You aren't bidding for the deed; you’re bidding for a Tax Sale Certificate (a lien).
As the Jenner case illustrates, failing to notify all parties with a substantial interest can void your tax deed, even after it has been issued. You must personally serve or mail notice to the owner of record and any person with a recorded substantial interest within 90 days of purchase.
If the property does not redeem and you successfully receive a tax deed, you own the real estate. However, title insurance companies generally consider a tax deed to be an "un-insurable" title because the original owner was deprived of their property via a forced administrative sale.
Purchasing at a tax sale requires following a step‑by‑step process that varies slightly by county but follows state law. indiana tax sales top
Never bid on a property blindly. A tax sale removes some types of liens, but it does not guarantee a clear title, nor does it change the physical reality of the land.
Potential bidders must comply with the auction rules set by the county treasurer and register on the auction platform, which may be in‑person or online. Many Indiana counties now partner with platforms like SRI Tax Sale Services or ZeusAuction.com. For example, Monroe County holds its tax sale online at www.zeusauction.com, and the list of properties is certified July 1 each year and available on the auditor’s website after the first week of July.
: Most unprepared food (groceries), prescription drugs, and medical equipment are exempt from sales tax. You aren't bidding for the deed; you’re bidding
: Remote sellers must register and collect tax if their gross revenue from sales into Indiana exceeds $100,000 .
Indiana’s tax sale statutes are very detailed, and strict compliance with their requirements is critical. An attorney experienced in Indiana tax sales can help you navigate the notice requirements, quiet title procedures, and any county‑specific rules.
Use online, real-time tracking of tax sales to identify lien items and check their status efficiently. If the property does not redeem and you
Lists of available properties (the "advertising list") are usually made public by the county auditor in late July or early August 2026. 5. Risks and Considerations
Properties deemed "Vacant and Abandoned" (V&A) can be a jackpot. The legal requirements for these sales are slightly different, often streamlining the foreclosure process. If you see a V&A property in a desirable area, it’s worth a very close look.