what your Indiana house would bring in cash?

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Indiana's Largest Housing Markets, September 2026

Figures are for the county each city sits in.
City (county figures)	Median asking price	Median days on market
Indianapolis	$249,945	58 days
Evansville	$216,825	51 days
South Bend	$310,000	42 days

Marion County, IN

Marion County, IN housing market, September 2026
Median asking price	$249,945down 6% from a year earlier
Median days on market	58 daysup 19% from a year earlier
Homes for sale	3,362up 23% from a year earlier

Homes listed in Marion County, IN sat a median 58 days on the market in September 2026, up from 49 a year earlier. The median asking price in Marion County, IN was $249,945 in September 2026, down 6% from a year earlier.

Source: Realtor.com Economic Research, September 2026. Asking prices of homes listed for sale, not sale prices.

Indiana Cash Home Buyers: Common Questions

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Call (984) 489-8269

How quickly can you close on a house in Indiana?

You choose the closing date once you accept our written offer. The title company searches the title, and your lender generally has to send a payoff statement within seven business days of a written request ²⁴. An estate, a transfer on death deed or a tenant's lease can add a step, so mention any of them on the call.

What's the difference between Indiana's sales disclosure form and the seller's disclosure?

They're two different forms. The sales disclosure form, State Form 46021, is a county tax form that the buyer and the seller both sign, and the person filing it pays $20 ⁵³²¹²². The seller's residential real estate sales disclosure, State Form 46234, tells the buyer what you know about the house's condition, and you give it to the buyer before an offer is accepted ⁴⁹⁴⁷.

My parent left me the house with a transfer on death deed. How do I sell it?

First put the transfer on record. After the owner dies, the beneficiary files an affidavit with the county recorder, endorsed by the county auditor, that describes the property, gives the date of death and refers to the deed. Until it's recorded, the beneficiaries and the estate are both liable for the property taxes ⁵⁴. The deed itself only works if it was recorded before the owner died ⁵⁵. A title company or an Indiana attorney can check the paperwork before you sign a contract. This is general information, not legal advice.

Do I have to tell a buyer that someone died in my Indiana house?

Not on your own. Indiana law doesn't require an owner to disclose that a death, a felony or certain other events happened on a property. But you may not knowingly lie if a buyer asks you directly ⁵⁶. The seller disclosure form still asks whether methamphetamine was ever made on the property ⁴⁸. This is general information, not legal advice.

Does Indiana require a septic inspection before I sell?

Generally no. A state law passed in 2024 bars a government from requiring a septic system to be inspected or tested as a condition of a sale or of recording the deed. The exception is the part of St. Joseph County over a sole source aquifer, where an inspection can be required if more than 15 years have passed since the last transfer or installation ⁵⁷. This is general information, not legal advice.

I'm 65. What happens to my property tax credits when I sell?

They belong to the home you live in. Starting with 2026 bills, Indiana's over-65 credit is a flat $150 for an owner who lives in the home, with income of no more than $60,000, or $70,000 for a couple ⁵⁸. The over-65 circuit breaker keeps a qualifying owner's bill from rising more than 2% a year, but it needs the homestead deduction on the same home the year before, so it starts over after a move ⁵⁹. On a new Indiana home you apply again with the county auditor, and the over-65 credit needs a year of ownership first ⁵⁸. This is general information, not tax advice; bring your latest tax bill to the call so we're working from the same figures.

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