Sell your house for cash in Indiana

How to sell a house for cash in Indiana, step by step

1. Get your numbers first. Call your lender for a payoff statement and check your county tax bill. Run a quick estimate with our cash offer calculator so you know what a fair offer looks like.
2. Request several offers. One offer tells you nothing. Get at least two, from local investors, iBuyers that serve your area, or Cash Offer Desk where we buy, and check each one with the calculator.
3. Compare more than price. Look at the closing date, who pays closing costs, the inspection period, earnest money, and whether the buyer will assign the contract.
4. Close with a professional. Title companies handle most closings. Attorneys are optional.
5. Get paid at closing. Your mortgage and any liens are paid from the sale proceeds, and the rest is wired to you or paid by check.

Wholesalers in Indiana

HEA 1068 (IC 32-21-16.5, effective July 1, 2024) requires unlicensed buyers soliciting single-family homeowners to include the line 'This solicitation is not from a licensed real estate professional.' along with their legal name. If the disclosure is missing, the homeowner can cancel within two days, and violations count as a deceptive act.

Wherever you live, ask every buyer one question: “Are you buying this house yourself, or will you assign the contract?” A wholesaler can still be a fine option if they are upfront about it. Read our guide to wholesaling for sellers before you sign.

Closing costs and taxes

Indiana has no real estate transfer tax. A small sales disclosure form filing fee and recording fees apply.

Many cash buyers offer to pay closing costs. Get that in the contract, and ask which costs it covers. Capital gains rules are federal and state; a tax professional can tell you what you will owe.

Do you have to disclose problems?

Sellers must give the Seller's Residential Real Estate Sales Disclosure form (IC 32-21-5) before an offer is accepted. Transfers by fiduciaries administering an estate, guardianship, or trust, and foreclosures, are among the exemptions.

If you are behind on payments

Foreclosures go through court, and for most home loans the sheriff's sale cannot happen until at least three months after the case is filed. Owners can use a settlement conference program.

Selling before a foreclosure sale can protect your equity and your credit, but watch for foreclosure rescue scams. Never sign your deed over to anyone outside of a formal closing. A free HUD-approved housing counselor can walk you through every option. More in our foreclosure guide.