The Minnesota Redemption Period, Explained
Minnesota gives foreclosed homeowners a statutory window after the sheriff’s sale to redeem the property, sell it, or stay in it. The standard period is six months. It can be twelve. It can be five weeks. This page explains which period applies and what it means.
Overview
The Most Significant Protection After the Sale.
The redemption period is the most significant protection Minnesota law gives homeowners after a foreclosure sale. During the redemption period, the homeowner retains the right to reclaim the property by paying off the certificate of sale, the right to occupy the property, and in many cases the right to sell. The certificate holder does not become the full owner until the redemption period ends.
Three different redemption periods exist under Minnesota law: six months (standard), twelve months (certain specific cases), and five weeks (vacant or abandoned, or postponed sales). Which one applies depends on the specific facts of your foreclosure.
Which Period Applies
Three Redemption Periods Under Minnesota Law
Which one applies depends on the specific facts of your foreclosure — the property type, the loan, and how the sale was conducted.
6 Months
Standard Redemption
The default rule for most Minnesota residential foreclosures, applying to the typical owner-occupied home foreclosed by advertisement under Chapter 580.
§ 580.23, subd. 1
12 Months
Extended Redemption
Applies in specific situations — including where more than two-thirds of the original loan has been paid, certain agricultural property, and larger tracts. The exception, not the rule.
§ 580.23, subd. 2
5 Weeks
Shortened Redemption
Applies when the property is vacant or abandoned (determined through a judicial process), or when the sale was postponed under the affidavit process.
§ 582.032
Do not assume the twelve-month period applies to your case. Confirming it typically requires an attorney to evaluate your loan documents and the statute together.
The Default Rule
Standard Six-Month Redemption Under § 580.23, Subd. 1
For most Minnesota residential foreclosures, the redemption period is six months from the date of the sheriff’s sale — the default rule applying to the typical owner-occupied home foreclosed by advertisement under Chapter 580.
Redeem
Pay the sale price plus interest and any allowable costs to reclaim the property outright.
Occupy
Continue living in the home for the full six months while deciding on next steps.
Sell
In many cases, sell the property and use the proceeds to pay off the certificate holder.
Do not assume the twelve-month period applies to your case. Confirming it typically requires an attorney to evaluate your loan documents and the statute together.
The Exception, Not the Rule
Twelve-Month Redemption Under § 580.23, Subd. 2
In specific situations defined in the statute, the redemption period is twelve months instead of six. Whether your property qualifies depends on the specific facts of your loan and the property.
Confirmation typically requires an attorney to evaluate the loan documents and the statute together. Do not assume the twelve-month period applies; if you believe it might, get it confirmed.
Twelve-Month Cases Include
- Certain situations where more than two-thirds of the original principal amount of the loan has been paid
- Certain agricultural property
- Larger tracts of land (more than ten acres in some defined cases)
- Specific other situations identified in the statute
The Shortened Window
Five-Week Redemption Under § 582.032
A five-week redemption period applies in a small number of specific situations. The two most common are below. If you’re considering the postponement affidavit, weigh the trade-off carefully — see how to stop foreclosure in Minnesota for the full picture.
Vacant or Abandoned Property
If the property is vacant or abandoned, the redemption period may be shortened to five weeks. A determination of abandonment is made through a specific judicial process — it is not automatic. The court weighs evidence including continuous vacancy, disconnected utilities, and lack of upkeep.
Postponed Sales Under § 580.07
If the homeowner used the postponement affidavit to delay the sheriff’s sale, the redemption period after the postponed sale is shortened to five weeks. The postponement delays the sale up to five months (or eleven if the original redemption period was twelve months) in exchange for the shortened window.
Six months of redemption gives meaningful time to plan, sell, or arrange financing. Five weeks compresses everything. Weigh the trade-off carefully before using the postponement affidavit.
The Cost to Redeem
What Redeeming Requires
To redeem the property, the homeowner pays the certificate holder a specific amount that changes over time as interest accrues. The certificate holder is required to provide a redemption statement on request showing the exact amount required as of a specific date.
The redemption itself is typically conducted through the sheriff’s office or the certificate holder directly, depending on local practice. In most cases, redeeming requires having the funds available — from refinancing, selling other assets, family help, or other sources. If the funds aren’t available, selling the property during the redemption period is often the alternative path that protects whatever value remains.
Redemption Amount Components
- The sale price — the amount bid at the sheriff's sale
- Interest on the sale price at the rate stated in the mortgage, from the date of sale to the date of redemption
- Allowable costs paid by the certificate holder after the sale — property taxes, insurance premiums advanced, and certain other costs
One of the Most Important Protections
Your Right to Remain in the Home
During the redemption period, the homeowner generally retains the right to occupy the property. The certificate holder does not have the right to evict during the redemption period — this gives the homeowner time to plan the next housing situation without immediate displacement.
After the redemption period ends, if the property has not been redeemed, the right to occupy ends and the certificate holder can proceed with possession.
How the situation unfolded
Avoid Waste
The homeowner must avoid actions that would constitute waste of the property — significant intentional damage, removal of fixtures, and similar acts.
Taxes & Insurance
Property taxes and insurance generally remain the homeowner's responsibility during the redemption period.
No Eviction During the Period
The certificate holder does not have the right to evict during the redemption period in most situations.
Often, Yes
Can You Still Sell During the Redemption Period?
In many cases, yes — for homeowners who cannot redeem with cash but who can find a buyer willing to pay enough to clear the certificate amount. See can you sell during the redemption period in Minnesota for the deeper breakdown.
List the property for sale during the redemption period
A buyer makes an offer.
At closing, proceeds are used to pay off the certificate holder — sale price plus interest and costs.
Any remaining proceeds, after payoff and closing costs, go to the homeowner.
The lien is released and ownership transfers cleanly to the buyer.
Do not assume the twelve-month period applies to your case. Confirming it typically requires an attorney to evaluate your loan documents and the statute together.
