You need a cash offer on your Indianapolis house. Here is how this works.
Submit your address. You will have a cash offer within 24 hours — no touring, no inspections you pay for, no waiting on a buyer’s financing to clear. We buy houses in Indianapolis and throughout Marion County in as-is condition: no repairs, no cleaning, no agent commission taken out of your proceeds.
The short version: Cash offer within 24 hours of your address. Close in 7 to 14 days, or on whatever date works for you. No fees, no commission, no repairs. We buy directly and where we’re not the right buyer, we will bring you one who is.
What kinds of situations actually call for this?
Most people who contact us have a deadline. Not a preference — a real deadline. Here is what that usually looks like in Indianapolis:
- A Marion County foreclosure complaint filed, with a court date they didn’t expect this soon
- An inherited house on the east side that no one in the family wants to manage or maintain
- A rental near Fountain Square that’s been vacant since the last tenant left and needs work before any lender will appraise it
- A 1960s ranch in Beech Grove with aluminum wiring that keeps failing conventional loan appraisals
- A divorce where both people want the equity out and neither wants to manage a four-month listing
The answer is the same in every case: give us the address and we’ll tell you the number within 24 hours.
If you are in foreclosure in Indiana, here is what your timeline actually looks like
Indiana is a judicial foreclosure state. The lender has to file a lawsuit in Marion County Circuit or Superior Court before any sale can happen. You have 30 days to respond to the complaint once it is served. If there is no response, the court enters a default judgment and schedules a sheriff’s sale — which typically occurs 60 to 90 days after judgment.
From the day the complaint is filed to the day of the sheriff’s sale: five to eight months in Marion County is a realistic timeline. That is longer than Tennessee, where most foreclosures are non-judicial and can complete in six to eight weeks, but shorter than Florida, which regularly stretches past a year in contested cases. If you’re already past the filing stage and trying to understand your options, our full breakdown of selling during active foreclosure covers the court timeline and what you can still control.
The key fact: you can sell your house right up until the sheriff’s sale is completed. Once the sheriff’s deed is issued, the lender takes title and your window is gone. Indiana does not provide a post-sale right of redemption for most residential mortgage foreclosures — unlike some states where homeowners have months to buy the property back after the auction. The sheriff’s sale date is the real and final deadline.
If you’re dealing with foreclosure elsewhere in Indiana — Fort Wayne, South Bend, Bloomington — the judicial process and timeline are the same statewide. Our Indiana home buying overview covers what sellers in every county need to know.
What actually stops houses from selling in Indianapolis
Not every Indianapolis house sells cleanly through a conventional agent listing. A few specific problems come up constantly in this market:
Aluminum wiring. A significant number of Indianapolis homes built between 1965 and 1973 — particularly in Lawrence, Speedway, and parts of the near-northside — have aluminum branch wiring. FHA, VA, and USDA loans require either full rewiring or an AFCI breaker upgrade before they’ll close on it. That eliminates most first-time buyers. A cash buyer doesn’t carry that lender requirement.
Floodplain properties. Homes near White River, Fall Creek, or Eagle Creek in low-lying sections of Marion County often carry mandatory flood insurance. When that policy runs $3,000 to $5,000 annually, financed buyers either can’t qualify for the mortgage or simply walk. Cash buyers take that on without a lender objecting.
Pre-1978 homes with deteriorated paint surfaces. Neighborhoods like Martindale-Brightwood, Haughville, and the near east side have significant older housing stock. FHA appraisals require lead paint stabilization on any deteriorating surfaces before the loan closes. If the house already needs repairs, those requirements stack up fast. We buy as-is and handle condition issues on our end.
Homes that sat through an Indiana winter vacant. Pipes freeze. A house left unheated through a January cold snap can have burst pipes that turn a manageable fix into a gut renovation. By the time it’s discovered, the owner often isn’t in a position to do the repairs. We still make an offer on the house as it sits.
Three steps, and you can stop at any one of them
Here is exactly what happens after you submit your address:
Step 1. You give us the address and a few basic details. No photos needed, no walk-through scheduled on your end.
Step 2. Within 24 hours, we send a cash offer. No obligation to accept. Compare it to anything else you’re considering, talk to a realtor, or sit on it.
Step 3. If you accept, you pick the closing date. Seven days, 14 days, or longer — whatever the situation calls for. We handle the title work and pay our own closing costs. You walk away with the agreed number.
We buy directly, and where we’re not the right buyer for your specific property, we’ll bring you a cash buyer who is. Either way, you have an offer within 24 hours and no fees are deducted from your side at closing.
When you should not sell to us
Honestly, many sellers in Indianapolis are not a fit for a cash buyer. Here is when you probably should not call us:
If your house is in Carmel, Fishers, or Westfield and it’s in clean condition, an agent listing will almost certainly net you more money. The north-suburban Indianapolis market moves fast and buyers compete for well-maintained homes. A cash offer will always be below full retail — that is how the model works, and in a strong market with a house that shows well, you give up real equity to avoid the hassle.
If you have 90 days or more before any hard deadline and the house needs only cosmetic work, you may have time to make those improvements and capture more of the equity yourself.
We are the right tool when speed or certainty matters more than the last dollar: a foreclosure deadline, an estate that needs to close, a house that can’t clear a conventional appraisal, a rental you’re done managing. Call us when the situation has a timeline that an agent listing can’t reliably fit.
Straight answers to questions we actually get
Do you buy houses in all Indianapolis neighborhoods?
Yes. Broad Ripple, Fountain Square, Irvington, Bates-Hendricks, Speedway, Lawrence, Beech Grove, Southport — and Marion County communities like Cumberland, Rocky Ripple, and Warren Township. If it’s in Marion County, we look at it.
What if the house has tenants in it?
We buy tenant-occupied properties. If there’s a lease, we honor it. If it’s month-to-month, we talk through what that transition looks like. It’s not a disqualifier.
What if there is a lien on the house?
Liens get resolved at closing out of the proceeds. Tax liens, mechanic’s liens, judgment liens — they don’t prevent a sale. The title company handles the payoffs. We just need to know upfront so the offer reflects the actual net to you.
What if the house needs major repairs?
We buy as-is. Foundation issues, roof damage, fire damage, deferred maintenance — the offer accounts for the condition. You do not repair anything before closing.
Can I sell if I’m just behind on payments but not yet in foreclosure?
That is often the best time to call. If the lender hasn’t filed a complaint yet, you have more time and more options. Once the Marion County court filing happens, the clock runs. The earlier we talk, the more flexibility there is on timeline and price.
Give us the address
If you are in Indianapolis or anywhere in Marion County and want to know what a cash offer looks like on your specific house, start by giving us the address. You will have a number within 24 hours and no obligation to do anything with it. Call us at (615) 780-7349 or fill out the form on this page.