Indiana Investors: Your Property Taxes Are Negotiable
From Gary to Evansville, Indiana counties rely on annual assessments (Form 11) to set next year’s tax bills. Multifamily and portfolio owners feel the hikes first—every extra dollar the assessor adds shaves real equity off your balance sheet. Yet fewer than 10 % of Hoosier investors file an appeal each year, leaving millions on the table.
Cap‑rate math: In Indianapolis (typical 5.5 % cap), a $50 k reduction in assessed value increases sale price potential by ≈ $909 k.
Why Multifamily Assessments Spike in Indiana
| Indiana‑Specific Driver | Impact on Portfolios |
|---|---|
| Income Approach Mandate (DLGF Guidelines) | Most urban counties (Marion, Allen, St. Joseph) weight NOI heavily—strong rent bumps translate directly into higher assessments. |
| High‑Water Sales | 2024 record sale of Penrose on Mass (Indy) reset comps for Class A assets across Marion County. |
| Renovation Permits & Form 11 “Catch‑ups” | Finishing basements or adding dog parks auto‑flag parcels for reassessment under IC 6‑1.1‑4‑13. |
| Data Errors on PRCs | We routinely see overstated unit counts or incorrect effective ages, especially in Lake and Vanderburgh Counties. |
Critical Indiana Deadlines
| Form 11 Mailing Window | Appeal Deadline |
| Mailed before May 1 | June 15 (IC 6‑1.1‑15‑1.1) |
| Mailed May 1 or later | 45 days from notice date |
Miss it and you’re locked into the higher value for the 2025‑pay‑2026 cycle.
Five‑Phase Indiana Appeal Framework
- Portfolio Intake & Prioritization
Export Form 11 PDFs from your county portals (e.g., marionin.egov.com, lakein.gov, vanderburghassessor.org). Rank parcels by % delta to market value. - Indiana‑Centric Comp & Income Analysis
• Sales comps: Focus on arm’s‑length multifamily trades within the same taxing district—boards prefer intra‑county comps.
• Income comps: When sales are thin (common in rural counties), lean on rent rolls and Indiana Apartment Association vacancy data to dispute the assessor’s cap‑rate assumptions. - Evidence Packet Assembly
Bundle PRCs, rent rolls, T‑12s, cap‑rate surveys from Indiana Bankers Association, and photos of deferred maintenance (required by many PTABOAs). - Form 130 Preparation & Filing
One Form 130 per parcel—submit via county e‑file portals where available (Marion, Hamilton) or certified mail elsewhere. Keep USPS receipts; Indiana’s burden‑of‑proof statute puts deadlines on you. - Informal Meetings & PTABOA Hearings
Counties like Hamilton hold virtual Zoom meetings; others (e.g., Vanderburgh) require in‑person attendance. Negotiated settlements before the board hearing save weeks.
How Smart Appeal AI Makes Indiana Bulk Appeals Easy
| Pain Point | DIY Hours | Smart Appeal AI |
| Gathering Indiana sales & rent data | 4‑6 hr/parcel | Aggregates MLS, CoStar, and DLGF sales in seconds |
| Re‑entering owner info on Form 130s | 30 min/parcel | Auto‑clones data across all parcels |
| Tracking 92‑county deadlines | Manual calendar | Dashboard with county‑specific countdowns + SMS alerts |
| Filing logistics | Trips to 3‑4 courthouses | Encrypted e‑filing or certified‑mail concierge |
| Cost | $450 appraisal + staff pay | Flat $75/parcel – |
Success Snapshot – 2024 PTABOA Season
Evansville 18‑unit: Assessed $1.92 M → $1.48 M (‑23 %)
South Bend 44‑unit: Assessed $3.7 M → $2.9 M (‑21 %)
Total annual tax savings: $29 k; Equity added at 6 % cap: $483 k
Three‑Step Fast Track for Indiana Portfolios
- Upload basic property details to Smart Appeal AI.
- Review & Approve consolidated evidence packets tailored to each county’s rules.
- E‑Sign & Relax—we file, and text you status updates. See an example below:
Total investor time: ≈ 15 minutes.
Indiana Investor FAQ
Can multiple parcels share one Form 130?
No. IC 6‑1.1‑15‑1 requires a separate filing per parcel, but Smart Appeal AI autofills 100% of the forms on your behalf.
What if my properties span multiple counties?
We handle all 92 Indiana counties with county‑specific form variations and hearing protocols.
Ready to Trim Indiana Taxes and Boost NOI?
Appeal slots fill up fast—some counties close informal negotiations by mid‑June. Lock in your bulk‑appeal package today.
👉 Watch a demo here of the service: https://www.smartappealai.com/#interactive-demo
