Kokomo, Greentown, Russiaville & the surrounding area — we help local homeowners understand every option before deciding what to do.
If you own a home in Kokomo or anywhere in Howard County that's become a burden — delinquent property taxes or a tax sale, an inherited home in probate, liens, a foreclosure, or repairs you can't take on — you have more than one way forward. We'll walk you through all of them in plain language.
Indiana has its own rules, timelines, and homeowner protections, and the right move depends on your situation, your timeline, and your goals. Depending on what you're facing, that might mean redeeming a tax sale, listing on the local market, resolving a title issue, or selling directly to us for cash.
So there's no confusion about who you're dealing with: This solicitation is not from a licensed real estate professional. River Capital LLC is a private buyer, not a brokerage or law firm — we help you understand your options and can purchase your property directly.
Tell us about the property. A no-obligation cash offer is one of the options we'll cover.
In Indiana, unpaid property taxes can eventually put your home in a county tax sale — but the law builds in a redemption window that gives owners a real chance to recover. If Howard County taxes go delinquent, the property can be placed on the annual tax sale list and a tax certificate sold to a bidder. Critically, that bidder doesn't own your home; they hold a lien and must wait out the redemption period before they can seek a tax deed.
For most properties, the redemption period is one year from the date of the tax sale. To redeem, you pay the minimum bid plus a penalty that increases the longer you wait — generally about 110% of the minimum bid if you redeem within six months, and about 115% after six months but within the year, plus other costs and interest. The buyer is required to send you notice of your right to redeem, generally within the first several months of the sale. Some situations are different: certain county-held or assigned certificates carry a shorter 120-day window, and properties on the county's certified vacant-and-abandoned list may have no redemption period at all.
The takeaway is that doing nothing is the costliest choice, but you usually have options well short of losing the home: paying or arranging the delinquent taxes, refinancing or borrowing against equity, listing the property, or selling to a direct buyer who can clear the taxes at closing. (This is general information about Indiana's process, not legal advice — deadlines and amounts vary, so confirm specifics with the Howard County Treasurer/Auditor or an Indiana attorney.) If you'd like help mapping your options on a specific Kokomo or Howard County property, we're glad to walk through it with you at no cost.
Indiana is a judicial foreclosure state, so a lender can't simply auction your home — it has to file a lawsuit in court first. Federal rules usually prevent foreclosure from starting until you're at least 120 days behind. After filing, Indiana law requires a waiting period — generally about three months before the court issues an order of sale — during which you can request a settlement conference to discuss alternatives with your lender.
If the case reaches judgment, the home is sold at a sheriff's sale, which must occur within 120 days of the judgment. All told, the process often runs nine months to more than a year from the first missed payment. Indiana's post-sale redemption rights are narrow, so the practical time to act — reinstating, a modification, refinancing, listing, or a direct sale — is before the sheriff's sale. (General information, not legal advice — confirm specifics with a Howard County attorney or a HUD-approved housing counselor.)
Related guides: Foreclosure · Probate & Inherited · Back Taxes · Liens & Title · As-Is / Repairs
In a hurry to sell your house fast for cash? See Sell My House Fast in Kokomo — we buy houses as-is, no fees, close on your timeline.
Let's talk it through. We'll give you a straight answer and a clear look at every option — no pressure, no obligation.
