Indiana situation guide · Updated November 2026

Wholesaling Tax Delinquent Properties in Indiana

Wholesaling tax delinquent properties in Indiana means finding owners who have fallen behind on county property taxes and contracting to buy before a tax sale takes the house.

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The short answer

Can you wholesale a tax delinquent property in Indiana?

Yes, in most cases you can contract with a delinquent owner and assign that contract to a buyer, as long as you are honest about your role. Have a title company or attorney confirm what is owed before you promise a price.

A delinquent owner still holds title until a tax sale and any redemption period run their course. That means the owner can sign a purchase contract with you today. Your contract should say that you may assign it, and the buyer should pay off the back taxes at closing from the sale proceeds. Our tax delinquent list guide shows where to start pulling names.

Indiana also has a solicitation law, IC 32-21-16.5, for people who market to owners of single-family homes without a real estate license. In general, your mailers, texts, calls and online ads must carry a short statement that the message is not from a licensed real estate professional, along with legal names. Owners can also cancel in writing within two days if the disclosure was missing. Read the current text, and see our license guide and legality guide.

Tax Delinquent Properties in Indiana at a glance

Who sells at tax sale	County treasurer and county officials, under IC 6-1.1-24
Redemption	Owners can generally redeem for a limited time after a sale
Redemption cost	Often a set percentage above the minimum bid, plus interest on overbids
Seller disclosure form	Not required for transfers caused by unpaid taxes
Solicitation rule	IC 32-21-16.5 disclosure and 2-day rescission
License	No wholesaler license, but unlicensed brokering is a risk

The opportunity

Why tax delinquent leads work in Lake County

Gary and the rest of Lake County have thousands of older bungalows and small frame homes, many held by owners on fixed incomes or by heirs who live far away. Many owners would rather take a few thousand dollars and walk away than watch the house go to auction. Pair that with a patient follow-up routine and the pre-foreclosure and tax lead guide, and one list can feed deals for many months.

Fixed deadlines

County tax calendars give you dates to work around.

Little competition for hard cases

Many investors skip houses with tax trouble. A careful buyer can win quietly with a fair offer. See tax lien vs tax deed.

Clear value to the seller

You can show the owner what the county will take and what is left in their pocket, using our seller net sheet guide.

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Lead sources

Where to find tax delinquent leads in Lake County

County treasurer lists. Delinquent parcel lists are public. Ask the county how to get current files.
Tax sale catalogs. Parcels offered at a sale but not bought can remain troubled for years.
Absentee owners. Out-of-town heirs often ignore the bills. Our absentee owner guide covers this group.
Skip tracing. Many owners have moved. Use skip tracing to find a phone number or mailing address.
Driving for dollars. Peeling paint, tall grass and stacked mail point to owners who have given up. See driving for dollars.

Your exit

Who buys tax delinquent deals in Indiana

Buyers are mostly local landlords and rehabbers who know Northwest Indiana and can close in a few weeks. Build your list before you need it with our cash buyer guide.

Closing should run through an investor-friendly title company that will pay the county from the sale proceeds and record the deed. A double close may be useful if your buyer does not want to see your spread. Read about double closings first.

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Step by step

How to start wholesaling tax delinquent properties in Indiana

Pull the list. Get the delinquent parcels for the county and filter by owner type.
Check the sale calendar. Ask the county treasurer what dates and notices apply this year.
Market with the disclosure. Put the required statement and legal names on every piece you send.
Talk to the owner. Ask what they owe, how long they have lived there and what they want next.
Run the numbers. Use the ARV calculator and the MAO calculator, and subtract the back taxes.
Sign and assign. Sign a contract that allows assignment and review it with assignment basics.
Close before the deadline. Order a title search and set closing well ahead of any sale date.

Your checklist for wholesaling Tax Delinquent Properties in Indiana

Confirm the exact balance owed with the county and title company.
Put the required solicitation statement on every ad, text, call script and mailer.
Write the assignment right into the contract.
Do not collect money for finding a buyer unless you hold an interest in the property.
Set closing earlier than any known sale or redemption date.

An Indiana example: a Gary owner who fell behind on taxes

Offer to owner	$38,000
Back taxes and penalties	About $9,400
Estimated ARV	$96,000
Repairs	$27,000
Buyer price	$44,500
Assignment fee	$6,500

A retired steelworker in Gary’s Glen Park area had not paid taxes on his late wife’s two-bedroom house for three years. The postcard carried the required not-from-a-licensed-professional statement and your legal name.

After two calls he agreed to $38,000, with the back taxes of about $9,400 coming out at closing. He liked that he would keep roughly $28,000 and have sixty days to move. You checked the numbers with the ARV method and found a repair budget near $27,000.

A local landlord took the contract for $44,500, a $6,500 fee to you. The title company paid the county first, and the owner signed his deed well before any sale date.

Indiana rules to know

Tax sales, redemption and solicitation rules

Indiana counties offer delinquent parcels at tax sales under IC 6-1.1-24 and handle redemption and tax deeds under IC 6-1.1-25. As a general rule, an owner can redeem for a period after the sale by paying the bid plus a percentage and interest, and a buyer must follow notice steps before asking for a tax deed. Timelines and percentages can change, so check current rules. Our redemption period guide explains the idea.

Because you are marketing to owners of single-family homes, the solicitation disclosure in IC 32-21-16.5 matters. The statute treats a missing disclosure as a deceptive act that the Attorney General can pursue. Indiana also exempts transfers caused by unpaid taxes from the seller disclosure form, but your own resale of a house you own is a different matter. Talk with a licensed attorney through our attorney guide.

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FAQ

Tax Delinquent Properties in Indiana: common questions

Is wholesaling tax delinquent properties in Indiana legal?

Generally yes. Indiana has no wholesaler license, but solicitation rules apply and unlicensed brokering is a risk. Check current rules. Owners behind on taxes need plain language, so include the required notice line and have an attorney review your contract.

Can an owner still sell before a tax sale?

In most cases yes. The owner holds title until the county process runs its course. Redemption is possible before the tax deed is issued, so the owner may be able to sell and pay the taxes from proceeds if the timing works.

Does the owner get a seller disclosure form?

Transfers caused by unpaid taxes are excluded, but a resale by an investor may be covered. Ask an attorney. The form is about condition, and counsel can say who completes it when you resell a house you bought from a delinquent owner.

How do I pay the back taxes?

Usually at closing, from sale proceeds, through the title company. Ask title for a payoff of taxes and penalties before you set your offer, because the amount shrinks the owner’s net and may drive the deal. Ask for the written figure.

Can I buy at the county tax sale instead?

Yes, but bidder rules and redemption rights apply. Read the county notices carefully. A buyer at a tax sale may face a redemption period before a deed issues, so plan funds that can sit idle and confirm requirements with the county treasurer.