Behind on Property Taxes in Indiana? Sell Before the Tax Sale
Bartolini Cash Buyers helps Indiana homeowners who are behind on property taxes sell quickly before the county schedules a tax sale. We pay off the delinquent taxes at closing — you keep whatever equity remains.
Property tax delinquency is one of the most time-sensitive situations a homeowner can face. In Indiana, the consequences of falling behind on property taxes escalate quickly — from penalties and interest to tax sale proceedings that can result in the loss of your home for a fraction of its market value.
Bartolini Cash Buyers helps Indiana homeowners who are behind on property taxes sell quickly before a tax sale is scheduled. We pay off the delinquent taxes at closing and you keep whatever equity remains. The key is acting early in the process.
Why Tax-Delinquent Sellers Choose a Cash Buyer
No repairs. No commissions. No financing delays. Close on your timeline.
How It Works
Tell Us About the Tax Situation
Share the property address and how far behind you are on taxes. We'll prepare a cash offer within 24 hours.
Receive Your Cash Offer
Our offer accounts for the delinquent tax balance. We pay off the taxes at closing from the sale proceeds.
Taxes Paid at Closing
The exact delinquent tax balance — including penalties and interest — is confirmed by the title company and paid from closing proceeds.
Close and Protect Your Equity
Taxes are paid at closing. You receive the remaining proceeds — protecting whatever equity you've built.
How Indiana's Property Tax Sale Process Works
In Indiana, property taxes are due in two installments — May 10 and November 10 of each year. If taxes go unpaid, the county treasurer adds a 5% penalty after the due date, and an additional 10% penalty if taxes remain unpaid after 30 days. Interest continues to accrue on the unpaid balance.
If property taxes remain delinquent for more than one year, the county can place the property on the tax sale list. Indiana's tax sale (also called a tax lien sale) typically occurs in the fall. At the tax sale, investors bid on the right to pay the delinquent taxes in exchange for a tax lien certificate. The property owner has a redemption period — typically one year — to pay off the lien plus interest and penalties.
If the property owner fails to redeem the property within the redemption period, the tax lien holder can petition the court for a tax deed, which transfers ownership of the property. At that point, the original owner loses all equity in the property — potentially losing a home worth $150,000 over a $5,000 tax debt.
The Timeline: When to Act
The earlier you act, the more options you have. If you're one or two years behind on taxes, a cash sale can pay off the delinquency and preserve your equity. If the property has already been through a tax sale and a lien holder has a certificate, the situation is more complex but may still be salvageable — contact us immediately.
The worst outcome is waiting until after the redemption period expires and a tax deed has been issued. At that point, you've lost the property entirely. Don't let it get to that point — a cash sale before the tax deed is issued is almost always a better outcome.
How We Handle Delinquent Taxes at Closing
When Bartolini Cash Buyers gets a property under contract with delinquent taxes, the title company confirms the exact payoff amount — including penalties, interest, and any tax sale costs. This is paid at closing from the sale proceeds before you receive your net proceeds.
For example, if we offer $120,000 for your property and you have $8,000 in delinquent taxes, you would receive $112,000 at closing (minus any mortgage payoff). The county receives the $8,000 tax payoff directly from the closing proceeds.
Indiana Counties We Work In
Bartolini Cash Buyers gets properties under contract with delinquent taxes throughout Marion County, Indiana — Indianapolis and all nine townships. If you are outside Marion County, call Vince B. at (317) 495-3440 to discuss your situation.
Each county has its own tax sale schedule and process. We're familiar with the specific procedures in each county and can advise on the timeline for your specific situation.
Cash Sale vs. Indiana Tax Sale — What You Keep
| Factor | Bartolini Cash Buyers | Traditional Listing |
|---|---|---|
| Sale price | Fair market value (minus tax payoff) | Tax debt only — you keep nothing |
| Equity preserved | Yes — you keep net proceeds | No — all equity lost |
| Credit impact | Tax debt resolved at closing | Tax sale severely damages credit |
| Time to resolution | 7–14 days | Tax sale + 1-year redemption period |
| Control over outcome | You choose the buyer and terms | County controls the process |
| Agent commissions | None | N/A — no agent in tax sale |
Indiana Tax Sales Can Wipe Out Your Equity
Indiana's tax sale process can result in your property being sold for the tax debt alone — a fraction of its market value. A cash sale before the tax sale date protects your equity.
Get Your Cash Offer →Frequently Asked Questions
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Why homeowners choose us
- Speak directly with Vince — not a call center
- Get a real cash number for your property
- Understand your foreclosure options before deciding
- Close in as little as 7 days if you choose to move forward
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