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Foreclosure and tax sales in Indiana

What our research shows about Indiana's rules. General information with sources — not legal advice, and not a reading of your papers.

CoreResearched in depth, key rules checked against the official text.Research last reviewed 2026-09-22
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How foreclosure works

Usual process
Judicial (through court)
From a reputable summary[1]
Allowed processes
Judicial (through court)
From a reputable summary[1][2]
Main statutes
Ind. Code § 32-30-10.5-8; Ind. Code § 32-29-7-3; Ind. Code § 32-29-7-5; Ind. Code § 32-29-7-10; Ind. Code § 32-30-10-11
From a reputable summary[1]
Typical length (estimate)
Not researched yet for this state.

The usual timeline

  1. +At least 120 days

    Federal rule: the servicer generally cannot make the first foreclosure notice or filing until you are more than 120 days behind

    Applies to most home loans in every state. A complete loss-mitigation application sent more than 37 days before a sale also triggers federal protections.

    Checked against the official text12 CFR § 1024.41(f)(1)
  2. +At least 30 days

    Pre-suit notice — at least 30 days before the lawsuit can be filed

    At least 30 days before filing, the lender must send a certified-mail pre-foreclosure notice explaining your rights (including the right to a settlement conference) and how to find housing counseling.

    From a reputable summary

  3. Lawsuit filed and you are served with the summons and complaint

    From a reputable summary
  4. +At least 20 days

    Answer due — 20 days after service

    Read the summons: it states the deadline. Missing it can mean a default judgment.

    From a reputable summary

  5. Ask for mediation — your state gives you the right to request it

    Indiana foreclosure settlement conference. The pre-foreclosure notice tells you about your right to a court settlement conference with the lender; ask for it early in the case.

    From a reputable summary

  6. Court judgment of foreclosure (if the lender wins)

    From a reputable summary
  7. +At least 30 days

    Sheriff’s / court sale

    The sheriff posts the sale at the courthouse and advertises it for three weeks, the first ad at least 30 days before the sale, serving you a copy at the first ad. In most cases the sale cannot happen until 3 months after the complaint was filed.

    From a reputable summary

  8. No right to redeem after the sale

    You may pay off the debt before the sheriff’s sale; no redemption after it.

    From a reputable summary

A general sequence built from the rules above. "At least" periods are the shortest we found; your case can take longer.

Notices and the sale

Notice before foreclosure
At least 30 daysAt least 30 days before filing, the lender must send a certified-mail pre-foreclosure notice explaining your rights (including the right to a settlement conference) and how to find housing counseling.

Ind. Code § 32-30-10.5-8

From a reputable summary[1]
Notice of sale
At least 30 daysThe sheriff posts the sale at the courthouse and advertises it for three weeks, the first ad at least 30 days before the sale, serving you a copy at the first ad. In most cases the sale cannot happen until 3 months after the complaint was filed.

Ind. Code § 32-29-7-3

From a reputable summary[1]
Publication
Newspaper for three weeks; courthouse posting.
From a reputable summary[1]
When sales happen
Not researched yet for this state.
Time to answer the lawsuit
20 days
From a reputable summary[1]
Court confirms the sale
No separate confirmation

The sheriff delivers a deed right after the sale.

From a reputable summary[1]

Your rights before and after the sale

Catching up (reinstatement)
Reinstating before judgment ends the case; after judgment but before the sale, the case is stayed.

Ind. Code § 32-30-10-11

From a reputable summary[1][2]
Buying the home back (redemption)
NoYou may pay off the debt before the sheriff’s sale; no redemption after it.
From a reputable summary[1][2]
Owing money after the sale (deficiency)
LimitedGenerally allowed; not allowed if you waived the 3-month waiting period with the lender’s consent.

Ind. Code § 32-29-7-5

From a reputable summary[1]
Mediation
Available on requestIndiana foreclosure settlement conference.The pre-foreclosure notice tells you about your right to a court settlement conference with the lender; ask for it early in the case.

Ind. Code ch. 32-30-10.5

From a reputable summary[1]

Property tax sales

Tax sale system
Tax lien certificate sale

Court-ordered county tax sale; the buyer receives a certificate of sale and needs a court-ordered tax deed after redemption expires.

From a reputable summary[3]
How it works
Property is eligible when the prior year’s spring installment is unpaid. The auditor gets a court judgment and order of sale after mailing notice at least 21 days before applying and publishing for three weeks.
From a reputable summary[3]
Redeeming after a tax sale
Generally one year after the sale; 120 days in some cases (e.g., county-held certificates). Cost rises from 110% to 115% of the minimum bid after six months.

Ind. Code § 6-1.1-25-4

From a reputable summary[3]
Relief programs
Not researched yet for this state.
Payment plans
Not researched yet for this state.
Surplus after a tax sale
Not researched yet for this state.

Bankruptcy exemptions

Federal exemption list
State list only (opted out)

This state has opted out: in bankruptcy you use the state exemption list (plus federal non-bankruptcy exemptions), not the federal § 522(d) list.

From a reputable summary[4]
Homestead exemption
$22,750 ($45,500 tenants by the entirety)$22,750; $45,500 only for spouses holding the home as tenants by the entirety.(Ind. Code § 34-55-10-2(b))
From a reputable summary[5]

Where to get free help

Free legal aid (LSC-funded)
Checked against the official text[7]
Legal help website
Checked against the official text[8]
State housing agency
Checked against the official text[6]
Attorney general / consumer protection
Checked against the official text[9]
Court self-help
Checked against the official text[10]
HUD-approved housing counselors
HUD-approved housing counseling agencies — Free or low-cost, HUD-approved housing counselors in every state. Call or search by ZIP code.

Sources

Retrieved 2026-09-22. Official texts are marked “official”; summaries are marked “summary”.

  1. [1]Nolo — Indiana Foreclosure Laws and Proceduressummary
  2. [2]Nolo — State Foreclosure Laws: 50-state chart (process, deficiency, redemption, reinstatement)summary
  3. [3]Nolo — Indiana property tax salessummary
  4. [4]Nolo — Federal Bankruptcy Exemptions — which states allow the federal list11 U.S.C. § 522(b)(2)summary
  5. [5]Asset Protection Planners — Homestead Exemptions by U.S. State and Territory (2026 chart with statute cites)summary
  6. [6]IHCDA: Home (official site, checked live)official
  7. [7]Legal Services Corporation — Our Grantees (official list of LSC-funded programs by state)official
  8. [8]Indiana Legal Help (official site, checked live)official
  9. [9]Attorney General: Consumer Protection Division: Home (official site, checked live)official
  10. [10]Self-Service Legal Center: Home (official site, checked live)official