You can sell your Indianapolis house for cash without repairs, showings, or listing it.
Submit the address. You’ll have a cash offer within 24 hours. Close in 7 to 14 days — or pick a later date if you need more time to move. No agent commission, which is 5 to 6 percent you keep. No repairs, no staging, no open houses. We buy houses as-is across Marion County and the broader Indianapolis metro.
Short version: Cash offer within 24 hours. Close in 7–14 days. No fees, no commission, no repairs. The catch: if your house is in good shape and you have 60 days, you’ll probably net more listing with an agent. We’ll tell you that honestly if it applies to your situation.
What happens after you give us the address
You submit the address and your phone number. Someone calls you — usually same day, within a few hours. They ask about the condition of the house, any liens or back taxes, and when you need to close. That conversation takes ten minutes.
Within 24 hours you have a written cash offer. No obligation to take it. If you want a week to think it over, the offer stays open.
If you accept, we handle the title work. You pick the closing date — 7 days out or 60 days out, whatever fits your situation. We’ve bought more than 100 houses and we know what a complicated closing looks like: a lien that needs clearing, an estate still in probate, a co-owner who’s hard to locate. If something will slow the timeline down, we tell you before you make plans around it.
We buy directly, and where we’re not the right buyer for a property, we’ll bring one who is — another cash buyer in our network. Either way: no commission, no showings, no one asking you to repaint the kitchen.
Why some Indianapolis houses don’t sell on the open market
Marion County sits on glacial till — heavy, clay-rich soil deposited by the last ice age. That clay expands when it absorbs water in a wet spring and contracts when it dries out in August. The cycle is slow and seasonal, but over 30 or 40 years it’s relentless on foundations.
Homes in Lawrence, Beech Grove, and Speedway built on slab-on-grade commonly show the result: step cracks in exterior brick, stair-step cracking at the corners of basement walls, doors that stick in summer. For a cash buyer, that’s a known condition and a line item. For an FHA, VA, or USDA buyer, it’s a hard stop.
Federal loan programs require appraisers to flag any visible structural or foundation concern. The appraisal comes back conditional on a structural engineer’s report, and then on repairs. Foundation stabilization in Indianapolis runs $8,000 to $25,000 depending on the method — helical piers for severe settlement, carbon fiber straps for bowing basement walls. Sellers who can’t or won’t spend that money before closing are effectively selling to cash buyers only, whether they know it yet or not.
Irvington and Fountain Square have a related problem: homes built between 1890 and 1940 with original galvanized steel plumbing. Galvanized corrodes from the inside out. By year 50 the bore is pitted and water pressure drops. FHA lenders require the pipe replaced before they’ll fund. On a two-story Craftsman bungalow in Irvington that’s a $5,000 to $12,000 job. If you’re not in a position to do it, the buyer pool shrinks to cash.
For more on what as-is means in practice — what inspectors flag, what you’re required to disclose, and when it makes financial sense to fix versus price around it — see our page on how to sell a house as-is.
Indiana foreclosure — what the timeline means for your deadline
Indiana uses a judicial foreclosure process. The lender has to file a lawsuit, serve you with the complaint, get a court judgment, and then schedule a sheriff’s sale. That’s slower than Tennessee, where most foreclosures move from the first notice to auction in about 60 days with no court involvement.
In Marion County, the window from the lender’s first court filing to the sheriff’s sale typically runs 150 to 270 days. That’s meaningful runway — but the trap is assuming you have more time than you do and running out of options in the last 30 days with the sale already scheduled and advertised.
Once the Marion County Sheriff’s Office conducts the sale, it’s final. Indiana eliminated the statutory right of redemption for most residential mortgage foreclosures. There’s no six-month window to reclaim the house after the gavel falls, the way Minnesota law allows. The title transfers at the sale. The time to sell is before that date.
You can sell at any point before the sheriff’s sale. If you’re in foreclosure and want to know whether a cash sale is feasible on your timeline, call us. We’ve seen the foreclosure summons. We can tell you whether there’s enough runway to close. For more on what each stage of the process allows, see our pages on selling while in foreclosure and selling before foreclosure.
When you should not sell to us
If your house is in Broad Ripple, Meridian-Kessler, or Irvington and it’s genuinely in good shape — updated plumbing, no visible foundation movement, a roof under 15 years old — list it with an agent. Those neighborhoods attract buyers willing to pay a premium for move-in-ready. You will net more than our cash offer, probably significantly more.
Cash buyers pay below retail. That’s not a flaw — it’s the math of buying as-is with cash, closing on a short timeline, and carrying the repair risk after we own it. What you get back is certainty, speed, and no repair bill. If you don’t need those things, you don’t need us.
If you’re not sure which side of that line you’re on, call us. We’ll give you a straight answer about what you’d likely net listing versus what we’d offer. That conversation is free and commits you to nothing.
Cash offer vs. listing in Indianapolis — the honest comparison
| Cash offer | Listing with an agent | |
|---|---|---|
| Time to close | 7–14 days | 30–90+ days |
| Foundation or plumbing repairs | Not required | Often required for FHA/VA buyers |
| Agent commission | None | 5–6% of sale price |
| Closing costs | We cover them | Typically seller-paid |
| Showings | None | Multiple, often inconvenient |
| Offer certainty | Firm cash offer | Depends on buyer financing |
| Price | Below retail | Closer to market value |
Straight answers
Can I sell my Indianapolis house if I’m behind on payments?
Yes. The sale proceeds pay off whatever is owed to the lender at closing. If the payoff balance is higher than what we can offer — if you’re underwater — we’ll tell you that on the call. That situation usually means a short sale, where the lender agrees to accept less than the full payoff. We can explain what that involves.
What if the house has foundation cracks from the clay soil?
We buy houses with foundation issues. We’ve seen the seasonal cracking that shows up in Lawrence ranches and the bowing walls in older Beech Grove basements. We factor the repair cost into our offer. You don’t make the fix before closing.
Can I sell an inherited house in Indianapolis without going through probate?
It depends on how the property was titled. If it was held in a trust or in joint tenancy with right of survivorship, it passes outside of probate and you may be able to sell without opening an estate. If it’s in a solo name and the total estate value is under $100,000, Indiana’s small estate affidavit may apply. Otherwise, you’ll need probate — typically four to eight months for a supervised estate, faster if you’re serving as independent executor. See our page on selling an inherited house for what each situation allows.
What if there are back taxes or a lien on the property?
We deal with tax liens, mechanic’s liens, and judgment liens regularly. Most get paid off at closing from the proceeds — the title company handles the payoffs and it comes out of what you’d receive. We pull a title report early so nothing surfaces at the closing table.
Which neighborhoods in Indianapolis do you buy in?
Across Marion County: Irvington, Fountain Square, Broad Ripple, Speedway, Lawrence, Warren Township, Pike Township, Beech Grove, Decatur Township. We also buy in communities just outside the county — Avon, Greenwood, Fishers, Carmel, Noblesville. Submit the address and we’ll confirm.
One step
Submit the address below. You’ll have a cash offer within 24 hours and no obligation to accept. For questions about your specific situation — foreclosure, inherited property, foundation issues, back taxes — call us first at (615) 780-7349 and we’ll give you a straight answer before you decide anything.
We buy houses across Indiana — see our Indiana page for more on how we work statewide.