M & M Investment Group, LLC v. Ahlemeyer Farms, Inc.
2013The Indiana Supreme Court upheld the constitutionality of Indiana's notice procedures, emphasizing that mortgagees must affirmatively request notice to be entitled to it.
IN
Indiana
Tax Deed
Indiana tax lien auctions are conducted annually by county auditors and treasurers, typically in the fall, to collect delinquent property taxes. Bidders compete for tax certificates, which grant a lien on the property. If not redeemed within the one-year period, the purchaser may petition the court for a tax deed.
| Upcoming auctions | 0 |
| Counties covered | 92 |
| BS&A municipalities | 28 |
| Scored properties | 0 |
| Last updated | Apr 15, 2026 |
Quick facts
- Sale type
- Tax lien
- Redemption period
- 1 year (standard)
- Sale frequency
- Annual
- Minimum bid
- Taxes + costs
- Deed type
- Tax deed
- Bidder deposit
- Varies (e.g., $2,500)
- Interest rate
- 5%–10% penalty
Statutory framework
| Sale Type | Tax Lien |
| Redemption Period | The standard redemption period is one year from the date of sale. Commissioner's sales have a 120-day redemption period. Vacant and abandoned properties have no right of redemption. |
| Penalty / Interest | Redemption requires payment of 105% of the minimum bid within 6 months, or 110% if redeemed between 6 months and 1 year. Overbids and subsequent tax payments earn 5% per annum interest. |
| Jurisdiction Type | County |
| Jurisdiction Count | 92 |
| Typical Sale Month | August through October |
| Assessor Portal | — |
| GIS Portal | — |
| Tax Portal | — |
Sale mechanics
Auctions are held via online or in-person public formats. Bidders must pre-register and often provide a deposit. The minimum bid covers delinquent taxes, assessments, penalties, and costs. Winning bids must be paid in certified funds by the county's specified deadline.
Post-sale obligations
Purchasers have no right to possession until a tax deed is issued following a court order. Notice of the sale must be provided to the owner and interested parties within 6 months. Purchasers have no maintenance responsibilities during the redemption period. Failure to petition for a deed within 3 months after the redemption period expires terminates the lien.
Quiet title cost estimator
Estimate attorney and court costs for clearing title after a Indiana tax deed purchase.
Estimated cost$4,500
Timeline8 mo.
Notable counties
Key Indiana counties for tax deed investors.
Marion County
High volume of tax sales and urban investment opportunities.
Lake County
Significant volume of properties, often including Commissioner's sales.
St. Joseph County
Active market with consistent tax sale activity.
Recent statutory changes
- Effective July 1, 2022, county commissioners were authorized to provide that a segment of the tax lien sale be held exclusively for eligible nonprofit entities.
How to bid at a Indiana tax deed auction
Step-by-step process for participating in Indiana tax deed sales.
- 1
Research the catalog
Review the list of delinquent properties published by the county auditor.
- 2
Perform due diligence
Conduct title searches and physical inspections of properties.
- 3
Register for auction
Complete pre-registration and submit the required deposit to the county or its vendor.
- 4
Submit bids
Participate in the auction to bid on tax liens.
- 5
Pay the balance
Satisfy the winning bid amount with certified funds by the county's deadline.
- 6
Monitor redemption
Track the property status and pay any subsequent taxes to protect the lien.
- 7
Petition for deed
File a verified petition for a tax deed if the property is not redeemed within the statutory period.
Applicable statutes
Primary statute sections governing tax deed sales in Indiana.
Governs the sale of real property for delinquent taxes.
Governs redemption and the issuance of tax deeds.
Notable case law
Landmark court decisions affecting Indiana tax deed investors.
In re 2020 Madison County Tax Sale
2023The Indiana Supreme Court affirmed that repeated, diligent efforts to notify property owners by mail met constitutional due process requirements.
Frequently asked questions
Common questions from Indiana tax deed investors.
- The owner has one year from the sale date to pay the redemption amount. If they do, the purchaser receives their investment back plus the statutory penalty.
- While not always strictly required by law to hold the deed, it is standard practice to clear title defects and obtain title insurance for future resale.
- The county provides no warranty of title or property condition. Defects in the notice process can invalidate the entire sale.
- If the purchaser failed to provide proper notice to all interested parties, the court may set aside the sale and the tax deed.
- No, the county does not provide access, and properties are sold as is. Bidders must perform their own due diligence.
- Costs vary by complexity, but typically range from $2,500 to over $7,000 depending on the number of parties to be served and potential litigation.
How does Indiana's redemption period work?
Do I need a quiet title action?
What title risks should a buyer know?
What happens if the owner challenges the sale?
Can I inspect properties before bidding?
What is the average cost of a quiet title action?
Title Risk Flags
Properties are sold as is without warranty of title or condition. Tax deeds may not convey insurable or marketable title immediately, often requiring a quiet title action.
Data sourced from public state statutes, county recorder offices, and AuctionSift's proprietary county monitoring network. Updated weekly.