Auction Properties
Sheriff sales and online auctions move fast and have their own rules. I help you research a property ahead of time, walk the outside, and know the terms before auction day.
Plain-language steps, and what we do for you at each one.
In Indiana, a lender has to foreclose through the court. By law, the sale can't happen until at least 3 months after the lawsuit is filed (longer for some older mortgages). Once the court enters a judgment, the clerk sends it to the county sheriff.
We watch the county sale lists and flag homes that fit what you want.
The sheriff sets the sale within 120 days after receiving the judgment, and the sale is advertised ahead of time. Many counties now hold the sale online. Sales can be postponed or cancelled right up to sale day, often because the owner paid off the debt.
We keep an eye on the date and let you know if the sale moves or is cancelled.
Before auction day, we look at the property records, recent sales nearby, and anything else we can learn about the home. The sheriff does not check title for bidders, and some liens and taxes can stay with the property.
We research the property before auction day and suggest you get a title search before you bid.
Auction homes usually can't be toured inside, and people may still be living there. I'll walk the outside and point out roof, foundation and other visible concerns. Please don't go onto the property or disturb anyone living there.
We walk the outside with you.
The lender usually places the opening bid, often up to what it is owed under the court judgment. Each county sets its own registration, deposit and payment rules. In Marion County, for example, bidders register and enter a deposit online before the sale, and a winner pays by cashier's check or certified funds by 3 p.m. the Wednesday after. All bids are final.
We explain the terms and deposit rules, so you know what you need before sale day.
Decide your top price before the sale starts, counting repairs, back taxes, liens and moving-out costs. Bidding moves fast.
We help you work out a budget. You register and place your own bids with the county.
The winner gets a sheriff's deed once the sale is paid and processed. In Indiana, the owner can stop the sale by paying off the judgment before the sale, but generally can't buy the home back after it. A court can still set a sale aside in rare cases. If someone is still living in the home, you may need to go through the court to get possession.
We walk you through the next steps after the sale and point you to a real estate attorney or title company when you need one.
Auction properties are sold as-is, with no promise about condition or price. Doing the homework first is the best protection you have.
We help you understand what as-is means for you.
Please note: This is general information, not legal advice. Rules change and vary by county, so always read the county's current bidder instructions. Gard Real Estate does not submit bids or register bidders for sheriff sales.
About $273K owed to lender
Sheriff sale Dec 17 · sold as-is
About $331K owed to lender
Sheriff sale Dec 17 · sold as-is
About $2.1M owed to lender
Sheriff sale Dec 17 · sold as-is
About $447K owed to lender
Sheriff sale Nov 19 (postponed before) · no showings · sold as-is
About $534K owed to lender
Sheriff sale Dec 17 · sold as-is
Sheriff sale homes may not appear on the MLS.
