Frequently Asked Questions

We are a direct buyer — a principal that purchases commercial property for our own account. We do not list property, we do not represent sellers as an agent, and we do not charge you a commission. If a brokered listing is genuinely better for your situation, we will tell you.

Kentuckiana Commercial Co. buys commercial buildings, multifamily of five or more units, retail, office, warehouse, flex, and industrial space, mixed-use, owner-occupied commercial, and special-use property such as churches, restaurants, and daycares. One-to-four-unit residential is handled by our sibling company, Mortgage Forfeiture.

We buy with cash and committed funds. A sale to us does not depend on a lender approving our purchase — there is no loan for us to qualify for — so there are fewer ways for a direct sale to fall through than a financed offer.

Yes. We buy with deferred maintenance, needed repairs, vacancy, problem tenants, and code or title issues in place. You are not expected to make repairs, pass an inspection, or clean out the building before closing.

Because we are not waiting on a lender, a direct sale skips the appraisal, underwriting, and financing contingency that slow a financed purchase. The timeline still depends on title, payoffs, and the building, so we do not promise a fixed number of days.

No. A property review is free and carries no obligation. We will either discuss a direct purchase path or tell you honestly that the property is not a fit for us.

We look at the building’s condition, location, occupancy and any leases, the income it does or could produce, and what it can realistically become — then discuss a direct purchase path. We do not anchor to a single formula.

Yes, depending on timing — until a foreclosure sale is finalized, the owner generally still holds title and may be able to sell. We can work with the lender and a title company to address payoffs, liens, and back taxes at closing. We are not your attorney — please consult one about your specific situation.

Yes. We can buy occupied buildings with tenants and leases in place, so you do not have to empty the building or resolve tenant issues before selling.

Yes. A vacant building — a former retail space, an empty office, a warehouse between tenants — is one of the situations a direct sale fits best. Vacancy is exactly what makes a building hard to finance and slow to list, so it is no obstacle for a direct buyer.

Yes, when they are five units or more — occupied or vacant, stabilized or struggling. One-to-four-unit residential is handled by our sibling company, Mortgage Forfeiture.

Yes. Special-use buildings can be among the hardest to sell on the open market because the buyer pool is small and the next use may need a build-out or a zoning change. We review them on what they can realistically become, not only what they were.

Yes, this is a situation a direct sale can fit. An inherited building may come with deferred maintenance, an existing loan, or unclear title — items we can review and address with a title company at closing. Probate and estate matters are legal questions, so please consult your attorney about your specific situation.

We review them case by case. Environmental questions — an old service station, a dry cleaner, a former industrial use — affect what a building is worth and how it can close, so they are part of the review rather than an automatic no.

It depends on the building. For a clean, financeable property when you have time, a brokered listing may net you more, and we will tell you so. A direct sale is the better tool when the timeline, condition, title, or tenancy makes a normal listed sale slow or uncertain.

No — those are handled by our sibling companies: vacant land by Kentuckiana Land Co., one-to-four-unit residential by Mortgage Forfeiture, and manufactured or mobile homes on owned land by We Buy Doublewides.

To start, the address and a short description of the building and the situation are enough. The more you can share — property type, occupancy, leases or a rent roll, known repairs, and any loan, lien, tax, or foreclosure status — the faster we can give you a straight answer.

Across Southern Indiana and the Louisville metro — Louisville, Jeffersonville, New Albany, Clarksville, and the surrounding communities. Our office is in Jeffersonville, Indiana.

Yes. A property review is confidential. As a direct buyer, we do not publicly market your building or your situation the way a listing would.

Call us at (502) 528-7273, or send us a message through this site. Our office is at 246 Spring St, Suite B, Jeffersonville, IN 47130.

Kentuckiana Commercial Co. is a local commercial property acquisition company and one of four operating companies under Oettinger Management Group, founded by Roger Choate and based in Jeffersonville, Indiana.