Indiana real estate: buy or sell with a local AXEN agent
Indiana has no transfer tax, makes the seller hand you a disclosure form before your offer is accepted, and caps the property tax on the home you live in at 1% of its value. Here is what is the same everywhere in Indiana, and where to search homes.
Indiana: search homes by city
Tap a city to see the newest homes for sale there.
What every Indiana buyer and seller should know
The seller's disclosure comes before your offer is accepted
Indiana makes the owner of a 1 to 4 unit home fill out and sign the state disclosure form and give it to you before an offer is accepted (IC 32-21-5-10). An accepted offer cannot be enforced against the buyer until both of you have signed the form.
A defect disclosed late lets you cancel
If you get the form, or an amended form, after your offer was accepted and it shows a defect, you can cancel in writing within 2 business days after you receive it. You owe nothing for cancelling and your deposits come back (IC 32-21-5-13).
The seller is only on the hook for what they knew
An Indiana owner is not liable for an error or gap that was outside their actual knowledge, or that came from a public agency or a licensed professional they reasonably relied on (IC 32-21-5-11). The form is not a warranty. Your inspection is what finds the rest.
There is no transfer tax
Indiana does not charge a state or county real estate transfer tax or deed stamps. That is a real saving compared to most states. You still pay county recording fees to record the deed and mortgage.
A sales disclosure form is filed at closing
Almost every sale needs Indiana's Sales Disclosure Form, State Form 46021, filed with the county auditor (IC 6-1.1-5.5). It reports the price and terms for property tax purposes, and it is also where you tell the county the home will be your main residence. A $10 fee applies in many cases.
File for the homestead deduction
The homestead deduction lowers the taxable value of the home you live in. You apply to the county auditor, and to count for a given year the application is due by January 15 of the year the taxes are due. Checking the box on the sales disclosure form usually starts it.
Your tax bill is capped at 1% of value
Indiana's constitution caps the property tax bill on a homestead at 1% of its gross assessed value. Other homes, like rentals and second homes, are capped at 2%, and most other property at 3%. Local levies can still add some charges outside the cap, like referendum taxes.
A death or crime does not have to be disclosed
Indiana law does not make a seller or agent disclose that a home was the site of a death, suicide or crime, or that someone who lived there had certain illnesses. If it matters to you, ask directly and in writing.
Closing costs in Indiana: who pays what
Who pays what in Indiana. There is no transfer tax. Recording fees are set by the county. The rest is custom and can be negotiated.
| Buyer pays | How it works |
|---|---|
| Lender's title policy | By custom the buyer pays it. Based on the loan amount. |
| Closing fee | A flat fee from the title company, often split. |
| Recording the deed and mortgage | County recorder fees. |
| Home inspection | A flat fee. Not required, but worth it. |
| Well and septic checks | Only on homes without city water and sewer. |
| HOA transfer fees | Whatever the association charges. |
| Tax proration | Indiana bills property taxes a year behind, so closing splits them. |
| Your own lawyer | Optional. |
| Seller pays | How it works |
|---|---|
| Transfer tax | None. Indiana does not have one. |
| Owner's title policy | By custom the seller buys it for the buyer in most of Indiana. |
| Closing fee | A flat fee from the title company, often split. |
| Deed preparation | A flat fee from the title company or a lawyer. |
| Sales disclosure form fee | $10 to the county auditor in many cases. |
| Mortgage payoff and release | Your lender's payoff plus the fee to record the release. |
| Listing agent's commission | Set in your listing agreement. Always negotiable. |
| Tax proration | Your share of taxes for the time you owned the home. |
Fees change. Indiana has no transfer tax. Each county sets its recording fees. Confirm current numbers with your title company.
How a Indiana home purchase runs
The order most Indiana purchases follow. Your purchase agreement sets the exact deadlines, so keep a calendar.
Get pre-approved →-
Get pre-approved. Know your budget and payment before you tour.
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Read the seller's disclosure. You should get it before your offer is accepted.
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Sign the purchase agreement. Your earnest money is held in escrow.
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Inspect. Add well and septic checks if the home has them.
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HOA or condo? Get the documents. Ask for the rules, budget and any assessments.
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Appraisal and loan approval. The lender orders the appraisal and finishes underwriting.
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Title work. The title company clears liens and prepares the policy.
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Final walk-through. Check the home is in the condition you agreed to.
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Close and claim your homestead. Sign at the title company and mark the home as your residence on the sales disclosure form.
Indiana by region
Indiana markets run from the Indianapolis suburbs to towns near Chicago and Louisville. Tap a city to see the newest homes for sale there.
Indianapolis and its suburbs
The state capital and the fast-growing towns north and south of it.
Northern Indiana
Fort Wayne and the South Bend and Elkhart area.
AXEN Realty in Indiana
Every AXEN agent in Indiana works under a licensed managing broker: Katherine Zamora (AXEN Realty, LLC, firm license RC52600007). See every state on the state brokers page.
Buying? Start with the home buying guide and get pre-approved.
Selling? Read the home selling guide and get your home value.
Moving here? Read buying in a new state.
Indiana real estate questions
Is there a transfer tax in Indiana?
No. Indiana has no state or county real estate transfer tax. You will still pay county fees to record the deed and mortgage, and a sales disclosure form is filed at closing.
When does the seller have to give me the disclosure form?
Before your offer is accepted. If it comes after, and it shows a defect, you can cancel in writing within 2 business days of getting it and your deposits come back.
Do I need a lawyer to buy or sell a home in Indiana?
State law does not require one. Title companies handle most closings. You can hire a lawyer at any point, and it helps for estates, land contracts and unusual titles.
How do I get the homestead deduction?
Mark the home as your main residence on the sales disclosure form at closing, or apply to the county auditor. It is due by January 15 of the year the taxes are due. It only covers the home you live in.
How much can my property taxes be?
Indiana caps the tax bill on your homestead at 1% of its gross assessed value. Rentals and second homes are capped at 2%. Some voter-approved referendum taxes can be added outside the cap.
Who usually pays for title insurance?
By custom in most of Indiana the seller buys the owner's policy for the buyer, and the buyer pays for the lender's policy. The purchase agreement decides, so read that section.
Is a home inspection required in Indiana?
No law requires one. The seller's form is not a warranty, and the seller is only liable for what they knew, so get an inspection. Add a well and septic check if the home has them.
What is the sales disclosure form?
It is State Form 46021, filed with the county auditor for almost every sale. It reports the price for property tax purposes and lets you claim the home as your main residence. Your title company usually files it.