We buy houses across Indiana for cash — no repairs, no agent, no closing costs.
Submit the address. You’ll have a cash offer within 24 hours. Close in 7 to 14 days, or pick a date that works for your situation. No commission, no fees, no repairs required. We’ve bought more than 100 houses and we buy as-is — whatever condition the property is in.
Short version: Cash offer in 24 hours. Close in 7–14 days. No repairs, no commission, no closing costs. Works across Marion County, Hamilton County, Hendricks County, and statewide.
What’s different about selling a house in Indiana
Indiana uses a judicial foreclosure process — the lender has to file a lawsuit, serve you, get a court judgment, and then schedule a sheriff’s sale. That makes it slower than states like Tennessee, where non-judicial foreclosures can move from default notice to auction in about 60 days with no court involved.
In Marion County, the window from the lender’s first court filing to the sheriff’s sale typically runs 150 to 270 days. That gives sellers more runway than a Tennessee foreclosure — but there’s a critical difference on the back end: Indiana eliminated the statutory right of redemption for most residential mortgage foreclosures. Once the sheriff’s sale is complete in Indiana, the title transfers. There’s no six-month post-sale window to reclaim the property, the way Minnesota law allows. The time to act is before the sale date.
The foundation problem Marion County doesn’t advertise
Marion County sits on heavy glacial clay soil. It expands in wet weather and contracts when it dries — and that seasonal cycle, over 30 or 40 years, cracks foundations, racks door frames, and shifts slabs. Homes in Lawrence, Beech Grove, and Speedway built on slab-on-grade commonly show step cracks in exterior brick and stair-step cracking at basement wall corners.
For a cash buyer, that’s a known condition and a line item in the repair estimate. For FHA, VA, or USDA buyers, it’s a hard stop — federal lending programs require appraisers to flag any visible structural concern, which conditions the loan on a structural engineer’s report and then repairs. Foundation stabilization in the Indianapolis area runs $8,000 to $25,000 depending on severity. Sellers who can’t or don’t want to pay that before closing are selling to cash buyers only, regardless of what the list price says.
Older homes in Irvington and Fountain Square carry a second issue: original galvanized steel plumbing from the 1900s–1940s that corrodes from the inside out. FHA lenders require it replaced before funding. We buy those houses — the repair cost comes out of the offer, not out of your pocket before closing.
When a cash offer makes sense — and when it doesn’t
A cash offer makes sense when the house has a condition problem that blocks financing, when the foreclosure deadline is real, when an estate needs to close without absorbing a repair bill, or when you need to be done in two weeks. Those are the situations we’re built for.
It doesn’t make sense if the house is in good shape and you have two months. List it with an agent and you’ll net more. We’ll tell you that honestly if it’s your situation.
Indiana cities we buy in
Give us the address
Submit it below. You’ll have a cash offer within 24 hours and no obligation to accept. Or call us directly at (615) 780-7349 with questions about your situation first.