Selling a House in Foreclosure in Minnesota
Yes, and Minnesota gives you more room than most states, because the redemption period comes after the sheriff's sale. Most Minnesota foreclosures happen by advertisement, without a lawsuit: six weeks of published notice and a sheriff's sale. You can reinstate any time before the sale. After it, you generally have six months to redeem, and you can usually stay in the house that whole time. That means a sale you arrange can close before the sheriff's sale or, in many cases, during the redemption period.
Reviewed by Dennis Fassett, founder of Dennis Buys Houses · Updated November 2026
For Minnesota homeowners behind on the mortgage or holding a notice of sale, including Hennepin, Ramsey and Olmsted counties. General information, not legal advice. Call a Minnesota foreclosure attorney or the Minnesota Homeownership Center now.
Foreclosure by Advertisement
- 1Notice of default
Usually 30 days to cure, plus notice that free foreclosure counseling is available. (Minn. Stat. § 580.021)
- 2Notice of pendency
Recorded with the county before the process starts.
- 3Six weeks of notice
The notice of sale is published for six weeks and served on the occupants at least four weeks before the sale.
- 4Sheriff's sale
A public auction run by the county sheriff.
- 5Redemption period
Usually six months, during which you can stay and can redeem.
Reinstating Before the Sale
Up until the sheriff's sale, you can reinstate by paying what's past due plus costs and allowed fees, and the foreclosure stops. (Minn. Stat. § 580.30) Ask for the reinstatement figure in writing early.
Your Options
- ReinstateCatch up before the sale.
- ModifyA complete application, early, gets you the most protection.
- SellBefore the sale or during redemption, paying off the loan and keeping the equity.
- Short saleThe lender accepts less than the payoff.
- Postpone the saleA homesteader can postpone the sale, but the redemption period shrinks to five weeks. (Minn. Stat. § 580.07)
- BankruptcyPauses the process.
Free counseling: Minnesota Homeownership Center.
Want a Number to Compare Against?
Tell me the sheriff's sale date, or where redemption stands, and a bit about the house. I'll compare an as-is price to what you owe, and tell you plainly if reinstating or listing would be the better move.
The Six-Month Redemption Period
After a Minnesota sheriff's sale, the owner generally has six months to redeem by paying the sale price plus interest and allowed costs. (Minn. Stat. § 580.23) Some cases get 12 months, and an abandoned house can be cut to five weeks. You can usually keep living in the house during redemption; the buyer can't evict you until it expires.
In Minnesota, the sheriff's sale isn't the end. A buyer can purchase the house from you during the redemption period, paying off the sheriff's certificate at closing, and you keep what's left.
No Deficiency in Most Cases
When a lender forecloses by advertisement with a six-month or five-week redemption period, it generally can't pursue you for a deficiency afterward. (Minn. Stat. § 582.30) That's a major difference from many states; ask an attorney to confirm for your loan.
Surplus From the Sale
If the sheriff's sale brings more than the debt and costs, the surplus goes to the owner, after any junior liens. Ask the sheriff's office about it, and be careful with surplus finders.
Know Your Equity
Add up the payoff or redemption amount, interest, fees, any second mortgage and unpaid taxes. Compare that to a realistic price. If there's real equity, letting redemption expire forfeits it.
List It or Sell As-Is?
With equity, a house that shows well and enough time, an agent may get more, even during redemption. Make sure the agent knows the sheriff's sale date and redemption deadline from day one.
When the redemption deadline is close or the house needs work, an as-is sale can close in time. The lightest lift is usually an as-is sale to a real estate investor. Nobody walks through, you don't hire a single contractor, nothing needs to be packed up or carted off, and you decide the closing date. Sell to Dennis Buys Houses and the clean-out is off your list. Take the things that matter, leave the rest exactly where it is, and we deal with it. Anything we find that looks personal or valuable, we get back to you.
Taxes and Estates
Unpaid property taxes are separate and follow their own forfeiture timeline. (See Selling a House With Delinquent Property Taxes in Minnesota.) If the borrower died, someone with authority has to be in place to sell or redeem. (See How to Sell a House in Probate in Minnesota.)
Scams to Watch For
Minnesota has strong foreclosure-rescue laws for a reason. Avoid upfront fees, anyone telling you to deed the house over and rent it back, and anyone who wants a cut of your surplus or your equity.
Foreclosure Mistakes
- Assuming the house is gone the day of the sheriff's sale.
- Postponing the sale without realizing it cuts redemption to five weeks.
- Abandoning the house and losing most of the redemption period.
- Letting the redemption period expire with equity on the table.
- Ignoring the free counseling notice.
- Using a payoff number you didn't get in writing.
Where I Fit, and Where I Don't
Minnesota homeowners usually call me once the sheriff's sale has been noticed or has already happened, when the house needs work, or when they've moved and need a clean exit before redemption runs out.
On top of that, Dennis Buys Houses doesn't need the house emptied. What you leave, we handle.
If you can reinstate, or list a show-ready house with time left in redemption, that will often net more. You'll hear that from me.
Whichever way it goes, you'll get an upfront answer from me about whether I'm a fit.
Frequently Asked Questions
Often, yes, during the redemption period. The sale has to pay off the redemption amount.
Usually six months after the sheriff's sale; sometimes 12 months, and five weeks for abandoned property.
Generally, yes. The buyer can't evict you until redemption expires.
No. Pack what you care about and leave the rest; in an as-is sale, Dennis Buys Houses handles what's left.
Usually not after a foreclosure by advertisement with a six-month or five-week redemption period.
Be careful. Postponing as a homesteader cuts the redemption period to five weeks.
Start with the Minnesota Homeownership Center. Key statutes: Minn. Stat. § 580.23 (redemption), Minn. Stat. § 580.30 (reinstatement) and Minn. Stat. § 582.30 (deficiency).
Minnesota Selling Guides
- How to Sell a House in Probate in Minnesota
- Selling an Inherited House in Minnesota
- Selling a Vacant House in Minnesota
- Selling a House With Bad Tenants in Minnesota
- Selling a House With Delinquent Property Taxes in Minnesota
Facing a Sheriff's Sale or Redemption Deadline?
Send me the dates and the payoff. I'll walk through reinstating, redeeming, listing and selling as-is with you, and put a firm number on the as-is option.