Blackford County, Indiana

Sep 30, 2026 · yesterday

Tax Lienscheduledvia County site

Parcels

125

18 land-only hidden

Opening bids

$296,917

all parcels priced

Redemption

365 days

10% flat penalty

Quiet title

$2K–$5K

typically required

IN caveats

THE PENALTY BASE IS THE MINIMUM BID, NOT YOUR BID. 110%/115% under IC 6-1.1-25-2 is computed on the minimum bid; the amount you paid above it earns only 5% per annum, and only for sales after 2014-06-30. Indiana sells by premium bidding, so on any competitive parcel the modelled tier overstates the return — a $1,200 minimum taken at $6,000 returns 10% on $1,200 and 5%/yr on $4,800, not 10% on $6,000. Treat the computed penalty as a ceiling until the type carries a penalty base.
THREE REDEMPTION REGIMES AND THIS ROW ENCODES ONE. IC 6-1.1-25-4(a): one year at an ordinary county tax sale; 120 days where the county executive holds the lien and the certificate went unsold, or on sale to a qualified purchasing agency; and NO redemption at all for a parcel on the county auditor's vacant-and-abandoned list under IC 6-1.1-24-1.5. Establish which applies before trusting the hold period — a vacant-and-abandoned parcel is effectively a deed sale.
Redemption also repays every subsequent tax, special assessment, interest, penalty and fee the purchaser paid after the sale, so carrying taxes during the redemption year is recoverable rather than sunk — but only if the parcel is in fact redeemed.
Commissioners' certificate sales under IC 6-1.1-24-6.1 sell previously unsold parcels at a discounted minimum bid set by the county executive, advertised three consecutive weeks at least thirty days ahead. Cheaper entry, 120-day redemption, and generally the parcels nobody wanted at the regular sale.
A tax deed is not a marketable title. After redemption lapses the purchaser must petition the court under IC 6-1.1-25-4.6, having given the notices required by IC 6-1.1-25-4.5; defective notice is the usual ground on which an Indiana tax deed is later attacked.
If the parcel sells above the minimum bid and is NOT redeemed, the former owner may claim the tax sale surplus. That money is not the purchaser's and should never be modelled as recoverable.
quietTitle costs here are a placeholder and have not been reviewed by the operator. Do not rely on a computed Indiana max bid until they are set.

Blackford County rulesstate defaults

Sale type: Tax Lien
Redemption period: 1 year from sale
Investor return: 10–15% plus 5–10% penalty depending on timing
Governing statute: Indiana Code Title 6, Art. 1.1
Population: 11,816 residents

Notes

County-run certificate sales; unsold liens may go to a commissioners' sale.

Inherited from Indiana rather than researched for Blackford: type, redemption, returns, statute, notes.

Parcels — ranked by assessed value over opening bid

Show 18 land-only parcel(s)

Parcel	Address	Opening bid	Assessed	Spread	Status
005-01536-02	1501 S SPRING ST · HARTFORD CITY IN 47348	$219	—	—	pending
005-04169-00	703 W VAN CLEVE · HARTFORD CITY IN 47348	$224	—	—	pending
005-50042-02	800 N PROSPECT · HARTFORD CITY IN 47348	$235	—	—	pending
005-03311-00

Spread is not profit.It compares the opening bid to the county's assessed value, which is not market value — Indiana assesses at 100% of true tax value (assessed value has equalled 100% of true tax value since the 2001 assessment year), so the statutory ratio is 1.0. Open a parcel to run the full max-bid analysis, which accounts for the assessment ratio, surviving liens, quiet title, and holding costs.