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How to buy tax-sale property in Indiana (2026)

Tax lienPenaltyHighest bidTax lien · 12 months from the sale redemption · on a schedule that varies by county

You buy a tax lien, not the house. The owner has 1 year from the sale to pay you back. A redemption penalty applies, but it is not documented. You win with the highest bid. Sales are held on a schedule that varies by county.

Interest / penalty: 110% within 6 months; 115% after 6 months · Bid method: Highest bid

How Indiana tax sales work

Indiana's county treasurer conducts an annual tax sale at which the winner buys a lien, not the property. The treasurer sells to the highest bidder at public auction, subject to the right of redemption, for not less than the minimum sale price. The winner pays the full bid immediately.

SourceInd. Code 6-1.1-24-12Ind. Code 6-1.1-24-5(e)

Sale type
Tax lien

SourceInd. Code 6-1.1-24-12

Redemption
12 months from the sale

SourceInd. Code 6-1.1-25-4

Interest / penalty
110% within 6 months; 115% after 6 months

SourceInd. Code 6-1.1-25-2(b)-(d)

Bid method
Highest bid

SourceInd. Code 6-1.1-24-5(e)

Registration and deposits

Registration is required but no entry deposit is provided for in the statute — the purchaser pays the full bid immediately. Every person who will bid must sign the treasurer's affidavit that they owe no delinquent taxes, special assessments, penalties, interest or costs from a prior tax sale, and are not bidding for a prohibited person. A business entity must first register with a certificate of good standing from the secretary of state, and a county may charge a paddle fee of up to $25 for a single sale or $100 for all of its sales that year.

  • Signed statement (affidavit) required of each person who will be bidding at the tax sale, affirming that the person does not owe delinquent taxes, special assessments, penalties, interest, costs from a prior tax sale, adjudicated amounts owed to a political subdivision, or building code or county ordinance civil penalties, and that the person is not buying for a prohibited person (6-1.1-24-5.7(a))
  • A business entity that seeks to register to bid must give the county treasurer a certificate of good standing or proof of registration from the secretary of state (6-1.1-24-5.1(c))
  • A person who owes delinquent taxes, special assessments, penalties, interest, or costs directly attributable to a prior tax sale on a listed tract may not bid on or purchase that tract (6-1.1-24-5.3(a)(5), (b))
  • A business association that has not registered with the secretary of state, or is not in good standing in Indiana, and its agent may not purchase (6-1.1-24-5.1)
  • A foreign business association not registered with, or not in good standing with, the secretary of state may not purchase (6-1.1-24-5.4)
  • A person who has an enforcement order against an unsafe building or premises, a personal property tax delinquency or judgment, or who owns a parcel offered at two or more sales with no bid may not bid (6-1.1-24-5.3(a))
  • A successful bid by an ineligible person is subject to forfeiture within 45 days of the sale (6-1.1-24-5.7(b))

Bidding

The tract goes to the highest bidder at or above the minimum sale price. The county treasurer may hold the auction electronically, so the format is hybrid. If a winner fails to pay, the property is re-offered and the bidder owes a civil penalty of 25 percent of the bid.

SourceInd. Code 6-1.1-24-5(e)

Redemption period and returns

The owner has 12 months from the sale to redeem (120 days for a qualified purchasing agency, and none for vacant or abandoned property). The registry records the return as a percentage of the minimum bid: 110% within 6 months; 115% after 6 months, plus 5 percent a year on any overbid and subsequent taxes.

SourceInd. Code 6-1.1-25-4Ind. Code 6-1.1-25-2(b)-(d)

Commissioner certificate sales

After the sale the county auditor issues a certificate of sale. The registry does not document a separate commissioner certificate-sale program or its terms, so treat any later certificate offering as varying by county and confirm it with the auditor.

SourceInd. Code 6-1.1-24-12

Steps

How to bid here · Indiana

Hybrid
  1. 1.Watch the county auditor's notice of tax sale; the sale must be held at the times and place stated in the notice (6-1.1-24-2, 6-1.1-24-5(b))
  2. 2.If you are a business entity, register to bid by giving the county treasurer a certificate of good standing or proof of registration from the secretary of state (6-1.1-24-5.1(c))
  3. 3.Sign the county treasurer's statement affirming that you do not owe delinquent taxes, special assessments, penalties, interest, or costs from a prior tax sale, and that you are not bidding for a prohibited person (6-1.1-24-5.7(a))
  4. 4.Pay the paddle fee if the county fiscal body has adopted one by ordinance: up to $25 for a single sale and one property, or $100 to bid at all of that county's tax sales in the calendar year (6-1.1-24-16)
  5. 5.Bid at the public auction; the county treasurer sells the tract to the highest bidder, subject to the right of redemption, for not less than the minimum sale price (6-1.1-24-5(e))
  6. 6.If the county treasurer has elected an electronic sale, bid through the electronic sale and follow the participation procedures in the notice (6-1.1-24-5(i))
  7. 7.Immediately pay the amount of the bid to the county treasurer (6-1.1-24-7(a))
  8. 8.Receive the certificate of sale from the county auditor, signed and registered in the auditor's office (6-1.1-24-9(a))
  9. 9.If you fail to pay the bid, the real property is again offered for sale and you owe a civil penalty of 25 percent of the amount of the bid (6-1.1-24-8)
Registration
Required: YesUnknown

Not verified from a source yet.

Deposit
Required: UnknownUnknown

Not verified from a source yet.

Forms
Bidder ID card: UnknownW-9: Unknown

Signed statement (affidavit) required of each person who will be bidding at the tax sale, affirming that the person does not owe delinquent taxes, special assessments, penalties, interest, costs from a prior tax sale, adjudicated amounts owed to a political subdivision, or building code or county ordinance civil penalties, and that the person is not buying for a prohibited person (6-1.1-24-5.7(a))

A business entity that seeks to register to bid must give the county treasurer a certificate of good standing or proof of registration from the secretary of state (6-1.1-24-5.1(c))

Eligibility
Residency required: UnknownNo delinquent taxes: Yes

A person who owes delinquent taxes, special assessments, penalties, interest, or costs directly attributable to a prior tax sale on a listed tract may not bid on or purchase that tract (6-1.1-24-5.3(a)(5), (b))

A business association that has not registered with the secretary of state, or is not in good standing in Indiana, and its agent may not purchase (6-1.1-24-5.1)

A foreign business association not registered with, or not in good standing with, the secretary of state may not purchase (6-1.1-24-5.4)

A person who has an enforcement order against an unsafe building or premises, a personal property tax delinquency or judgment, or who owns a parcel offered at two or more sales with no bid may not bid (6-1.1-24-5.3(a))

A successful bid by an ineligible person is subject to forfeiture within 45 days of the sale (6-1.1-24-5.7(b))

Payment
Unknown

Not verified from a source yet.

Sources

Indiana's county treasurer conducts an annual tax sale at which the winning bidder buys a lien, not the property: the treasurer sells to the highest bidder at public auction subject to the right of redemption, and the purchaser must immediately pay the full amount of the bid rather than posting a deposit, so no deposit is provided for in IC 6-1.1-24. Every person who will be bidding must sign the treasurer's statement (affidavit) that they owe no delinquent taxes, special assessments, penalties, interest, or costs from a prior tax sale and are not buying for a prohibited person; a business entity must first register to bid with a certificate of good standing from the secretary of state, and a county may impose a paddle fee of up to $25 (single sale) or $100 (all county sales in the year). The auction may be held electronically at the county treasurer's option, so the format is hybrid. Failure to pay the bid reoffers the property and carries a civil penalty of 25 percent of the bid. The statute does not set residency, taxpayer identification, W-9, or acceptable payment instruments, and it does not require an entry deposit, so those remain unknown.

FAQ

How does the Indiana tax sale work?
The county treasurer auctions a lien to the highest bidder, subject to redemption, and the winner pays the full bid immediately. Ind. Code 6-1.1-24-12; Ind. Code 6-1.1-24-5(e)
What is the Indiana redemption period?
12 months from the sale (120 days for a qualified purchasing agency; none for vacant or abandoned property), with a return of 110% within 6 months; 115% after 6 months. Ind. Code 6-1.1-25-4; Ind. Code 6-1.1-25-2(b)-(d)
What do I actually buy at a Indiana tax sale?
The investor buys a lien on the property. The owner keeps title and can redeem by paying the lien plus interest or penalty.
How long does the owner have to redeem the property in Indiana?
12 months (1 year) from the sale date
What interest or penalty do I earn on a Indiana tax sale?
A penalty applies, amount not documented.
How is the winning bidder chosen in Indiana?
The parcel or lien goes to the highest bidder at auction.

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