Illinois vs Indiana
Same underlying data as the individual state pages, side by side. Statutory rates and redemption windows only — always confirm against the county's own auction notice before bidding.
| | Illinois | Indiana |
|---|---|---|
| Sale type | Tax lien certificate | Tax lien certificate |
| Rate / penalty | Up to 9% per 6-month period, bid down | Up to 15% of the minimum bid; 5%/yr on overbid |
| Redemption | 2.5–3 years (1 year for vacant/commercial) | 1 year (120 days on county-held certificates) |
Both states run the same kind of sale — tax lien certificate — so the real difference between them comes down to rate and redemption, not the underlying mechanism.
Redemption windows differ: Illinois gives owners 2.5–3 years (1 year for vacant/commercial), Indiana gives 1 year (120 days on county-held certificates) — the state with the shorter window resolves faster, for better or worse depending on what you're optimizing for.
Illinois sells delinquent taxes at an annual county tax sale where bidders compete on the penalty they will accept, capped at 9% since 2022 (35 ILCS 200/21-215); the redeeming owner pays that penalty once for each six-month period that has begun, up to six (§ 21-355). Most property can be redeemed for 2½ years (one year for vacant non-farm, commercial, industrial and 7+-unit property), and three years on certificates sold on or after July 10, 2026, when HB 4537 (P.A. 104-553) replaced the direct tax deed with a court-ordered auction that returns any surplus to the former owner and let counties acquire the liens themselves (§§ 21-190, 21-350, 22-40, 22-42).
Full Illinois page →Indiana sells tax sale certificates to the highest bidder above a minimum bid made up of the taxes, penalties and costs (IC 6-1.1-24-5). The owner has one year to redeem and pays 110% of the minimum bid within six months or 115% after that, plus 5% a year on any amount bid above the minimum (IC 6-1.1-25-2). Certificates on parcels nobody bought can be resold by the county at a later certificate sale, with a 120-day redemption period and a 10% return on the certificate price (IC 6-1.1-24-6.1, IC 6-1.1-25-4). Vacant or abandoned parcels certified for sale carry no redemption at all.
Full Indiana page →Property & tax market
| | Illinois | Indiana |
|---|---|---|
| Median home value | $263,300 | $218,200 |
| Median property tax / year | $5,298 | $1,614 |
| Tax / home value | 2.0% | 0.7% |
| Tax / household income | 6.4% | 2.2% |
| Homes owned outright | 39.2% | 36.4% |
| “Other vacant” homes | 3.9% | 4.3% |
| Median year built | 1971 | 1976 |
A typical home in Illinois pays 3.3× the property tax of one in Indiana ($5,298 against $1,614 a year). One unpaid year is roughly the face value of a one-year certificate, so a typical Illinois lien ties up about 3.3× the money of an Indiana one — and, at the same rate, earns 3.3× the dollars.
Homes owned outright — where no lender has a reason to pay the delinquent bill for the owner — are 39.2% of owner-occupied homes in Illinois and 36.4% in Indiana. The Census “other vacant” share (foreclosures, homes in legal limbo or needing repairs, abandoned homes) is 3.9% against 4.3%: about the same, so neither state's lists should carry noticeably more empty properties.
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (tables B25077, B25103, B25081, B25002, B25004, B25035, B19013). Medians of what owners report paying, not statutory rates. County-level figures are on each state page.
Quick answers
Is Illinois or Indiana a tax lien state?+
Illinois is a tax lien certificate state. Indiana is a tax lien certificate state.
Which has the higher rate, Illinois or Indiana?+
Illinois: Up to 9% per 6-month period, bid down. Indiana: Up to 15% of the minimum bid; 5%/yr on overbid. Compare the actual statutory ceiling, not just the headline number — most "up to" rates get bid down at auction.
Which redeems faster, Illinois or Indiana?+
Redemption windows differ: Illinois gives owners 2.5–3 years (1 year for vacant/commercial), Indiana gives 1 year (120 days on county-held certificates) — the state with the shorter window resolves faster, for better or worse depending on what you're optimizing for.
Are property taxes higher in Illinois or Indiana?+
The median homeowner pays $5,298 a year in Illinois and $1,614 in Indiana (U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates). A typical home in Illinois pays 3.3× the property tax of one in Indiana ($5,298 against $1,614 a year). One unpaid year is roughly the face value of a one-year certificate, so a typical Illinois lien ties up about 3.3× the money of an Indiana one — and, at the same rate, earns 3.3× the dollars.
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See where these two rank against all 50 states: full rankings.
This page is general information, not financial or legal advice. Rates and redemption periods are set by state statute and can change by county or legislative session — always confirm against the county's own auction notice before bidding.