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Indiana’s real estate market has become quite a formidable opponent. With frequent drops and a significant reduction in property values, many homeowners are finding it difficult to sell. It’s crucial to remember that difficult does not mean impossible. There’s a right way to sell every home, even if it’s been sitting on the market for ages.


Some reasons for selling a home stem purely from want, while others stem from pressing issues that make a sale imperative. Whatever situation you find yourself in, make sure you’re selling your home in compliance with Indiana’s laws.



Indiana’s real estate market has become quite a formidable opponent. With frequent drops and a significant reduction in property values, many homeowners are finding it difficult to sell. It’s crucial to remember that difficult does not mean impossible. There’s a right way to sell every home, even if it’s been sitting on the market for ages.

The median value of all homes in Indiana is $116,700. This encompasses a low average of $47,600 in Gary, and a high of $155,700 in Greenwood. Cities like Muncie, Terre Haute, South Bend, and Fort Wayne generally see values under $100,000. Homeowners can typically expect to hand over somewhere between $3,000 and $9,000 to a real estate agent that charges the standard 6% commission rate.

The real estate market is massively unhealthy in Indiana, scoring among the lowest in the country. It’s one of the only states in which property values continue to drop unpredictably, and it hasn’t recovered much from the recession. Over 18% of listings see price cuts, and that’s if they sell within the typical 83 day listing average. Low property values, an unhealthy market, and long listings have made the real estate climate in Indiana exceedingly rough.

Sell Through a Realtor
For Sale by Owner


With home values so low, many homeowners want to save on commission. You can sell your home by owner in Indiana, but you aren’t likely to fare much better. With the average real estate commission sitting at 6%, and most by-owner homes fetching 25% less than what they’re actually worth, this is an unwise decision. You’ll also need to spend the money to stage, advertise, and list the home yourself. This quickly becomes a loss.

A lot of Indiana homeowners have turned to home investors. Low values and the unstable market have deterred many traditional buyers, and homes aren’t selling the way they used to. Investors don’t care about property damage, and you won’t need to stage your home for them. They buy in cash, and they’re open to homes in any condition.


Indiana’s market is very turbulent. Unless your home is extremely desirable and you intend to price it at a slight discount, you probably won’t have much luck listing it on the traditional market. Low value homes in the central of the country are already difficult enough to sell.

The quickest way to sell your home is by utilizing a real estate investor. With home values so low and many properties in less than ideal condition, this is an alternative that a lot of Indiana homeowners are utilizing.

Investors won’t offer full market value for your home, but at least they’re willing to make an offer. If your attempts to sell on the main market haven’t been fruitful, you can almost always find an interested investor.

Investors purchase in cash. You’re expediting much of the sale process by receiving and accepting a cash offer. An investor will let you know right away whether or not they’re interested, and they’re ready to purchase as soon as you’re ready to sell.

Real Estate Investor Offer


In such a dreary market, shady investors are bound to pop up. A lot of Indiana homeowners are desperate to finally sell their properties, and predatory real investors know this. They’re looking to turn a quick profit, and they’ll take advantage of your willingness to sell. All offers from an investor will be on the low side, but if something looks too low, it’s time to start asking questions.

Legitimate investors will be able to show you exactly how they prepared their offer. They buy up homes so quickly because they do so at a discount, and they intend to invest a significant amount of money repairing and renovating the home. They’ll be able to tell you what they intend to do with the property, and why the number is what it is.

They’ll explain every piece of paperwork they ever ask you to sign, and they won’t ask you to sign them in private. It doesn’t matter how many questions you ask – they’ll always be willing to answer them. Transparency, great customer testimonials, and a successful track record comprise the hallmark of a legitimate home investment company.

If a company doesn’t fit this criteria, you should approach them with skepticism. Always thoroughly research an investor before you agree to work with them. Investors who try to rush you through the process without providing you with sufficient information may be attempting to bamboozle you.


Here's a few options for Indiana home owners in these situations

What to Do in Foreclosure

Indiana’s foreclosure laws are intense. Some states allow for nonjudicial foreclosures, but Indiana does not. This means you’re guaranteed to find yourself in a court process that can last up to 150 days. [read more="Read more" less="Read less"]

It’s arduous and expensive.

Your lender is putting out a lot of time and money seeing it through to completion, and they’d like to resolve it as quickly and inexpensively a possible.

You may be able to get your lender to agree to a short sale as a foreclosure alternative. Doing so may actually save your lender money in the long run, and it will save you the long lasting scar of foreclosure on your credit history. The best way to approach the situation is to ask your lender and the courts to grant you a short sale. If you can find a quick cash buyer, such as a home investor, this will help your case.

A lot of the times, lenders will agree to go this route. A home fetches less than full value during a short sale, but the same will happen at auction. Selling the home faster reduces legal fees and manpower for your lender, so this opportunity is just as enticing to them as it is to you.

Indiana does allow deficiency judgements, which is where your lender can come after you for any debt that remains after the sale of your home. If you can sell it quickly enough, your lender may agree to waive their right for a deficiency judgement. If you agree to forego the waiting period, your lender will almost always agree to drop a potential deficiency judgement.[/read]

What to do as a Landlord

If your tenants have been in good standing, you have two options: you can either allow them to run out their lease without renewing it and give them the courtesy of leaving early without penalty if they so choose, or you can give them a 30 day notice to voluntarily vacate. [read more="Read more" less="Read less"]

If you like your tenants, you can always offer to give them their security deposit back and write a statement that details they were great tenants. Allow them to use you as a reference.

For lease violation and nonpayment of rent, Indiana law requires landlords to send a 10 day notice to fix the issue or leave the property. This means paying rent including any applicable late fees, removing unauthorized pets or persons from the home, or the cessation of a mild nuisance. If the tenant doesn’t comply within the ten day period, you can then begin the formal eviction process (or the expedited alternative). In extreme circumstances that involve criminal activity or significant damage to the property, you can expedite this notice and move straight to the court process.

Your notice should detail the exact violations and/or the amount of money due. You can serve it my personally handing it to any adult on the lease, or posting it on the door of the rental home.

Indiana doesn’t necessarily require that tenants be evicted through an eviction action. Instead, landlords can utilize an Action for Immediate Possession. This involves filing an affidavit that contains all relevant details of the situation, and allows the tenant to contest. If terms weren’t met and you haven’t accepted any partial rent payments, you’re granted possession of the property within 48 hours.

For emergency evictions, this process is shortened significantly. The court date will be no less than 48 hours after the emergency possession order is granted. You may also be awarded a restraining order against the tenant that prevents them from returning to the property.

If tenants don’t leave after they’ve been ordered to do so, the tenant can be forcefully removed by law enforcement.[/read]

What to do if you're in Probate

The necessary probate process largely depends on whether or not the decedent left a will. Some wills suggest unsupervised probate, which is often granted due to the stipulation.  [read more="Read more" less="Read less"]

Supervised probate may be necessary when there is no will, the will is considered invalid, or the beneficiaries just aren’t getting along.

Unsupervised administration is for estates that can be considered solvent. This means the value of the estate exceeds ay debts placed against it. If no one objects, this is the process you will most likely utilize. During unsupervised administration, you are allowed to sell that property at your own discretion. If you’d like to sell the property during the probate process rather than waiting until its conclusion, you’re free to do that without court approval. The house will simply become a liquid asset within the estate until probate is closed.

Supervised administration is for unique cases. Estates that are burdened by debt, wills that don’t make sense, an absence of clear beneficiaries, and arguments among inheritors will generally result in supervised administration. During this process, you will need to compile a list of the estate’s assets, some of which may need to be formally appraised. If you want to (or need to) sell during supervised probate, you’ll need the court’s approval. If no beneficiaries object to the sale, you’ll sell the home in a way that pleases the court.

Some executors may prefer to sell the home after probate has been concluded, particularly if the home doesn’t need to be liquidated to fulfill any debts. No matter what you do, make sure you discuss all options with the other beneficiaries and keep them in the loop.[/read]

What to do if Home needs repairs

It’s up to you whether or not you fix your property. Your decision should be based on how much money you have to spend, and how quickly you want to sell. If you’re looking to sell fast, you may not be interested in waiting around for repairs to be completed. [read more="Read more" less="Read less"]

If you have the time and money, some repairs are actually worthwhile.

Roofs are of critical importance to buyers. Nobody wants to purchase a home with a bad roof. When it starts snowing and water begins to seep into the structure of the home, it’s easy to understand why. Roof repairs cost, on average, $5,250 in the state of Indiana. If you have the resources and you’re willing to wait, repairing your roof may substantially improve the value of your home.

If your home needs more than just a roof, you’ll have to do the math. If you only have $10,000 and you need $20,000 worth of repairs, it may not be feasible to only tend to half of them. Repairs are often a chain of events. Roof damage usually means water damage, and water damage typically leads to mold damage. If you can’t afford to follow the chain all the way down the rabbit hole, it may be futile to start. Partial repairs are often undone by existing damage that hasn’t been resolved.

You can avoid the whole process by selling your home to someone who is willing to purchase it without the repairs. While the majority of buyers would vastly prefer a home that’s already in great condition, this doesn’t mean it’s impossible to find someone who is willing to rise to the challenge of fixing the home. Home investors are always looking for properties that need work.

The offer they make will deduct the cost of necessary repairs, so you won’t have to lay out any cash. This is a great way to avoid racking up any unnecessary debt, and it allows you to sell the home as soon as you’d like to.[/read]

Working with a legitimate Investor

If you’re on the hunt for a reliable home investor, Home Buyers USA would be happy to step up to the plate. We’re a large team of individuals with numerous years of combined experience working in home investment, and we’ve worked with homeowners under an extensive variety of circumstances. There isn’t a situation that we’ve not yet dealt with.

We know that selling in Indiana’s market can be trying. If you need to sell your home quickly or if you’re just looking to see the light at the end of the tunnel, we’ll be able to help you.

Contact us with information about your property, including any time constraints you may be currently facing, and we’ll be able to prepare an offer for your home. The sooner you contact us, the sooner you’ll sell.




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