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How to sell your house by owner in Indiana

For sale by owner (FSBO) in Indiana, without a realtor · rules checked · sources

Attorney at closing
Not required
Seller disclosure
Required
State transfer tax
None

Indiana doesn't require an attorney: a title company or escrow agent usually handles the closing. Indiana sellers must give buyers the Seller's Residential Real Estate Sales Disclosure (State Form 46234) (IC 32-21-5). Indiana has no state real estate transfer tax.

General information, not legal advice. Rules change and counties add their own; check with an Indiana real estate attorney or title company before you sign anything. Last checked October 20, 2026.

Indiana transfer tax and savings calculator

State transfer tax (none)
$0
Commission you don't pay (5–6%)
$20,000–$24,000
Saved if you still pay the buyer's agent (2.5–3%)
$10,000–$12,000

Example for a $400,000 sale. State tax only; county or city taxes may add to it. Commissions are negotiable and vary; these are typical ranges, not quotes.

Steps to sell a house without a realtor in Indiana

  1. Price it from sold homes, not asking prices. Pull recent sales of similar homes nearby from the county records or the "sold" filter on the big portals, or pay a licensed appraiser for a pre-listing appraisal.
  2. Fill in the Seller's Residential Real Estate Sales Disclosure (State Form 46234) now. Indiana requires it (IC 32-21-5); buyers should get it before they sign. Get the official form.
  3. Make a listing buyers can judge from home. Bright photos of every room, an honest description, a floor plan and a 360° virtual tour filter out people who were never going to buy, so fewer, better showings.
  4. List it where buyers look. A flat-fee MLS listing (a broker puts you on the MLS for a fixed fee) gets you onto Zillow, Realtor.com and Redfin; add FSBO sites, social media and a yard sign with a QR code to the tour.
  5. Show it, then get offers in writing. Ask for a mortgage pre-approval or proof of funds before a showing, and decide up front whether you'll pay a buyer's agent. Accept with a written purchase agreement; the earnest money goes to the title company, not to you.
  6. Open the file with a title company. In Indiana the title company runs the title search, sells the title insurance and conducts the closing.
  7. Close. You sign a warranty deed (general), the title company pays off your mortgage and records the deed with the county. Indiana charges no state transfer tax, but check for local fees.

Indiana seller disclosure

Indiana requires sellers to disclose the home's known condition in writing on the Seller's Residential Real Estate Sales Disclosure (State Form 46234) (IC 32-21-5). Give it to the buyer before they sign the purchase agreement: a late or missing disclosure can let the buyer cancel or sue.

Sellers of residential property with 4 or fewer units must complete the Indiana Real Estate Commission form on known physical condition (structure, systems, water/sewer, etc.) and give it to the buyer before the offer is accepted. It is not a warranty and carries exemptions for estates, foreclosures and never-occupied new homes.

Seller's Residential Real Estate Sales Disclosure (State Form 46234) (official source)

Whatever the state rule, a home built before 1978 needs the federal lead-based paint disclosure and the EPA pamphlet, and the buyer gets 10 days to test unless they waive it.

Indiana transfer tax

Indiana has no state real estate transfer tax, so the deed is recorded for the county's recording fee only.

Local taxes: Indiana has no transfer tax. Buyer and seller must file a Sales Disclosure Form (State Form 46021) with the county auditor when the deed is filed.

Official transfer tax source

Paperwork for selling a house without a realtor in Indiana

Sellers in Indiana usually convey with a warranty deed (general). The title company, escrow officer or attorney prepares it with the other closing documents.

Also expect:

  • Sales Disclosure Form (State Form 46021) signed by buyer and seller, stamped by the county assessor and filed with the deed at the county auditor (IC 6-1.1-5.5-3)

An owner selling without an agent must still hand over the State Form 46234 disclosure before accepting an offer, and the county will not accept the deed without the completed Sales Disclosure Form. A title company or attorney normally prepares the deed.

The rest of the work is marketing: a clear listing, honest photos and a virtual tour. Tips in how to write a property listing and how to make a virtual tour with your phone.

Frequently asked questions

Can you sell a house without a realtor in Indiana?

Yes. No state requires a real estate agent to sell your own home. Indiana doesn't require an attorney: a title company or escrow agent usually handles the closing. The steps are on this page.

Do I need a lawyer to sell my house in Indiana?

No. Indiana doesn't require an attorney: a title company or escrow agent usually handles the closing. An attorney is still worth it if the contract or the title is unusual.

Are seller's disclosures required in Indiana?

Yes. Indiana sellers must give buyers the Seller's Residential Real Estate Sales Disclosure (State Form 46234) (IC 32-21-5). Sellers of residential property with 4 or fewer units must complete the Indiana Real Estate Commission form on known physical condition (structure, systems, water/sewer, etc.) and give it to the buyer before the offer is accepted. It is not a warranty and carries exemptions for estates, foreclosures and never-occupied new homes. Official form or statute. Homes built before 1978 also need the federal lead-based paint disclosure.

How much is the transfer tax in Indiana?

Indiana has no state real estate transfer tax. Indiana has no transfer tax. Buyer and seller must file a Sales Disclosure Form (State Form 46021) with the county auditor when the deed is filed. Official source.

What paperwork do I need to sell my house without a realtor in Indiana?

Usually the Seller's Residential Real Estate Sales Disclosure (State Form 46234); a written purchase agreement; a warranty deed (general); the lead-based paint disclosure if the home was built before 1978; Sales Disclosure Form (State Form 46021) signed by buyer and seller, stamped by the county assessor and filed with the deed at the county auditor (IC 6-1.1-5.5-3). The title company or attorney prepares the closing documents and records the deed.

How much do you save selling a house without a realtor in Indiana?

On a $400,000 sale, a 5–6% commission is $20,000–$24,000. If you still pay the buyer's agent, you save the listing side, about $10,000–$12,000.

Sources

General information, not legal advice. Rules change and counties add their own; check with an Indiana real estate attorney or title company before you sign anything. Last checked October 20, 2026.

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