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If a property doesn't sell in the fall, it often moves to a in the spring.
Even the highest bidder loses sometimes. Avoid these errors:
When you win a bid, you do immediately own the property. Instead, you receive a tax sale certificate (a lien). The original owner has a chance to "redeem" the property by paying you back with interest. Redemption Period Initial Interest (Penalty) Treasurer's Sale 10% (first 6 months) / 15% (after 6 months) Commissioner's Sale 10% (first 6 months)
Within 90 days of the sale, you must send a formal notice via certified mail to the owner of record and any substantial lienholders (like mortgage banks), informing them of the sale and their right to redeem. Failure to send this notice within the legal timeframe voids your purchase. indiana tax sales top
Before you bid, consult with an Indiana attorney experienced in tax sales, perform a full title search, and physically inspect the property whenever possible. Indiana law sets a high bar for purchasers, but for those who do their homework, tax sales can open the door to valuable real estate at pennies on the dollar. The 2025 sale season is already approaching—now is the time to prepare.
When you overbid, the excess money (bid amount minus the taxes owed) goes into a county account for the original owner. If the owner never claims it, it goes to the county. If you overbid by $50,000 for a $10,000 tax bill, you are gambling that the owner won't redeem.
Obtaining a tax deed is not automatic. You must file a petition in court, and in some cases, pursue a quiet title action to remove any remaining claims. Legal fees can quickly add up, especially if the property is contested. If a property doesn't sell in the fall,
Held annually by the county treasurer and auditor, usually between August and November. The opening bid starts at the total amount of delinquent taxes, assessments, penalties, and administrative costs. These sales host the highest volume of premium properties, but competition among bidders can be intense. 2. The Commissioners' Sale
First, obtain the official tax sale list from the county auditor or specialized auction websites (such as SRI Incorporated or Zeus Auction) several weeks before the event. Use geographic information systems (GIS) mapping tools to visually inspect the properties from the outside. Filter out unusable land, strip strips of terrain, and heavily damaged structures. Finally, always establish a strict maximum bidding threshold for each parcel to avoid getting carried away in the heat of a live or online auction.
Some counties publish their tax sale lists two to three months before the sale and update them weekly. For example, Hamilton County updates its tax sale list by noon each Friday during the two months preceding the sale. Monroe County’s certified list is available after July 1. Always check the county treasurer’s website or the official auction platform for the most current information. Instead, you receive a tax sale certificate (a lien)
Typically one year (365 days) from the date of the sale. For properties that do not sell at the initial auction and go to a subsequent "commissioners' sale," the redemption period may be shortened to 120 days.
Indiana Tax Sales: Top Strategies for Real Estate Investors and Homeowners
Redemption is the property owner's right to reclaim their property by paying off the debt. For investors, this is often where the profit is made through high interest rates. Burke Costanza & Carberry LLP Redemption Timing Interest on Minimum Bid Interest on "Surplus" (Overbid) 0–6 Months 10% of the minimum bid 5% per annum 6–12 Months 15% of the minimum bid 5% per annum
If a property doesn't sell in the fall, it often moves to a in the spring.
Even the highest bidder loses sometimes. Avoid these errors:
When you win a bid, you do immediately own the property. Instead, you receive a tax sale certificate (a lien). The original owner has a chance to "redeem" the property by paying you back with interest. Redemption Period Initial Interest (Penalty) Treasurer's Sale 10% (first 6 months) / 15% (after 6 months) Commissioner's Sale 10% (first 6 months)
Within 90 days of the sale, you must send a formal notice via certified mail to the owner of record and any substantial lienholders (like mortgage banks), informing them of the sale and their right to redeem. Failure to send this notice within the legal timeframe voids your purchase.
Before you bid, consult with an Indiana attorney experienced in tax sales, perform a full title search, and physically inspect the property whenever possible. Indiana law sets a high bar for purchasers, but for those who do their homework, tax sales can open the door to valuable real estate at pennies on the dollar. The 2025 sale season is already approaching—now is the time to prepare.
When you overbid, the excess money (bid amount minus the taxes owed) goes into a county account for the original owner. If the owner never claims it, it goes to the county. If you overbid by $50,000 for a $10,000 tax bill, you are gambling that the owner won't redeem.
Obtaining a tax deed is not automatic. You must file a petition in court, and in some cases, pursue a quiet title action to remove any remaining claims. Legal fees can quickly add up, especially if the property is contested.
Held annually by the county treasurer and auditor, usually between August and November. The opening bid starts at the total amount of delinquent taxes, assessments, penalties, and administrative costs. These sales host the highest volume of premium properties, but competition among bidders can be intense. 2. The Commissioners' Sale
First, obtain the official tax sale list from the county auditor or specialized auction websites (such as SRI Incorporated or Zeus Auction) several weeks before the event. Use geographic information systems (GIS) mapping tools to visually inspect the properties from the outside. Filter out unusable land, strip strips of terrain, and heavily damaged structures. Finally, always establish a strict maximum bidding threshold for each parcel to avoid getting carried away in the heat of a live or online auction.
Some counties publish their tax sale lists two to three months before the sale and update them weekly. For example, Hamilton County updates its tax sale list by noon each Friday during the two months preceding the sale. Monroe County’s certified list is available after July 1. Always check the county treasurer’s website or the official auction platform for the most current information.
Typically one year (365 days) from the date of the sale. For properties that do not sell at the initial auction and go to a subsequent "commissioners' sale," the redemption period may be shortened to 120 days.
Indiana Tax Sales: Top Strategies for Real Estate Investors and Homeowners
Redemption is the property owner's right to reclaim their property by paying off the debt. For investors, this is often where the profit is made through high interest rates. Burke Costanza & Carberry LLP Redemption Timing Interest on Minimum Bid Interest on "Surplus" (Overbid) 0–6 Months 10% of the minimum bid 5% per annum 6–12 Months 15% of the minimum bid 5% per annum
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