Three Options, Three Sets of Goshen Rules
Why selling after you have moved is harder, and how to line up a closing date with a move, is on our Elkhart County relocation page and the South Bend relocation page. This page compares the options with Goshen's city requirements in mind.
| Rent it out | Leave it empty | Sell before you go | |
|---|---|---|---|
| City requirement | Register and inspect with the Building Department | Keep it secured and maintained under the Neighborhood Preservation Ordinance | Close the water and sewer account |
| Ongoing cost | Registration and inspection fees, repairs, management | Utilities, insurance, lawn care, board-ups | None after closing |
| Main risk from far away | A failed inspection or tenant problem you cannot see | Break-ins, water damage, a repair order | A lower price than a spring listing |
| Who handles it | You or a paid manager | You or a paid caretaker | The buyer |
If You Plan to Rent It Out
Goshen requires all residential rental property to be registered with the city Building Department and inspected, under Ordinances 4860 and 5001, with annual registration and inspection fees plus fees for reinspection and late registration. Get that in place before a tenant moves in, not afterward.
An owner-occupied house that has not been through a rental inspection may need work to pass — handrails, smoke detectors, electrical and window issues are common on older homes. It is worth asking the Property Management Inspector (574-537-3822) what the inspection covers before you commit to a lease.
You will also need someone local. Tenant utility accounts, inspection appointments and repair calls all need a person in Goshen, and a property manager's fee comes out of the rent.
Run the numbers honestly before signing a lease. Take the expected rent, then subtract the mortgage, insurance, taxes, the city's registration and inspection fees, a management fee, and a realistic allowance for vacancy and repairs on an older house. If what remains is small, you are taking on landlord risk from another city for very little return — and a sale now may leave you better off.
If You Plan to Leave It Empty for a While
Leaving a house empty while you wait for a better season is common. In Goshen it carries specific obligations. City code requires a vacant structure's exterior doors, windows and basement entrances to be secured, and the rest of the ordinance's maintenance standards still apply. Neighbours complain about empty houses, and the Building Commissioner can issue orders with repair deadlines that are hard to meet from another state.
Check the flood risk too. The Elkhart River in Goshen reached minor flood stage in March 2026, when the city activated its Flood Response Plan; flood stage in Goshen begins at 7 feet. The city lists Rock Run Creek, Leedy Ditch and Horn Ditch as areas where flash flooding can happen quickly. If your house has a basement near any of those, someone needs to check it after heavy rain. City flood updates are posted at goshenindiana.org and on the city's Facebook page.
Selling a Goshen House After You've Already Gone
Sometimes the move comes first — a job starts before the house is sorted, or a family emergency means leaving quickly. Selling from a distance is entirely possible, but in Goshen a few things need handling so the house does not become a problem while you are away.
- Update your mailing address with the city. Utility bills and any Building Department notices go to the owner of record. A notice sent to an empty house does you no good.
- Leave a key with someone local so the house can be checked after storms and shown to a buyer without you making the trip.
- Decide what to do with the utilities. Shutting off water and winterizing protects an empty house from burst pipes, but tell whoever is checking on it so they know what to expect.
- Keep the yard maintained. Tall grass is one of the most common reasons neighbors call the Goshen Police Department's code enforcement line about an empty house.
- Tell your insurer the house is vacant; coverage terms often change.
When you are ready to sell, we can do almost everything without you there. We view the house with whoever holds the key, send a written offer, and arrange closing documents for remote signing or a mobile notary where you now live. Anything you left behind can stay. The sale proceeds are sent to you once closing is complete.
Selling Before You Leave
If renting and waiting both look like more work than you want from a distance, a cash sale lets you pick a closing date that fits your move — a week from now or two months out — and leave the house behind completely. You can stay until the day you go, take what you want and leave the rest.
Before you close, call the City of Goshen Water & Sewer Billing Office to close your account; the city publishes instructions for doing so. Any final balance can be settled at closing.
You get our offer on paper the next day with no showings or repairs. If you have time before the move and the house is in good condition, listing may bring more — our page on selling a house in Goshen explains the trade-off.
Goshen Resources for Relocating Owners
Before You Leave Goshen
- City of Goshen Water & Sewer Billing Officegoshen.in.govHow to close your account before you move · 574-533-9399.
- City of Goshen Building Departmentgoshen.in.govRental registration and inspection if you rent the house out · Property Management Inspector 574-537-3822.
- City of Goshen — Flood Zone Informationgoshen.in.govCheck your property's flood risk before leaving it unattended.
- Goshen Street DepartmentSandbags for Goshen residents during flood events · 574-534-9711 during business hours.