Sell Your House Fast in Indiana. Get a Cash Offer From Local Investors.

How an Indiana home sale closes

Indiana requires anyone who conducts a closing for a title insurance company or agent to hold an insurance producer license.

• The Indiana Department of Insurance set this rule in Bulletin 135.
• Conducting a closing includes handling funds, delivering title documents and preparing the settlement statement.
• Ask the investor which title company will handle your closing.
• Your purchase agreement sets the closing date, so pick one that fits your move.

Transfer taxes and the Sales Disclosure Form

Indiana does not have a statewide real estate transfer tax, but most deeds need a Sales Disclosure Form.

• The Sales Disclosure Form is required under IC 6-1.1-5.5 and is completed by the seller and the buyer.
• The county auditor collects a $20 filing fee, with a few exceptions.
• The auditor may not accept a deed if the form is missing, incomplete or not stamped by the assessor.
• The buyer can also use the form to apply for the homestead deduction.

Seller disclosures in Indiana

Indiana sellers of homes with up to four units generally give the buyer a disclosure form before an offer is accepted (IC 32-21-5).

• The disclosure form is not a warranty and does not replace inspections.
• If a buyer gets the form after acceptance and it reveals a defect, the buyer may cancel within two business days.
• Exemptions include court-ordered transfers, certain foreclosure transfers, fiduciary transfers and transfers between co-owners.
• An Indiana attorney can confirm whether an exemption fits your sale.

Foreclosure process and timeline

Indiana foreclosures go through the courts: the lender files a foreclosure action and the court enters a judgment before any sale.

• For a primary residence, the lender generally sends a notice at least 30 days before filing (IC 32-30-10.5).
• The homeowner may request a settlement conference within 30 days after the complaint is served.
• For most mortgages, a sale cannot proceed until three months after the complaint is filed (IC 32-29-7-3).
• That wait can be shorter if the court finds the property abandoned.
• Selling before the sale date may be an option. Confirm your dates with an attorney.

Probate and inherited homes

Indiana's small estate affidavit applies when the gross probate estate, less liens, is $100,000 or less and 45 days have passed since death.

• The state small estate affidavit form cites IC 29-1-8-1.
• When a small estate includes real estate, IC 29-1-8-3 allows an affidavit to be recorded with the county recorder.
• Larger estates generally need a personal representative appointed through probate.
• A probate attorney can confirm the right path for your estate.

Selling a rental with tenants

You can sell an Indiana rental with tenants in place, and many investors are open to buying that way.

• Review your lease for any terms about a sale, access or notice.
• Share the lease, rent details and security deposit records with the investor early.
• Talk with an Indiana attorney about notice and deposit rules before any move-out plans.
• Servicemember tenants with qualifying orders may have federal rights to end a lease early.

Property tax caps and capital gains basics

Indiana caps property tax at 1% of value for homesteads, 2% for other residential property and farmland, and 3% for other property.

• The homestead standard deduction applies to a principal residence.
• It can be claimed on the Sales Disclosure Form or the homestead deduction form by January 15 of the year taxes are first due.
• Federal law lets many sellers exclude up to $250,000 of gain, or up to $500,000 for joint filers (IRS Topic 701).
• You generally must have owned and lived in the home for at least 2 of the last 5 years.
• A tax professional can confirm how these rules apply to your sale.

Notes for military sellers

Service members selling in Indiana may have federal protections under the Servicemembers Civil Relief Act (SCRA).

• For mortgages taken out before service, a non-judicial foreclosure generally needs a court order during service and for one year after.
• The SCRA caps interest at 6% on qualifying pre-service mortgages during service and for one year after.
• Qualifying service members may elect to suspend the IRS five-year test period for the home-sale exclusion for up to 10 years.
• A military legal assistance office or attorney can review your situation.

Tell us about the house

Property type, condition, timeline and address. It takes about two minutes.

Talk with a local investor

An investor who buys in your area calls to learn about the property and your plans.

Review your offer

A quick walkthrough confirms the details, then you review a written offer on your own time.

Close on your date

You choose the closing date. The title or escrow company handles the paperwork and the funds.