Indiana Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Indiana transactions, plus a plain-English summary of what Indiana law expects in a residential purchase contract. Free PDF, no signup required.
Indiana Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Indiana Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Indiana residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Seller's Residential Real Estate Sales Disclosure
IC 32-21-5 (esp. 32-21-5-7 contents, 32-21-5-10 timing/remedies); form at 876 IAC 9 (State Form 46234)
Owner must complete, sign, and submit the Indiana Real Estate Commission disclosure form to the prospective buyer BEFORE an offer is accepted; an accepted offer is not enforceable against the buyer until both parties have signed the form; if a disclosure or amended disclosure received after acceptance discloses a defect, buyer may nullify the contract within 2 business days by written notice
Applies to: residential property of 1-4 dwelling units; exemptions in IC 32-21-5-1 (court-ordered transfers, foreclosure, fiduciaries, co-owner and family transfers, first sale of never-occupied new construction, etc.)
Psychologically Affected Property (stigma statute)
IC 32-21-6
Owner/agent has no duty to disclose that the property was psychologically affected (death, homicide, suicide, felony, HIV status of occupant); owner may not intentionally misrepresent a fact regarding the psychologically affected status if the buyer asks in writing - a disclosure shield, not a duty
Applies to: all residential
Unlicensed Real Estate Solicitor Disclosure Verbatim language required
IC 32-21-16.5 (HB 1068, P.L. 47-2024, eff. 7-1-2024); enforcement IC 24-5-0.5-11
An unlicensed person soliciting the sale or purchase of a residential single-family home (wholesaler solicitations: mail, text, calls, signs, ads, social media) must include the exact statutory disclosure in EVERY solicitation - legible and in plain sight if written, clear and audible if aural - plus the solicitor's legal name and the expected purchaser's legal name; agreements must be in writing with a definite expiration date; if the disclosure was deficient, the homeowner may nullify the agreement within 2 days of signing by written rescission with no liability; violation is a deceptive act enforceable by the attorney general
Applies to: residential single-family homes; agreements entered or renewed after June 30, 2024; exemptions for home builders, 501(c)(3) nonprofits, governmental entities, license-exempt persons under IC 25-34.1-3-2(b), mere inquiries, and buyers who intend to take title, record the deed, and hold as residence or investment (statute targets assignment-style wholesaling)
Federal Lead-Based Paint Disclosure Verbatim language required
42 U.S.C. 4852d; 24 CFR part 35 subpart A; 40 CFR 745.113 (subpart F)
Pre-1978 housing sales contracts must contain the verbatim Lead Warning Statement, seller's disclosure of known lead hazards, list of records provided, buyer acknowledgment, a 10-day inspection opportunity or waiver, agent statement, and signatures
Applies to: pre-1978 target housing only
Indiana Regulates Wholesaling
IC 32-21-16.5 (P.L. 47-2024, eff. 7-1-2024); license law IC 25-34.1
Disclosure regime, not licensing: no license required to assign your own purchase contract (principal exemption IC 25-34.1-3-2(b)), but every solicitation must carry the verbatim 'This solicitation is not from a licensed real estate professional.' disclosure plus the solicitor's and expected purchaser's legal names, agreements must be written with an expiration date, homeowner gets a 2-day nullification right if disclosure was deficient, and violations are deceptive acts under IC 24-5-0.5 (AG enforcement). Buyers who intend to take title, record, and hold are exempt - the statute targets assignment-style wholesaling. Marketing the property itself rather than the contract interest remains unlicensed brokerage under IC 25-34.1.
See how Indiana compares in our wholesaling laws by state table.
Indiana Closing Practice at a Glance
| Deed convention | General warranty deed is customary for arm's-length residential sales (statutory form at IC 32-17-1-2) |
| Transfer tax | None - Indiana imposes no deed transfer or documentary stamp tax; a Sales Disclosure Form (State Form 46021, IC 6-1.1-5.5) with county filing fee must be completed, signed by all parties, and approved by the county assessor before the auditor will accept the conveyance for transfer and recording |
| Customary payer | not applicable (SDF filing fee is customarily split or paid per local practice) |
| Attorney closing | Attorney not required for a typical closing. Title company / escrow closing state; attorneys not required or customary for routine residential closings |
| Witness and notary | Deeds must be acknowledged before a notary or authorized officer to be recorded (IC 32-21-2-3); no subscribing witnesses required. Recorded documents must also carry the preparer statement and the verbatim affirmation 'I affirm, under the penalties for perjury, that I have taken reasonable care to redact each Social Security number in this document, unless required by law.' (IC 36-2-11-15) |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Indiana attorney before use. Read the full disclaimer.
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