Behind on property taxes
Behind on taxes? Know your options before the tax sale.
If your Indianapolis house is behind on property taxes or on the Marion County tax sale list, you still have choices. Here is how it works, what you can do, and when selling makes sense.
- Back taxes are usually paid from the sale at closing
- Any condition, sold as-is
- If paying or a payment plan is the better move, we will say so
- We cannot stop a tax sale, and we will never promise to
How the Marion County tax sale works, in short
- Unpaid taxes can put a house on the tax sale list. Marion County holds its tax sale once a year, usually in the fall. The auction is run for the county by SRI Services.
- The list changes as owners pay. Houses come off it when the amount owed is paid, and some owners set up a payment plan. Call the Marion County Treasurer's office to confirm what you owe and whether a plan is available to you.
- If the house has already sold at the tax sale, you may still have rights and time. Indiana has strict rules for this stage, including a notarized form that has to be filed with the county auditor before anyone can buy the house from you. Talk to a real estate attorney before you sign anything.
Your options
- Pay the taxes, or ask about a payment plan. If you want to keep the house and can manage it, this is usually the best move.
- Refinance or borrow against the house, if you have equity and can qualify.
- List it with an agent. Can bring the highest price if the house shows well and there is time to close before the sale.
- Sell it as-is to a cash buyer. The back taxes, and any mortgage or liens, are paid from the sale at closing, and the rest is paid to you.
When a cash sale makes sense
- The sale date is getting close and a normal listing may not close in time.
- The house needs repairs that would keep it from selling quickly on the market.
- You do not plan to keep the house, and you would rather walk away with the equity than risk losing it.
When it does not
If you want to keep the house and can pay or get on a plan, do that. If the house is in good shape and there is enough time before the sale, listing it may put more money in your pocket. We will tell you if we think that is your situation.
Questions people ask
Will I get anything from the sale if I owe back taxes?
Usually, yes. At closing, the title company pays the taxes and penalties, plus any mortgage or liens, from the sale price, and the rest goes to you. We can walk through an estimate of those payoffs with you before you decide.
How fast can you close?
Often in a few weeks, depending on how quickly the title company can clear the title. If a sale date is coming up, tell us the date right away so we can see together whether closing before it is realistic.
What if the house also needs major repairs or has code violations?
That is common, and we buy houses as-is. See selling a house that needs major repairs and selling with code violations.
More questions?
See our answers to common questions, or send us the address and we will call you.
Want to know your options with real numbers?
No pressure and no obligation. A real person here in Indianapolis will call you back.