Indiana Redemption Rights After Foreclosure: What Homeowners Must Know
After an Indiana sheriff sale, most homeowners do not realize they still have legal rights to reclaim their property. Indiana's redemption period gives you a window after the sale to buy back your home — but the requirements are strict and the window is short. Here is everything you need to know.
What Are Indiana Redemption Rights?
Indiana redemption rights are the legal right of a homeowner to reclaim their property after a sheriff sale by paying the full amount owed. Under IC 32-29-7-7, Marion County and Indianapolis homeowners have 3 months after the sheriff sale to redeem the property. Redemption requires paying the full judgment amount — including principal, interest, attorney fees, and all costs — plus any amounts paid by the purchaser after the sale (taxes, insurance, etc.).
How Much Does Redemption Cost in Indiana?
Redemption requires paying the full judgment amount plus all post-sale costs. On a $150,000 judgment, redemption might cost $155,000–$165,000 after interest and costs. This amount must be paid in full — there is no partial redemption or payment plan. Most homeowners who lost their home to foreclosure do not have this amount available, which is why redemption is rarely exercised in practice.
The 3-Month Redemption Window Under IC 32-29-7-7
The 3-month redemption period begins on the date of the sheriff sale. The homeowner must file a notice of intent to redeem with the court and pay the full redemption amount within 3 months. After the 3-month period expires, the right to redeem is permanently lost. The new owner can then proceed with eviction under IC 32-31-1.
Can You Sell During the Redemption Period?
Yes. During the 3-month redemption period, the homeowner still has an equitable interest in the property and can sell it. If you find a buyer willing to pay enough to cover the redemption amount, you can close the sale, redeem the property, and transfer title to the new buyer. This is complex and requires coordination with a licensed Indiana title company and attorney. A cash buyer like Bartolini Cash Buyers can evaluate whether this is feasible.
Acting Before the Sheriff Sale Is Almost Always Better
Redemption after a sheriff sale is rarely practical — it requires paying the full judgment amount in cash within 3 months. Acting before the sheriff sale gives you far more options: a cash sale, loan modification, bankruptcy, or deed in lieu. Bartolini Cash Buyers can close a cash sale in 7 days — well before most sheriff sale dates. If you are in foreclosure, the time to act is now, not after the sale.
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