Sell your house fast in Indianapolis, IN
We buy Indianapolis-area houses as-is, for cash, from Lawrence to Greenwood. Get a fair offer within 24 hours and close on your schedule.
- Any condition, any situation
- We pay all closing costs
- Close in as little as 2–3 weeks
Get your Indianapolis cash offer
Takes 30 seconds. No obligation.
Prefer to talk? (312) 818-3954
Why Indianapolis homeowners sell to us
Indianapolis has a lot of older homes and rentals, and many owners would rather sell as-is than take on repairs or tenants’ problems.
Rentals & tenants
Sell a rental with tenants in place, even if they’re behind.
Older homes
Dated or damaged? We buy as-is.
Inherited homes
We help families sell inherited homes across Marion County.
Foreclosure
Indiana foreclosures go through the courts. Selling first can protect your equity.
Sold in 3 simple steps
Tell us about the house
Fill out the form or call. We’ll ask a few questions about the property and your timeline.
Get a fair cash offer
After a short walkthrough, you get a written offer within 24 hours, with the math explained.
Close on your date
Indiana sales close through a title company. Close in as little as 2–3 weeks, or on the date you pick. We pay all of your closing costs.
We buy all over the Indianapolis area
We buy across Marion, Hamilton, Hendricks, Johnson and Hancock counties.
“I lost my job and got behind on my mortgage… We closed in 9 days and I avoided foreclosure.”
“My brother and I inherited our mom’s house… They handled the entire process.”
Reviews from BAM sellers. We’ll add Indianapolis seller stories here as we close more deals locally.
What selling a house in Indianapolis looks like right now
Indianapolis has a lot of older housing stock close to downtown: early-1900s bungalows and foursquares in neighborhoods like Irvington and Fountain Square, postwar brick ranches on the near east and west sides, and a wide ring of 1960s-1990s subdivisions in Hamilton and Hendricks counties. Many inner-city houses need roof, HVAC, electrical or plumbing updates, and older basements often have water issues. Rental and inherited houses can sit vacant while heirs sort out probate, which drives up insurance and code-enforcement risk. Rising property tax assessments and homeowners insurance costs have also pushed some owners, especially those on fixed incomes, to consider selling as-is instead of financing repairs and carrying a house through a traditional listing. Indiana has no state or county real estate transfer tax, but sellers still owe title, closing and any negotiated commission costs.
Indianapolis market snapshot, August 2026
20.5% of homes sold above list price
Data: Redfin, City of Indianapolis, August 2026.
Probate, taxes and foreclosure in the Indianapolis area
Each county runs these a little differently. Here’s what matters when you’re selling an inherited house, dealing with back taxes or trying to stay ahead of a foreclosure. General information, not legal advice.
Marion County County seat: Indianapolis
- Probate
- Marion Superior Court, Probate Division (Civil Division D08), at 675 Justice Way, Indianapolis, handles estate administration and guardianships. Indiana’s small estate procedure can be used when the gross probate estate is $100,000 or less, as of 2026, under IC 29-1-8-1; real estate in a small estate passes by a separate recorded affidavit under IC 29-1-8-3.
- Property taxes
- The Marion County Assessor’s Office sets assessed values and the Office of the Marion County Treasurer bills and collects; appeals of an assessment generally must be filed by June 15 of the assessment year, or within 45 days of a notice of assessment if later, under IC 6-1.1-15-1.1.
- Foreclosure and tax sales
- Indiana mortgage foreclosures are judicial: the lender sues, and after judgment the Marion County Sheriff’s Office holds a public auction, with a required minimum three-month waiting period between filing and sale under IC 32-29-7-3. Unpaid property taxes lead to an annual county tax sale where the county sells a tax lien; owners keep a one-year right to redeem the property under IC 6-1.1-25-4 before a tax deed can issue.
Hamilton County County seat: Noblesville
- Probate
- Hamilton County’s Superior Courts, at the Hamilton County Judicial Center, 1 North 8th Street, Noblesville, handle probate matters. The same statewide small estate threshold applies: estates with $100,000 or less in gross probate assets, as of 2026, can skip full administration under IC 29-1-8-1.
- Property taxes
- The Hamilton County Assessor sets assessed values and the Hamilton County Treasurer bills and collects taxes; assessment appeals are due by June 15 of the assessment year, or within 45 days of a notice if issued later, under IC 6-1.1-15-1.1.
- Foreclosure and tax sales
- Foreclosures are judicial, and after a court judgment the Hamilton County Sheriff’s Office conducts the public sale, with at least a three-month wait after filing before a sale can occur, under IC 32-29-7-3. Delinquent taxes go to an annual county tax sale, with a one-year redemption period before a tax deed can be issued, under IC 6-1.1-25-4.
Hendricks County County seat: Danville
- Probate
- Hendricks County’s Circuit and Superior Courts, at the courthouse at 1 Courthouse Square, Danville, hear probate cases. Estates that qualify under Indiana’s $100,000 gross-asset small estate threshold, as of 2026, can avoid full probate under IC 29-1-8-1.
- Property taxes
- The Hendricks County Assessor sets assessed values and the Hendricks County Treasurer bills and collects; appeals of an assessed value are due by June 15 of the assessment year, or within 45 days of a later notice, under IC 6-1.1-15-1.1.
- Foreclosure and tax sales
- Foreclosures are judicial, with the Hendricks County Sheriff’s Office holding the auction after judgment and at least a three-month wait from filing under IC 32-29-7-3. Hendricks County runs an annual delinquent property tax sale under IC 6-1.1-24, and owners have one year to redeem before a tax deed issues under IC 6-1.1-25-4.
Where we buy houses around Indianapolis
We buy in every part of the metro, in any condition. These are some of the areas and ZIP codes we see most.
- Irvington462191870s-1920s Victorian and foursquare homes
- Broad Ripple46220early-1900s bungalows and cottages
- Fountain Square46203late-1800s to early-1900s frame homes
- Meridian-Kessler462081900s-1930s bungalows and larger period homes
- Near Eastside46201, 46202older frame homes needing rehab
- Haughville46222early-1900s worker cottages
- Butler-Tarkington462081920s-1950s brick homes
- Eagledale46222, 462241950s ranch homes
- Beech Grove46107postwar bungalows and ranches
- Speedway462241920s-1950s bungalows and ranches
- Carmel46032, 460331980s-2000s subdivision homes
- Fishers46037, 460381990s-2010s subdivision homes
- Noblesville46060, 46062mix of older downtown homes and newer subdivisions
- Avon461231990s-2010s subdivision homes
- Plainfield46168older town core plus newer subdivisions
- Brownsburg461121980s-2000s subdivision homes
What a Indianapolis seller actually walks away with
The list price isn’t what you keep. Here’s an illustrative example for a dated Indianapolis house that needs work. We used $220,000 as the fixed-up value, about 15% under the August 2026 Indianapolis median, because the example is an older bungalow or ranch that needs work.
| List it yourself | Sell to BAM as-is | |
|---|---|---|
| Sale price after repairs | $220,000 | Your offer amount |
| Repairs before listing | −$35,000 | $0 |
| Agent commissions (5.5% assumed) | −$12,100 | $0 |
| Title, escrow, transfer tax and other seller costs (est. 1.5%) | −$3,300 | $0, we pay them |
| Holding costs for 3 to 4 months (est. 1%) | −$2,200 | $0 |
| Inspection repair credits and concessions (est. 1%) | −$2,200 | $0 |
| What you walk away with | $165,200 | Your offer, dollar for dollar |
Illustrative example, not an offer or appraisal. Commissions are negotiable and every house is different. When you list traditionally, agent commission is negotiable and is typically the largest cost of selling. Indiana has no state or county real estate transfer tax, but every sale requires a completed sales disclosure form filed with the county. Sellers here commonly pay for the owner’s title insurance policy, though this can be negotiated in the purchase contract, and title and closing fees are usually split according to the contract.
Compare our cash offer to that bottom-line number, not to the list price. If it’s close, you skip the repairs, the showings and months of waiting. If listing will clearly net you more, we’ll tell you.
Sources for this page (15)
- indycourts.org/d08
- in.gov/courts/rules/probate/
- iga.in.gov/legislative/laws/2026/ic/titles/029#29-1-8-1
- indy.gov/agency/marion-county-assessors-office
- iga.in.gov/legislative/laws/2026/ic/titles/006#6-1.1-15-1.1
- iga.in.gov/legislative/laws/2026/ic/titles/032#32-29-7-3
- indy.gov/activity/prepare-for-a-tax-sale
- iga.in.gov/legislative/laws/2026/ic/titles/006#6-1.1-25-4
- in.gov/courts/local/hamilton-county
- hamiltoncounty.in.gov/210/Probate-Rules
- in.gov/courts/local/hendricks-county
- co.hendricks.in.us/topic/index.php?topicid=18&structureid=22
- in.gov/dlgf/state-forms/
- iga.in.gov/legislative/laws/2026/ic/titles/006#6-1.1-5.5
- redfin.com/city/9170/IN/Indianapolis/housing-market
Facts checked September 2026. Laws, deadlines and fees change, so confirm details with the county or a local attorney before you rely on them.
Selling a house for cash in Indianapolis
How does foreclosure work in Indiana?
Indiana is a judicial foreclosure state, so the lender has to go through the courts. That usually gives you time to sell first.
Do you buy houses that need major repairs?
Yes. We buy houses in any condition and handle the repairs ourselves after closing.
How fast can you close in Indianapolis?
In most cases in as little as 2–3 weeks. You can also choose a later date.
Who handles the closing?
A Indiana title company handles the closing. We pay all of your closing costs.
How long do I have to redeem my house after a Marion County tax sale?
Indiana gives property owners one year from the date of the tax sale to redeem, under IC 6-1.1-25-4. During that period you can pay the amount owed, plus interest and costs, to keep the property. If it is not redeemed, the tax sale buyer can petition the court for a tax deed. Selling the house before the tax sale, or before redemption expires, is usually the simplest way to protect any equity you have.
Can I sell an inherited house in Indianapolis without going through full probate?
Sometimes. If the gross probate estate is $100,000 or less as of 2026, Indiana lets heirs skip full court administration, and real estate can pass to the heirs by a recorded affidavit under IC 29-1-8-3. Above that threshold, the house typically needs to go through Marion Superior Court’s probate division, or the equivalent court in Hamilton or Hendricks County, before a personal representative can sign a deed and close a sale.
How much time do I have before a foreclosure sale in Indiana?
Indiana foreclosures are judicial, so the lender must sue and get a court judgment first. State law requires at least a three-month wait between when the case is filed and when the sheriff can hold the sale, under IC 32-29-7-3, and the process from first missed payment to sale is usually several months longer than that. Selling before the sheriff’s sale date lets you control the outcome and keep any equity instead of losing it at auction.
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