Sell Your House Fast in Hennepin County: Probate, Foreclosure and Forfeiture
Hennepin County covers Minneapolis and 14 of the suburbs we buy in, from Bloomington to Brooklyn Park. Probate, foreclosure sales and tax forfeiture all run through county offices downtown, and Minneapolis adds its own Truth in Sale of Housing rules. We work here every week.
- Offer within 24 hours; walkthrough in 1 to 2 days
- Licensed MN #40924708, Coldwell Banker Realty
- We show our math
- Local, we live here
- Licensed, look us up: MN #40924708
- We show our math
- Cash offer within 24 hours
Stuck With a Hard-to-Sell House in Hennepin County?
Point-of-sale repairs before a Hennepin County closing
The city evaluation came back with a list of required repairs, and you don't have the cash or the time to fix them before closing.
Minneapolis, Bloomington, Richfield, St. Louis Park and New Hope all inspect at sale, so a city report can land on a 1920s bungalow and a 1950s rambler alike.
On a cash sale we buy with the report as it is and take on required repairs where the city lets the buyer do so, so you skip the contractor bids.
Your Selling Options, Side by Side
Cash, listing, creative terms or a refinance. Ryan puts all four in writing and tells you which one wins.
Path 1 Cash Home Buying
Sell to us as-is. Close in 7 to 14 days with no commissions, repairs or closing costs. The trade-off: the price is below market value.
Trade-off: Below market value
See how it works
Path 2 List With Ryan
Ryan lists your house on NorthstarMLS through Coldwell Banker Realty. Highest price. The trade-off: it takes longer and needs some prep.
Trade-off: Takes longer; some prep
See how it works
Path 3 Creative Financing
Subject-to, seller financing or contract for deed. Keep equity while getting relief from payments. The trade-off: it's more complex.
Trade-off: More complex
See how it works
Path 4 Refinance Options
If the problem is temporary and you can qualify, keep the house and lower the payment. The trade-off: you must qualify.
Trade-off: Must qualify
See how it worksThree Steps to a Written Offer
Clear steps, real local answers, and a written number you can check.
Send the address and your phone
Fill out the short form or call Ryan. No long questionnaire, no pressure.
Takes 2 minutesRyan calls and walks the house
Walkthrough in 1 to 2 days. Jordan prices the repairs so the number is real.
Within 24 to 48 hoursWritten four-path comparison
Cash offer within 24 hours of the walkthrough, next to your listing, creative and refi options. You pick.
Close in 7 to 14 daysGet Your Numbers in 24 Hours
No obligation. You get a written cash offer next to your listing, creative and refi options, and Ryan tells you if you shouldn't sell to us.
3 Brothers vs. your other options in Hennepin County
A direct local purchase next to a typical wholesaler and a traditional listing.
| What you get | 3 Brothers Buy Houses Local buyer + licensed agent | Typical wholesaler | Traditional listing |
|---|---|---|---|
| Time to close | 7 to 14 days (cash) | 7 to 30 days | 60 to 90 days |
| Repairs required | None | None | Usually some |
| Agent commissions | $0 on cash sales | $0 | Standard commission |
| Offer lowered after walkthrough | No, repairs priced first | Common | Buyer inspection can reopen price |
| Licensed MN agent involved | Yes, Ryan Quade #40924708 | Usually no | Yes |
| Shows the offer math | Yes, every line | Rarely | Not applicable |
| Handles Medicaid and tax liens | Yes, at closing | Sometimes | Seller must clear them |
| Buys with tenants in place | Yes | Sometimes | Hard to show |
| Tells you when not to sell to them | Yes, in writing | No | Not applicable |
Listing with Ryan is one of our four paths. When it nets you more, he'll say so.
Why Sellers Pick Us Over Wholesalers
- Ryan knows Hennepin probate, sheriff's sale and forfeiture timelines
- Minneapolis Truth in Sale of Housing repairs handled as the buyer
- Torrens and abstract title both handled in curative work
- Our Chanhassen office is about 25 minutes from downtown Minneapolis
- Every option in writing: cash, listing, creative terms or a refi
What we promise in writing
We opened in 2026. We won't show you star ratings or a count of houses bought until they're real. What we can give you today is a set of promises, in writing, that you can hold us to.
Every seller gets a review card with a QR code at closing, and we reply to every review. How our reviews work.
- Cash offer within 24 hours
- Close in 7 to 14 days on cash sales
- Up to $1,200 moving assistance on cash sales
- No commissions, repairs or closing costs on cash sales
- You talk to Ryan, a licensed agent, every time
- A written comparison of all four paths before you sign anything
Our Home-Buying Experience in Hennepin County
How county deadlines work
Probate. Estates for county residents are filed with Hennepin County Probate Court at the Government Center in downtown Minneapolis. Most go through informal probate, and once a personal representative has letters, we can usually close the sale before the estate itself closes.
Foreclosure. Most home foreclosures here are by advertisement. The Hennepin County Sheriff's Office civil unit handles the sheriff's sales. After the sale, most homeowners have a redemption period, usually six months under Minn. Stat. 580.23, and can still sell.
Tax forfeiture. Delinquent property taxes here run about three years before forfeiture for most homesteads. Back taxes are paid from proceeds at closing.
Title. A lot of Hennepin property is Torrens (registered) title, which uses a different process to clear some defects. We plan for it.
The houses we see across the county
Hennepin's housing stock changes as you drive out from downtown. South and Northeast Minneapolis are full of 1910s and 1920s bungalows and two-stories with old block or stone foundations, boilers, and knob-and-tube wiring that's been partly updated. First-ring suburbs like Richfield, Crystal and St. Louis Park are mostly 1940s to 1960s ramblers and story-and-a-halfs, many with original windows and 60-amp panels. Farther out, Plymouth, Maple Grove and Eden Prairie have 1970s to 2000s split-levels and two-stories, where the issues are more often aging roofs, siding and furnaces. Jordan prices all of it.
Local facts that affect your sale
- Rules Minneapolis requires a Truth in Sale of Housing evaluation by a city-licensed evaluator before a house is sold, valid for two years or one sale. Source: minneapolismn.gov
- Rules Bloomington, Richfield, St. Louis Park and New Hope each run their own time-of-sale or point-of-sale housing inspection. Source: City of Bloomington, City of Richfield, City of St. Louis Park and City of New Hope inspection program pages
- Rules Golden Valley requires a sanitary sewer inflow and infiltration inspection before a property is advertised for sale. Source: goldenvalleymn.gov
- Rules Hopkins repealed its Truth-in-Housing requirement effective January 14, 2021. Source: hopkinsmn.com
- Housing Most of Richfield's roughly 10,000 single-family homes were built in the 1950s. Source: en.wikipedia.org
- Place Minneapolis is the county seat, and county probate is filed at the Hennepin County Government Center downtown. Source: en.wikipedia.org
Based in Chanhassen, walking houses across the metro
Our office is at 6354 Oxbow Bend, Chanhassen, MN 55317. Whether you're selling here or looking to sell your house fast in Minneapolis, we walk every house ourselves. No call center, no out-of-state acquisition team.
Directions to our officeWhat Hennepin County Homeowners Ask First
Which Hennepin County cities inspect a house at the time of sale?
Minneapolis (Truth in Sale of Housing), Bloomington (Time-of-Sale), Richfield, St. Louis Park and New Hope (point-of-sale) all require an inspection or evaluation when a home sells. Golden Valley requires a sewer inflow and infiltration inspection instead, and Hopkins repealed its program in 2021.
Can the house be sold before the estate closes?
Usually, yes. In informal probate through Hennepin County Probate Court, once the personal representative has letters and unrestricted authority, the house can be sold while the estate stays open for the creditor period.
Is it too late to sell after the sheriff's sale?
In most cases, no. Minnesota gives most homeowners a redemption period after the sheriff's sale, usually six months under Minn. Stat. 580.23, and a sale during that window can pay the redemption amount and keep your equity.
How long before the county takes a house for back taxes?
For most homesteads, forfeiture comes about three years after delinquency, and the county sends notices before the redemption period expires. Back taxes can be paid from sale proceeds.
Does Torrens title slow down a sale?
It can add a step. A lot of property in the county is registered (Torrens) title, and some defects are cleared through the Registrar of Titles instead of a court action. We plan for it before we set a closing date.
Still have a question?
Ask Ryan directly. He's the licensed agent who'll walk the house and write the offer.
Nearby areas we buy
Get Your Hennepin County Cash Offer Today
Offer within 24 hours; walkthrough in 1 to 2 days. Every option on the table. We'll tell you which one wins, even if that means we send you to a lender instead.
- Written four-path comparison
- No commissions on cash sales
- Licensed MN #40924708, Coldwell Banker Realty