Minnesota process · seller view

The Minnesota Home-Selling Process: Your Step-by-Step Checklist

Selling a home in Minnesota means more than just listing it online.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Get your home and your paperwork ready before it goes on the market. Most of the state-required disclosures start here.

  1. Interview and pick a listing agent

    YouBefore listing your home

    Talk to 2-3 real estate agents who work in your area. Ask how they price homes, how they market online, and what their commission is. You will sign a listing agreement with the one you choose.

    Cost: $0

  2. Sign the listing agreement

    Your agentBefore your home is listed

    This is the written contract that hires your agent. It says how long they will represent you, what they get paid, and what they will do to market your home. Read it carefully before signing.

    You'll need

    • Photo ID
    • Proof of ownership (deed or tax statement)

    Cost: $0

  3. Fill out the Seller's Property Disclosure Statement

    YouBefore signing a purchase agreement with a buyer

    Minnesota law requires you to give the buyer a written disclosure about the condition of the home. It covers things like the roof, foundation, plumbing, electrical, heating, and any known defects. You must answer honestly based on what you know.

    You'll need

    • Seller's Property Disclosure Statement form

    Cost: $0

  4. Complete the Well Disclosure Certificate if you have a well

    YouBefore closing; signed at or near contract signing

    If the property has any well on it (even an old or sealed one), Minnesota requires a Well Disclosure Certificate. The form lists the number, location, and status of each well. It gets filed with the deed when the sale records.

    You'll need

    • Well Disclosure Certificate (state form)

    Cost: $50 filing fee typical

  5. Arrange a septic system compliance inspection if your home has one

    InspectorBefore listing or before closing (county-specific)

    If your home uses a Subsurface Sewage Treatment System (a septic system) instead of city sewer, most Minnesota counties require a compliance inspection before sale. Hire a county-certified inspector and disclose the type, age, and condition of the system to the buyer.

    You'll need

    • Septic compliance inspection report

    Cost: $300-600 typical

  6. Prepare the Minnesota radon disclosure

    YouBefore or at signing of the purchase agreement

    Minnesota's Radon Awareness Act requires sellers to give buyers a written radon warning and to share any known radon test results for the home. You do not have to test, but if you have past results, you must disclose them.

    You'll need

    • Radon disclosure form
    • Any past radon test results

    Cost: $0

  7. Clean, declutter, and prep the home for showings

    You1-3 weeks before listing

    Walk through with fresh eyes. Deep clean every room, repaint scuffed walls in neutral colors, and put extra furniture in storage. Small fixes (leaky faucets, burnt-out bulbs, sticky doors) make a big difference at showings.

    Cost: varies

  8. Set the asking price with your agent

    Your agentJust before going live

    Your agent will run a Comparative Market Analysis showing what similar homes recently sold for in your neighborhood. Use that to set a price that attracts offers without leaving money on the table.

    You'll need

    • Comparative Market Analysis from your agent

    Cost: $0

  9. List your home on the Multiple Listing Service

    Your agentLaunch day

    Your agent enters your home into the MLS, which is the database every real estate agent uses to find homes for their buyers. From there, the listing pushes to sites like Zillow, Redfin, and Realtor.com.

    You'll need

    • Professional listing photos

    Cost: $0

Phase 2 of 7 · typically Days to a few weeks

Offer

Buyers will start submitting offers. You and your agent will review, negotiate, and decide which one to accept.

  1. Review the Minnesota purchase agreement

    Your agentWhen an offer comes in

    Most Minnesota offers use the Minnesota REALTORS Standard Purchase Agreement. It covers price, earnest money, financing, inspection, closing date, and what personal property stays with the home. Read every section with your agent.

    You'll need

    • Purchase agreement from buyer

    Cost: $0

  2. Evaluate the price and the terms of each offer

    Your agentWithin 1-3 days of each offer

    Price is not the only thing that matters. Look at the buyer's financing (cash vs. loan), the size of the earnest money deposit, the contingencies, the closing date, and any seller concessions they are asking for. A lower price with cleaner terms can be the better deal.

    You'll need

    • All received offers
    • Pre-approval letters from buyers

    Cost: $0

  3. Decide how to handle the buyer's agent compensation request

    Your agentWhen negotiating each offer

    Since the NAR settlement took effect in August 2024, the buyer's agent compensation is no longer posted on the MLS. Buyers often ask you to cover their agent's commission as a seller concession in their offer. Your agent will help you weigh accepting, countering, or declining the request.

    Cost: varies

  4. Negotiate or send a counter offer

    Your agentWithin the offer's response window

    If an offer is close but not quite right, send a counter. You can adjust the price, the closing date, what stays in the home, or how much you will contribute to closing costs. The buyer can accept, counter back, or walk away.

    You'll need

    • Counter offer form

    Cost: $0

  5. Sign the accepted purchase agreement

    YouWhen you accept the offer

    Once you and the buyer agree on all the terms, you both sign the final purchase agreement. This is the binding contract that puts the home under contract. The closing date clock starts ticking.

    You'll need

    • Final purchase agreement

    Cost: $0

  6. Confirm the buyer's earnest money was deposited on time

    Your agentWithin 3-5 business days of acceptance

    In Minnesota, the broker holding the earnest money has three business days from receipt to deposit it into a trust account. Ask your agent to confirm this happened. The deposit shows the buyer is serious about the contract.

    You'll need

    • Earnest money receipt from listing brokerage

    Cost: $0

Phase 3 of 7 · typically First 1-2 weeks after acceptance

Under Contract

The home is officially under contract. Your job now is to deliver every required disclosure on time and open escrow with the title company.

  1. Deliver the Seller's Property Disclosure if not yet given

    YouImmediately after signing if not given earlier

    If you did not give the buyer the property disclosure before they signed, deliver it now. Under Minnesota law, the buyer has three business days to back out of the deal after receiving a late disclosure. Get it to them fast.

    You'll need

    • Signed Seller's Property Disclosure Statement

    Cost: $0

  2. Provide the HOA or condo resale disclosure if applicable

    YouAs soon as the HOA can prepare the packet

    If your home is in a condo, townhome, or planned development with a homeowners association, the Minnesota Common Interest Ownership Act requires you to give the buyer a resale disclosure packet (declaration, bylaws, rules, budget, financials). The buyer has 10 days after they receive a complete packet to cancel.

    You'll need

    • Resale disclosure certificate
    • HOA declaration and bylaws
    • Recent HOA budget and financials

    Cost: $100-400 typical (HOA fee)

  3. Deliver the federal lead-based paint disclosure if your home was built before 1978

    YouBefore or at signing of the purchase agreement

    Federal law requires you to disclose any known lead-based paint or hazards, give the buyer the EPA pamphlet 'Protect Your Family From Lead in Your Home,' and offer them 10 days to test for lead. This applies in every state for homes built before 1978.

    You'll need

    • Lead-based paint disclosure addendum
    • EPA lead pamphlet

    Cost: $0

  4. Disclose any known meth contamination history

    YouBefore or at signing of the purchase agreement

    Minnesota law requires sellers to disclose if they know the property was ever used to manufacture methamphetamine, or if the Minnesota Department of Health has listed it as a clandestine drug lab site. If yes, the property must be remediated before someone can move in.

    You'll need

    • Meth contamination disclosure if applicable

    Cost: $0

  5. Open title and escrow at the title company

    Escrow / titleWithin a few days of acceptance

    Minnesota is a title state, which means a title company (not an attorney) usually runs your closing. Your agent will send the signed contract to the title company chosen in the purchase agreement. They will run a title search and order title insurance.

    You'll need

    • Signed purchase agreement

    Cost: $0 (covered at closing)

  6. Track every contingency deadline with your agent

    Your agentThroughout the contract period

    Your purchase agreement has dated deadlines for inspection, financing, appraisal, and other contingencies. Have your agent build a simple calendar so you know exactly when each milestone is due. Missing a deadline can give the buyer a way to cancel.

    You'll need

    • Purchase agreement with all deadlines marked

    Cost: $0

Phase 4 of 7 · typically 1-2 weeks after acceptance

Inspection

The buyer hires inspectors to check the home. You will respond to their findings and any repair requests.

  1. Allow the buyer's home inspection

    YouWithin the first 7-14 days after acceptance

    The buyer will hire a licensed home inspector to walk through the home for a few hours. Make the home accessible, turn on utilities, and plan to be out during the visit. Inspectors typically check the roof, attic, foundation, plumbing, electrical, and major systems.

    Cost: $0 (buyer pays)

  2. Review the buyer's inspection response and repair requests

    Your agentWithin a few days of receiving the response

    After the inspection, the buyer's agent will send you an inspection response. It usually asks for repairs, credits, or a price reduction based on what the inspector found. Read it carefully with your agent before responding.

    You'll need

    • Inspection report
    • Buyer's inspection response form

    Cost: $0

  3. Negotiate repairs or credits with the buyer

    Your agentWithin the inspection contingency window

    You generally have three options: do the repairs yourself, offer the buyer a credit at closing to cover the work, or decline. A credit is often easier than doing rushed repairs, but for safety items (electrical, plumbing leaks) you may need to actually fix them.

    You'll need

    • Counter response form

    Cost: varies

  4. Complete the agreed-upon repairs and keep all receipts

    YouBefore closing

    Hire licensed contractors for plumbing, electrical, or HVAC work. Keep paid invoices and permits to show the buyer at the final walkthrough. Doing repairs cheaply or with unlicensed help can cause the deal to fall apart at the last minute.

    You'll need

    • Contractor receipts
    • Permits if required

    Cost: varies

  5. Cooperate with any specialty inspections

    YouWithin the inspection contingency window

    Buyers may order extra inspections (radon test, sewer scope, roof inspection, chimney, well water test). These can take a few days each. Keep the home accessible and respond quickly if a specialty inspector finds something serious.

    Cost: $0 (buyer pays)

Phase 5 of 7 · typically 2-3 weeks

Loan & Appraisal

The buyer's lender orders an appraisal and finalizes their loan. You wait, stay flexible, and respond if anything comes up.

  1. Allow the buyer's appraiser into the home

    YouUsually within the first 2-3 weeks after acceptance

    The buyer's lender will hire a licensed appraiser to visit your home for 30-60 minutes. They will measure the home, take photos, and compare it to recent sales nearby. Make sure the home is clean and any visible repairs are done.

    Cost: $0 (buyer pays)

  2. Respond if the appraisal comes in below the sale price

    Your agentWithin a few days of receiving the appraisal

    If the home appraises for less than the agreed price, you have options: lower the price to match, meet in the middle with the buyer, or send a written rebuttal with comparable sales the appraiser missed. Your agent will guide you through this.

    You'll need

    • Appraisal report
    • Comparable sales evidence

    Cost: varies

  3. Wait for the buyer's financing contingency to clear

    Your agentThroughout the contract period

    The buyer's lender will spend a few weeks underwriting the loan. Your agent should check in weekly with the buyer's agent and lender to confirm the loan is on track. Once the financing contingency is removed, you are much closer to closing.

    You'll need

    • Financing contingency removal form

    Cost: $0

  4. Keep utilities, insurance, and maintenance running until closing

    YouUntil closing day

    Do not cancel anything yet. The home still needs power and water for the appraiser, final walkthrough, and any last inspections. Keep paying your homeowners insurance and mortgage until the deal officially closes.

    Cost: varies

Phase 6 of 7 · typically 1-2 weeks before closing

Pre-Closing

Final week before closing: review your numbers, plan for state and federal tax withholding if it applies, and get ready to move out.

  1. Order a payoff statement for your existing mortgage

    LenderAbout 1-2 weeks before closing

    Your lender will provide a payoff statement showing the exact amount needed to pay off your loan on the closing date. The title company uses this number to wire money straight from the sale proceeds to your lender at closing.

    You'll need

    • Current mortgage statement
    • Loan account number

    Cost: $0-50 typical

  2. Review your closing settlement statement carefully

    Escrow / title1-3 days before closing

    Your title company will send a settlement statement showing every fee, credit, and the exact amount you will walk away with. Check for errors: wrong loan payoff number, wrong tax proration, missing seller credits, or unexpected fees. Ask questions before signing.

    You'll need

    • Settlement statement (ALTA or HUD form)

    Cost: $0

  3. Plan for the Minnesota State Deed Tax on your net sheet

    Escrow / titleVerified before closing

    Minnesota charges a State Deed Tax of 0.33% of the sale price (about $1,320 on a $400,000 sale). The seller usually pays this at closing, and it comes out of your proceeds. Make sure your settlement statement shows the correct amount.

    Cost: 0.33% of sale price

  4. Plan for 3% nonresident withholding if you live outside Minnesota

    Escrow / titleHandled at closing

    If you are not a Minnesota resident, the buyer is generally required to withhold 3% of the purchase price and send it to the Minnesota Department of Revenue. This is separate from any federal tax. You may qualify for an exemption or refund when you file your state return, but the withholding happens at closing.

    You'll need

    • Proof of residency
    • MN nonresident withholding form if exempt

    Cost: 3% of sale price unless exempt

  5. Prepare for FIRPTA withholding if you are a foreign person

    AttorneyAs early as possible before closing

    If you are not a U.S. citizen or U.S. resident for tax purposes, the buyer is required to withhold 10% or 15% of the gross sale price under federal FIRPTA rules. Talk to a tax advisor early; you may qualify for a reduced rate or a withholding certificate from the IRS.

    You'll need

    • IRS Form 8288/8288-A
    • Withholding certificate if applicable

    Cost: 10-15% of sale price unless reduced

  6. Schedule movers and transfer your utilities

    You1-2 weeks before closing

    Book your movers at least a week ahead, especially in summer. Schedule your utilities (gas, electric, water, internet) to shut off or transfer the day after closing, not the day of, so the buyer is not left in the dark for the final walkthrough.

    Cost: $500-3,000+ typical

  7. Prepare for the buyer's final walkthrough

    You1-2 days before closing

    A day or two before closing, the buyer will walk through one last time to confirm the home is in the agreed condition and that any promised repairs are done. Leave the home clean, take all your belongings, and have receipts for repairs ready.

    You'll need

    • Repair receipts

    Cost: $0

Phase 7 of 7 · typically 1 day

Closing

The day the sale becomes final. You sign documents at the title company, the deed is recorded, and you get paid.

  1. Sign your closing documents at the title company

    Escrow / titleClosing day

    Minnesota is a title state, so your closing is usually at a title company's office. You will sign the deed, the settlement statement, and other paperwork. Bring a government-issued photo ID and any keys, garage remotes, and codes for the buyer.

    You'll need

    • Photo ID
    • House keys
    • Garage remotes
    • Alarm codes

    Cost: $0

  2. Sign the Well Disclosure Certificate to be filed with the deed

    Escrow / titleAt closing

    If the property has a well, you will sign the Well Disclosure Certificate at closing. The title company files it with the county recorder when it records the deed. Without this, the deed cannot be recorded.

    You'll need

    • Well Disclosure Certificate

    Cost: $50 filing fee typical

  3. Pay the Minnesota State Deed Tax through closing

    Escrow / titleAt closing

    The State Deed Tax (0.33% of the sale price) is paid through the closing settlement, not out of your pocket separately. The title company sends it to the state, and the amount is shown as a debit on your settlement statement.

    Cost: 0.33% of sale price

  4. Receive your net proceeds by wire transfer

    Escrow / titleClosing day or next business day

    After the deed records, the title company wires your net proceeds (sale price minus payoff, fees, taxes, and credits) to the bank account you set up with them. Bank wire info has to be confirmed by phone to avoid wire fraud. Funds usually arrive same day or next business day.

    You'll need

    • Voided check or wire instructions verified by phone

    Cost: $0-30 wire fee typical

  5. Hand over keys and give possession to the buyer

    YouClosing day (or per purchase agreement)

    Once the deed is recorded and your money has wired, the buyer officially owns the home. Leave all keys, garage door openers, mailbox keys, manuals, and warranties on the kitchen counter, and confirm with your agent that the buyer is good to take possession.

    Cost: $0

  6. Cancel your homeowners insurance after the deed records

    You1-2 days after closing

    Call your insurance company the day after closing to cancel the policy effective the closing date. You may get a small refund for the unused portion of your premium. Do not cancel before the deed actually records, just in case closing gets delayed.

    You'll need

    • Insurance policy number

    Cost: $0

Sources

  1. [1] Minnesota REALTORS Legal Action Center - Settlement Resources
  2. [2] NorthstarMLS Compensation Rules
  3. [3] IRS FIRPTA Withholding
  4. [4] IRS Form 8288 - FIRPTA Withholding
  5. [5] Minn. Stat. §290.9705 - Nonresident Withholding
  6. [6] MN Revenue Nonresident Withholding on Real Property
  7. [7] Minn. Stat. §287.21 - State Deed Tax
  8. [8] Minnesota Rules Chapter 2805 - Trust Accounts
  9. [9] Minn. Stat. §515B.4-107 - Resale of Units
  10. [10] EPA Lead-Based Paint Disclosure - Real Estate
  11. [11] HUD Lead-Based Paint Disclosure Requirements
  12. [12] Minnesota REALTORS Forms Library
  13. [13] Minn. Stat. §513.55 - Disclosure Timing
  14. [14] Minn. Stat. §152.0275 - Methamphetamine Disclosure
  15. [15] Minn. Stat. §144.496 - Radon Awareness Act
  16. [16] Minnesota Department of Health Radon Program
  17. [17] Minn. Stat. §513.52 - Definitions
  18. [18] Minn. Stat. §513.57 - Liability for Failure to Disclose
  19. [19] Minn. Stat. §115.55 - Sewage Treatment Systems
  20. [20] Minn. Stat. Chapter 508 - Torrens System
  21. [21] Minn. Stat. §103I.235 - Well Disclosure Certificate
  22. [22] MDH Well Disclosure Program

Last updated May 15, 2026