Distressed properties in Indianapolis
Distressed Properties in Indianapolis, IN
Every Indianapolis house counted here is on a public distress list (probate estates, unpaid property tax, foreclosures, evictions and code violations), refreshed as the records move. 3,349 houses in the City of Indianapolis today; start with the 95 on two or more.
Last updated November 13, 2026See sample list · DealSherpa Pro $99/month, 3 days free · All plans
What's on the list
Indianapolis Lead Types Available
Records per lead type in the City of Indianapolis as of November 13, 2026. One house can carry several, so these add up to more than the 3,349 houses.
Marion County Probate Records: Probate Leads in Indianapolis
- 204 probate: The owner has died and an estate is open.
The decision-maker is an executor or heir, often with no plan for the house.
Marion County Tax Delinquent Property List
- 864 tax resale: The house is on this year's tax sale or resale list.
The auction date is the deadline; the 60 to 90 days before it are when owners sell.
Pre-Foreclosure Leads in Indianapolis
- 14 foreclosure filed: A foreclosure has been filed.
- 78 sheriff sale: The property is scheduled for a sheriff sale.
The owner has months, not years, to sell on their own terms.
Indianapolis Eviction Filings
- 162 eviction filed: The landlord has filed to remove a tenant.
Two filings in a year is a tired landlord; one is a landlord having a bad month.
Code Violations and Vacant Houses in Indianapolis
- 1,909 code violation: An open case on the property: something the owner has been told to fix.
- 149 condemned / emergency order: The building is condemned or under an emergency order.
- 17 declared dilapidated: The structure has been declared dilapidated.
- 2 demolition permit: A demolition permit has been pulled.
- 35 declared abandoned: The property has been declared abandoned.
- 1 city lien: The city recorded a lien, usually for work it did on the owner's behalf.
Repairs the owner hasn't made are repairs they may not want to make.
Marion County Sheriff Sale
78 houses in the City of Indianapolis are on the Marion County sheriff sale list in DealSherpa today, each with its sale date and status, matched to the owner and every other signal on the house.
The weeks before a sale are when an owner can still sell on their own terms, which is why investors watch this list.
- Indiana foreclosures go through the courts. When the court orders a sale, the county sheriff auctions the house after published notice.
- Bidders register in advance and the terms (deposit, payment deadline) are set by each county; a listed sale can be cancelled if the owner pays or the case settles.
Indianapolis Code Enforcement
1,909 houses in the City of Indianapolis have an open code enforcement case in DealSherpa today.
An open case is a repair the owner has been told to make and has not made. Fines and city liens add up, and an owner facing both is often ready to sell as is.
- Anyone can report a property condition to the city, usually through its 311 line or online service-request portal; an inspector visits and opens a case if they find a violation.
- The owner gets a notice with a deadline to fix the problem. Cases left open can lead to fines, liens for work the city does itself, and in the worst cases a condemnation order.
- Open violations generally stay with the property when it is sold, so a buyer should look up the open cases on a house before closing.
A look at the list
Sample Indianapolis Leads
A few real Indianapolis houses on two or more signals, as they look in DealSherpa. The address and owner are in the app.
| Priority | Property | Owner | Signals | Added | Skip trace | |
|---|---|---|---|---|---|---|
| Urgent | Indianapolis, 46202Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Indianapolis, 46203Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Indianapolis, 46203Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Indianapolis, 46203Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Indianapolis, 46221Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Indianapolis, 46203Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead |
Indianapolis coverage
Indianapolis Market Snapshot
Where the flagged houses are, as of November 13, 2026. Property type, age or value does not keep a house off the list.
| ZIP code | Flagged houses | Share |
|---|---|---|
| 46201 | 359 | 11% |
| 46203 | 277 | 8% |
| 46218 | 270 | 8% |
| 46222 | 243 | 7% |
| 46208 | 180 | 5% |
| 46226 | 158 | 5% |
| 46241 | 157 | 5% |
| 46219 | 148 | 4% |
| 46221 | 132 | 4% |
| 46205 | 131 | 4% |
| 46227 | 117 | 3% |
| 46237 | 109 | 3% |
Indianapolis proper holds 97% of the flagged houses; the rest are in the surrounding cities and townships of Marion County.
How we rank a house
How an Indianapolis house gets to the top of the list
We start with every house in the City of Indianapolis that carries a signal. Then we look for the same house on a second list, and a third. A house with unpaid tax and an open code case, or a vacant house in probate, is a different conversation than either signal alone. Those are the houses a small mail or call budget goes to first.
Counts as of November 13, 2026. Recently sold houses are left out.
What the data says
Indianapolis, by the numbers
Observations computed from the flagged houses, not opinions. They move when the data does.
52% of flagged owners don't live in the house
1,746 houses have an owner whose mail goes somewhere else, and 323 of those owners are out of state. An absentee owner with a problem property is the classic seller.
1,909 houses with a visible problem
1,909 have an open code case and 0 are recorded as vacant. These are the houses a driver would spot from the street; here they are flagged before anyone drives.
95 houses sit on two or more lists at once
A house with unpaid tax and an open code case, or a vacant house in probate, converts at a different rate than either signal alone. The stacked list is where a small mail or call budget goes first.
204 houses are in probate right now
The owner has died and an estate is open. The contact is the executor or an heir, and the house is often the only asset they need to deal with.
Foreclosures in Indianapolis
Looking for foreclosed homes to buy in Indianapolis? This is not a listing site: the houses here are pre-foreclosure data for investors, owners who are behind on a mortgage or have a foreclosure case filed, before the house is sold at auction or taken back by the lender.
DealSherpa has 92 pre-foreclosure and sale records in the City of Indianapolis today, each matched to the house and its owner. An investor can reach these owners while they can still sell on their own terms.
Homes already owned by a bank are sold through agents and listing sites instead.
Also on DealSherpa
Nearby Markets
Indianapolis questions
Indianapolis Distressed Property FAQ
How many distressed properties are in Indianapolis?
3,349 houses in the City of Indianapolis carry at least one distress signal as of November 13, 2026, and 95 carry two or more. Records by type: probate 204, tax delinquent 864, pre-foreclosure 92, eviction 162, code violation 2,113.
Where does the Indianapolis data come from?
From public records: court filings and county and city records for the City of Indianapolis. DealSherpa reads them, matches each record to its house, and joins the lists so a house on several of them shows once, with every signal.
How often are Indianapolis leads updated?
The Indianapolis lists were last updated on November 13, 2026. Court and sale lists move daily or weekly; tax lists move with the county's collection calendar. Houses that are paid up, sold or resolved come off the list.
Can I get the Marion County tax delinquent list?
Yes. 864 houses in the City of Indianapolis are on the tax lists in DealSherpa today. Filter to them, add a second signal for a sharper list, then export it or push it to the CRM.
How much does DealSherpa cost?
DealSherpa Pro is $99/month and includes these lists, with a 3-day free trial. Plans for other tools start at $49/month; see the pricing page. Skip tracing is 12¢ per owner.
Which nearby markets are covered?
Fort Wayne, IN. Each has its own page with its own counts.
Other questions? See plans and pricing or email jack@dealsherpa.app.
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About this page. The counts cover the City of Indianapolis, Indiana, and are read from DealSherpa's own records, last updated November 13, 2026; the market has been tracked since October 2026. A flagged house is one with at least one of the signals listed above; it is not a listing, an offer or a guarantee that the owner will sell. Recently sold houses are excluded. The sample houses show the city and ZIP only; addresses, owner names and contact details are available inside DealSherpa to subscribers, subject to its terms.