New listing in Montpelier, IN
Montpelier, Blackford County, IN
New this week · locked on the free plan
The address, the county source link, the opening bid and the spread are on Basic today. The free plan sees this listing on Oct 22.
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Distress timeline
Sources: SRI Incorporated (Foreclosure)
How to act on this listing · IN
Sheriff / judicial foreclosure saleA sheriff's deed, executed and recorded by the sheriff right after the sale, conveying 'all the right, title, and interest held or claimed by all of the parties to the action' (IC 32-29-7-10). Sold as-is with no inspection; Hamilton County warns properties 'are not guaranteed free and clear of encumbrances' and unpaid water/sewer bills and other liens may survive.
- Redemption
- None after the sale. The owner may redeem only before the sale by paying the judgment, interest and costs (IC 32-29-7-7); IC 32-29-7-13 bars post-foreclosure redemption for mortgages made after June 30, 1931 except as that chapter provides. Daviess County notes the IRS keeps a 120-day federal redemption right where a federal tax lien exists.
- Deposit
- County by county. Hamilton County: the full amount you intend to bid, in certified funds payable to 'Sheriff of Hamilton County', at the time of sale. Daviess County: full amount by noon the next day by cashier's or bank check. A defaulting buyer is liable for any shortfall on resale plus up to 10% damages (IC 32-29-7-9).
- Balance due
- Same day (Hamilton) or noon the following day (Daviess); set by each sheriff.
- To bid
- County by county. Hamilton County: complete the Sheriff's Sale Registration Form, affirm you owe no delinquent property taxes, and be registered and present to bid (registration 9:00-11:30 a.m., bidding at noon).
- Where
- Public auction at the sheriff's office or another location, or electronically, between 10 a.m. and 4 p.m. any day but Sunday (IC 32-29-7-3). Hamilton: sheriff's office lobby; Daviess: sheriff's office.
- When
- Year-round, on each sheriff's own calendar (Hamilton: alternating Thursdays; Daviess: third Wednesday, every other month). Advertised once a week for 3 weeks, first notice at least 30 days before the sale (IC 32-29-7-3).
Watch out for
- •No access and no inspection before the sale; the buyer researches liens, back taxes, and any federal or state claims alone.
- •Liens and utility bills not named in the foreclosure can survive the sheriff's deed -- pull the recorder, treasurer and utility records first.
- •Bring the whole bid in certified funds in some counties (Hamilton); a bad check or no-show leaves you liable for the deficiency on resale plus 10% damages.
- •The plaintiff opens the bidding and may credit-bid; there is no post-sale redemption to unwind an over-bid.
Rules checked 2026-09-17 against codes.findlaw.com, hamiltoncounty.in.gov, daviess.org. Terms vary by county — confirm Blackford County's own notice and the linked source before you bid. Not legal advice.
Due diligence checklist
- 01
Pull a title report
Confirm what liens survive the sale. Many tax sales wipe junior liens but not federal IRS or municipal liens. A title company can run this for ~$50-150.
- 02
Drive by the property
Check occupancy, exterior condition, signs of vandalism, neighborhood comps. You won't get inside before the auction in most cases.
- 03
Have funds ready before bidding
Most sheriff/tax sales require payment same-day or within 24 hours via cashier's check or wire. Pre-approval letters are not accepted.
- 04
Run the numbers
Add holding costs (taxes, insurance, utilities), renovation budget, and selling costs to your max bid. A property at 60% of ARV often needs 30%+ in repairs.
- 05
Talk to a real-estate attorney
Distressed sales in IN have rules that vary by county. A 30-min consult before your first auction is worth it.
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Disclaimer: Property data is collected from public county records and may not be fully current or accurate. Always verify information directly with the county before making any decisions.