Sell Your House When Behind on Property Taxes in Indiana
Falling behind on Indiana property taxes can lead to a tax lien sale — and eventually the loss of your home. Marion County and Indianapolis homeowners with delinquent property taxes have a narrow window to act. Bartolini Cash Buyers makes cash offers within 24 hours and can close in as few as 7 days, with the title company handling all delinquent tax payoffs at closing.
Indiana Property Tax Delinquency and Tax Sales
Indiana's property tax system (IC 6-1.1) creates a lien on real property for unpaid taxes. If property taxes remain unpaid for more than a year, the county treasurer can sell a tax lien certificate at a tax sale (IC 6-1.1-24). The property owner has a redemption period (typically 1 year) to pay the delinquent taxes plus interest and penalties. If the owner fails to redeem, the tax lien certificate holder can petition for a tax deed (IC 6-1.1-25) — and you lose the property. Selling before the redemption period expires is critical.
Indiana Tax Sale Timeline — How Much Time Do You Have?
Indiana county treasurers typically hold tax sales in the fall (October) for taxes that were delinquent as of the prior spring. After the tax sale, you have approximately 1 year to redeem the property by paying the delinquent taxes, interest, and penalties. If you fail to redeem within the redemption period, the lienholder can petition for a tax deed. Selling before the redemption period expires — or before the tax sale occurs — gives you the most options and the best financial outcome.
How Delinquent Taxes Are Handled at Closing
When you sell your Indiana home, the title company conducts a title search that identifies all delinquent property taxes. At closing, the title company pays the delinquent taxes, interest, and penalties from the sale proceeds. You receive the remaining equity after all taxes, liens, and your mortgage are paid. No out-of-pocket costs for the delinquent taxes — they are paid from the sale proceeds.
Indiana Property Tax Payment Plans
Indiana county treasurers may offer payment plans for delinquent property taxes. However, payment plans require you to make regular payments — and if you miss a payment, the plan may be cancelled. If your financial situation makes it difficult to maintain a payment plan, selling is often the more practical solution. A cash sale delivers a lump sum that pays off all delinquent taxes at once.
Protecting Your Equity Before It's Too Late
Every month you delay selling a property with delinquent taxes, the interest and penalties accumulate — reducing your equity. If a tax lien certificate has already been sold, the redemption amount grows daily. A fast cash sale stops the clock and delivers the equity you have now — before it erodes further. Bartolini Cash Buyers can close in 7 days.
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