How to Stop Foreclosure in Indiana: Every Option, Ranked by Speed
Marion County and Indianapolis homeowners facing foreclosure have more options than most realize — but the window to act narrows with every passing week. This page explains every legal way to stop Indiana foreclosure, ranked by how quickly each option can be executed.
Option 1: Sell the Property (Fastest — 7 Days)
If you have equity, selling your Indiana home before the sheriff sale is the fastest and cleanest way to stop foreclosure. A cash sale to Bartolini Cash Buyers can close in 7 days — paying off the mortgage, stopping the foreclosure, and potentially leaving proceeds for a fresh start. No court involvement, no credit damage from foreclosure, no deficiency risk. This option is available at any point before the sheriff sale.
Option 2: File Chapter 13 Bankruptcy (Immediate Stay)
Filing Chapter 13 bankruptcy triggers an automatic stay under 11 U.S.C. § 362 that immediately halts all foreclosure proceedings — including a scheduled sheriff sale. Chapter 13 creates a 3–5 year repayment plan to catch up on mortgage arrears. This option requires regular income sufficient to make current mortgage payments plus a plan payment. Consult a licensed Indiana bankruptcy attorney before filing.
Option 3: Loan Modification (30–90 Days)
A loan modification permanently changes your mortgage terms — reducing the interest rate, extending the loan term, or adding arrears to the balance. The application process takes 30–90 days, plus a 3-month trial payment period before permanent approval. Indiana courts may pause foreclosure proceedings during active loss mitigation review. Approval is not guaranteed and depends on income, hardship, and loan type.
Option 4: Reinstatement (Pay All Arrears)
Reinstatement means paying all missed payments, late fees, and costs in a lump sum to bring the loan current. Indiana law gives borrowers the right to reinstate the loan at any time before the sheriff sale under IC 32-30-10-12. If you can access funds through a family loan, retirement account, or other source, reinstatement is the simplest way to stop foreclosure and keep the home.
Option 5: Short Sale or Deed in Lieu (3–6 Months)
If you owe more than the home is worth, a short sale (lender approves a sale for less than the balance) or deed in lieu (voluntary title transfer to lender) may be options. Both require lender approval and take 3–6 months. Both have less credit impact than a completed foreclosure. Both require careful negotiation of deficiency waiver language. Consult a licensed Indiana attorney before pursuing either option.
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