Most real estate investors know about foreclosures and evictions. But tax deed petitions in Indiana are one of the least-discussed — and most profitable — lead sources available. If you know how to find them early, you can get in front of motivated sellers before anyone else does.
What Is a Tax Deed Petition?
When a property owner in Indiana falls behind on property taxes, the county can eventually petition the court to transfer the deed to a new party. This process is called a Tax Deed Petition (TP) and it's filed publicly through the Indiana court system.
The timeline looks like this:
- Property owner misses property tax payments
- County offers a tax lien certificate at auction (Tax Sale)
- If the owner doesn't redeem the lien within the statutory period (typically 1 year), the lien holder can petition the court for a tax deed
- The court filing becomes a public record — visible in Indiana's MyCase system
Once a Tax Deed Petition is filed, it signals that the owner is in serious financial distress and may be very motivated to sell — often at a discount — to avoid losing the property entirely.
Why Tax Deed Petitions Are a Gold Mine for Investors
The window between a TP filing and final deed transfer is often 60–120 days. During this time, the property owner still has redemption rights — meaning they can pay off the tax debt and keep the property. Many owners in this situation are desperate for a way out.
This creates an opportunity for investors to:
- Contact the owner directly and offer to purchase the property (often well below market value)
- Pay off the tax debt and negotiate an assignment of deed
- Partner with the lien holder to acquire the property at a discount once the deed transfers
Because most investors aren't watching for TP filings, competition is extremely low compared to foreclosure listings on Zillow or Realtor.com.
How to Find Tax Deed Petitions in Indiana
Tax Deed Petitions are filed through the Indiana court system and are publicly accessible via Indiana MyCase. They're classified under the case type code "TP".
The challenge is that MyCase isn't designed for bulk prospecting. Searching county by county, case type by case type, manually — it's time-consuming and easy to miss filings.
Tools like CourtLeads Pro automate this process, scanning Indiana court records daily and alerting you when new TP filings appear in your target counties — so you're always first to know.
What to Do When You Find a TP Filing
Once you've identified a Tax Deed Petition, move quickly:
- Look up the property — Check the county assessor's GIS or the DLGF assessment database for property details, assessed value, and ownership history
- Skip trace the owner — Find a current phone number or mailing address
- Make contact early — A direct mail piece or door knock before the deed transfers gives you the best shot at a deal
- Know the numbers — Understand the redemption amount (taxes owed + fees) so you know your acquisition cost floor
Indiana Tax Deed vs. Tax Lien: What's the Difference?
Indiana is a tax lien state, meaning the county sells the tax debt (not the property) at auction first. The lien holder then has the right to petition for a deed if the owner doesn't redeem. This is different from states like Georgia or Texas where the deed transfers directly at the tax sale.
Understanding this distinction matters because the TP filing is the critical trigger point — it means the redemption period is expiring and the clock is ticking.
Bottom Line
Tax deed petitions represent motivated sellers at a critical financial crossroads. By monitoring Indiana court records for TP filings in your target counties, you can consistently find off-market deals that never appear on the MLS.
The investors who win in this space are the ones who see these filings the day they're submitted — not weeks later. That's exactly what CourtLeads Pro is built to do.