HOWARD COUNTY SHERIFF'S OFFICE
If you have questions about Sheriff Sales please call (812) 434-6645
A Sheriff Sale is the result of a court ordered bank foreclosure for the non-payment of standard monthly mortgage. In Howard County, this sale is scheduled once each month (generally the second Tuesday of the month at 2 pm). This type of sale should not be confused with "Tax Sales" which are held twice a year by the Treasurer's Office for non-payment of real estate taxes.
Sheriff Sales are not held on property location. They are held in the Howard County Sheriff's Office, 1800 W Markland Av, Kokomo IN. Written bids are accepted on the form provided by the Sheriff's Office only on the day of the sale (from 2 pm to 3 pm). Properties that receive multiple bids will go to verbal bidding beginning soon after 3:00 and upon the completion of accepted written bids. All bids are final and irrevocable.
Bidders must have the funding available on the day of the sale. All bids must be paid IN FULL no later than noon the day after the day of the sale by certified cashier's check or bank check made payable to the Sheriff of Howard County. Letters of credit or other letters of verification are not accepted. All properties sold by the Sheriff's Office by court order are sold "as is." It is the buyer's responsibility to ensure that the buyer is aware of all legalities of such a purchase.
A list of foreclosure locations are listed on other pages on this site. They are also advertised in the legal section of the the Kokomo Herald beginning approximately six weeks prior to the sale. The full notice of sale is listed on other pages on this site.
Buyers of these properties become responsible for outstanding liens. It is the buyer's responsibility to research the property for liens and to ensure the legal description matches the common known street address. The Sheriff's Office does not warrant the common known street address as it is listed.
The Treasurer's office can advise if there are taxes owed on the property. These taxes may include real estate taxes, sewer liens, weed liens, ditch assessments and unsafe building liens.
The Assessor's office can give assessment information concerning lot size, square footage, room sizes, building materials, past ownership, yearly taxes due and etc.
The Recorder's Office and the County Clerk's Office may also have a record of any other liens against the property. A realtor may be able to give advice as to if the property has been listed before and can give a profile of the home if it has been listed for sale in the past.
Title searches are the responsibility of the purchasing parties. Buyers should be aware that any Federal or State liens become the responsibility of the new purchaser. While the Sheriff's sale and issuance of a Sheriff's deed to the purchaser will eliminate or clear claims of lien holders specifically named in the complaint against the original mortgage holder, the IRS has 120 days from the date of the sale to redeem the property if they hold interest in it.
In many cases, individuals still reside in these properties. Generally an interested individual cannot view the inside of the property prior to the sale. If those who reside on the property prior to the sale have not moved by the day of the sale, it is the responsibility of the purchasing party to file the proper eviction papers through the court system. Personal belongings left by the previous homeowner must also be stored by the new purchaser. Please contact the Civil Process Department to find out the details concerning this action.
Sale Day and Afterwards
You do not need to register upon entry to the sale. However, you will need to show valid identification for information purposes when you become the successful bidder on any property.
The Sheriff's Office does not act as a Realtor and cannot provide keys for the purchased properties. It is the responsibility of the purchaser to make the necessary entry provisions.
You can expect to receive a Sheriff's Deed and Clerk's return within a few weeks of the sale. Effective July 1, 2009, Indiana law requires the Sheriff's Office to record the deed for all Sheriff Sales.