Home seller guides for Minnesota
Minnesota rules, real numbers and the trade-offs of every option. Foreclosure and redemption, probate and heirs, liens and title, landlord rules, and how to check any cash buyer, including us.
Before you sign anything
When You Should NOT Sell Your House to Us
Worked examples where listing, creative financing or a refi nets more than our cash offer, and how to tell which one is you.
ExplainerHow to Spot a Scam Cash Buyer: The Wholesaler Test
Five checks to run on any cash buyer: proof of funds, assignment, license, LLC lookup, address. Our own answers included.
Decision guideCash Offer vs. Listing: Net Sheet on a $300K Twin Cities House
Line by line: commission, repairs, holding time, closing costs and days to cash for a $300K house sold for cash vs. listed.
ExplainerHome Seller Glossary: The Terms Cash Buyers Use
Plain definitions of the investor and legal terms Twin Cities sellers hear from cash buyers, each linked to its full guide.
ExplainerSelling a House During a Divorce in Minnesota
Both spouses' consent, buyout vs. sale, cash vs. listing timelines and splitting proceeds, with one neutral point of contact.
ExplainerThe Minnesota Seller Disclosure: What 'As-Is' Does Not Waive
What Minnesota sellers must still disclose in an as-is sale under Minn. Stat. 513.52-513.60, and how we handle it on cash deals.
ExplainerWhat Happens to an Empty House in a Minnesota January
Frozen pipes, insurance vacancy clauses, heating bills and city vacant-building rules. Why an empty house in January is a liability.
ExplainerWhat Happens to Your Mortgage When You Sell Your House
How payoff statements work, how the title company pays your lender from proceeds, and what happens if you owe more than the price.
Cash Home Buying
Cash Offer to Closing: The Day-by-Day Timeline
Day 0 call to closing on day 7-14: walkthrough, 24-hour written offer, four-path comparison, title search, and what each step needs from you.
How to Read a Cash Purchase Agreement: Clauses a Bad Buyer Hides
Assignment clauses, inspection escape hatches, tiny earnest money and open-ended closing dates. Plus what if you change your mind.
How We Calculate Your Cash Offer: A Worked Example
ARV minus Jordan's repair estimate, holding costs and our margin, with a real worked example and a free offer estimator.
Moving Assistance: Who Qualifies for the $1,200 and How It's Paid
Who qualifies for up to $1,200 in moving assistance on our cash purchases, how and when it's paid, and what it covers.
What Happens on the Walkthrough With Ryan
What Ryan looks at (roof, foundation, mechanicals, water), how long it takes, what not to fix, and the written license disclosure.
What You Can Leave Behind When You Sell Your House for Cash
Furniture, junk, vehicles, even hazardous items: what you can leave, what to take first, and how the cleanout happens after closing.
List With Ryan
Getting a Twin Cities House Ready to List in 30 to 60 Days
Week-by-week prep, which repairs buyers care about, city point-of-sale inspections, photos and showings.
How Much Does It Cost to Sell a House in Minnesota?
Commission, Minnesota deed tax, title and closing fees, prep and repairs, holding costs, and the total as a percent of price.
When Your Agent's Family Also Buys Houses: Minnesota Disclosure Rules
A licensee who buys directly must disclose it in writing. How our written four-path comparison works and your right to choose.
Why Your House Didn't Sell: Expired Listings and FSBOs
Price, condition, marketing and financing fall-throughs explained, and two paths besides trying the same thing again.
Creative Financing
Contract for Deed in Minnesota: How It Works and When It Beats Cash
How a Minnesota contract for deed works: the 559.21 notice and 60-day cancellation, recording, balloon payments and defaults.
Is Creative Financing Safe for the Seller? Risks and Protections
The fear of losing the house or your credit in a creative deal, and the protections: servicing, insurance, recorded documents, attorney review.
Seller Financing vs. Cash Sale: When Carrying the Note Nets More
Worked example comparing total return from carrying a note against a cash sale, plus buyer-default risk and lump-sum vs. income needs.
What Is a Subject-To Sale? The Due-on-Sale Clause Explained
In a subject-to sale the loan stays in your name while the buyer pays it. The due-on-sale risk, seller protections and who it fits.
Refinance Options
Can You Qualify to Refinance When You're Behind on Payments?
Late-payment history and lender rules, equity and loan-to-value, income documentation, and what to fix first.
Refinance vs. Loan Modification vs. Forbearance in Minnesota
Requirements, credit effect, timeline and cost of each keep-the-house option, reinstatement, and when a sale is the better answer.
Facing Foreclosure
Behind on Property Taxes: How Tax Forfeiture Works in Minnesota
How delinquent property taxes turn into forfeiture in Minnesota (about three years in Hennepin), county notices, and selling before it.
Foreclosure Rescue Scams: What Minnesota Law Requires of Buyers
Equity-stripping offers target owners in foreclosure. Red flags, Minn. Stat. ch. 325N protections and how to check any buyer.
How Much Equity You Lose in a Minnesota Foreclosure
Fees, interest and costs added to the debt, sheriff's sale surplus rules, and a worked sell-now vs. foreclose example.
Minnesota Foreclosure Timeline: Missed Payment to Sheriff's Sale
Each stage of a Minnesota foreclosure, from missed payments to notice of sale and the sheriff's sale, and which options close off when.
Selling Your House During Bankruptcy in Minnesota
How Chapter 7 and Chapter 13 affect a home sale: trustee and court approval, the homestead exemption and the automatic stay.
Selling Your House During Minnesota's Six-Month Redemption Period
After the sheriff's sale you can usually still sell and keep equity. Minn. Stat. 580.23, the certificate of sale and deadline risks.
Underwater on Your Mortgage: Short Sale vs. Cash Sale vs. Foreclosure
When you owe more than the house is worth: lender approval, deficiency, credit impact and timelines compared, plus when subject-to fits.
Sell Inherited Property
Can a Personal Representative Sell the House Before Probate Closes?
Personal representative powers under Minnesota probate code, restricted vs. unrestricted authority, heir notice and title documents.
Do You Pay Taxes When You Sell an Inherited House in Minnesota?
Stepped-up basis, capital gains on post-death appreciation, the Minnesota estate tax threshold and holding costs. General info only.
Reverse Mortgage After a Death: What Heirs Can Do in Minnesota
Due-and-payable notices, HECM timelines and extensions, the 95% of appraised value rule, and whether to sell, refinance or hand it back.
Selling a Probate House in Minnesota: Formal vs. Informal Probate
Informal vs. formal probate, letters testamentary, Hennepin County Probate Court timelines, and when the sale can close.
Selling an Inherited Minnesota House From Out of State
Remote or mail-away closing, power of attorney, cleanout and utilities, winter risk, and one point of contact from start to finish.
Transfer on Death Deeds in Minnesota: Selling Without Probate
What a Minnesota TODD is (Minn. Stat. 507.071), the affidavit of survivorship, recording with the county, and when you can sell directly.
When Siblings Disagree About Selling an Inherited House
Buying out a sibling, PR authority vs. heirs' wishes, partition as a last resort, and a written four-path comparison as neutral ground.
Liens or Title Issues
Mechanic's Liens in Minnesota: Selling With One on Title
Contractor liens under Minn. Stat. 514: filing deadlines, disputing or paying off, lien waivers and escrow at closing.
Medicaid Estate Recovery in Minnesota: Selling a House With an MA Claim
How the MN DHS estate recovery claim works, when it attaches, paying it from proceeds, and hardship waivers.
Selling a House With a Judgment Lien in Minnesota
How judgments attach to Minnesota real estate, the homestead exemption, negotiating payoffs and settling at closing.
What Is Curative Title Work? Clearing Title So a Sale Can Close
Title search findings, missing releases, chain-of-title breaks, abstract vs. Torrens, and who does the work and how long it takes.
Major Repairs
Fire- or Water-Damaged House: Insurance Claim First or Sell As-Is?
Claim payouts and the mortgage company, rebuild timelines, mold risk, and selling with an open claim, compared side by side.
Fix Before Selling or Sell As-Is: Which Repairs Pay Back?
Repair cost vs. value added for roofs, furnaces and 60-amp panels, holding costs during repairs, and when to list vs. sell for cash.
Selling a House With Foundation or Structural Problems in Minnesota
Freeze-thaw and basement wall issues, disclosure duty, repair cost ranges vs. price impact, and why buyer financing stalls.
Truth in Sale of Housing in Minneapolis and St. Paul
Point-of-sale evaluations, required repairs and escrow, buyer assumption of repairs, and condemned or vacant building registration.
Tired Landlord
Minneapolis Tenant Rules: What Landlords Must Do Before Selling
Pre-eviction notice, relocation assistance, notifying tenants of a sale, and rental license transfer in Minneapolis.
Sell or Keep Renting? The Numbers for Out-of-State Landlords
Cash flow vs. capex, management cost, depreciation recapture and a 1031 note, plus the contract-for-deed option.
Selling a House With Non-Paying Tenants or Squatters in Minnesota
Eviction timeline and cost in housing court, squatters vs. holdover tenants, selling occupied, and what we take on at closing.
Selling a Rental in St. Paul Under Rent Stabilization
The annual increase cap and exemptions, effect on buyer pool and price, tenant notice duties, and St. Paul DSI.
Rather talk it through?
Ryan answers the phone during business hours. Tell him what's going on and he'll tell you which of the four paths fits, including the ones where we make nothing.
- Written four-path comparison
- No commissions on cash sales
- Licensed MN #40924708, Coldwell Banker Realty