What changes after the sheriff’s sale
If the sheriff’s sale has already happened, it can feel like it’s over. It may not be. In Minnesota, most homeowners have a redemption period after the sale, typically six months, and during that time some options may remain. This guide covers the general picture, as part of our page on being behind on payments. Time matters a lot here, so talk to an attorney right away. We can’t promise any outcome.
Where things stand
After the sheriff’s sale:
- The buyer at the sale, often the lender, holds a sheriff’s certificate
- You generally still live in the home during the redemption period
- Your mortgage loan has been replaced, in effect, by the redemption amount
- When the redemption period ends without redemption, ownership passes to the certificate holder
The redemption amount, in general terms
To redeem, the property owner generally pays the redemption amount: roughly the sheriff’s sale price, plus interest and certain allowed costs. The exact figure comes from the certificate holder or through your attorney.
A sale during redemption usually works only if the house is worth enough to cover the redemption amount plus the costs of selling, leaving equity for you.
How a sale during redemption can work
- Confirm the dates. Know exactly when the redemption period ends.
- Get the redemption figure through your attorney.
- Get an offer quickly. With us, a preliminary range comes within 24 hours.
- Line up the closing well before the deadline, with the title company handling the redemption payment.
- Close. The redemption amount is paid, and the rest goes to you.
The risks
| Risk | Why it matters |
|---|---|
| Time runs out | If closing doesn’t happen before redemption ends, the option is lost |
| Not enough equity | If the house is worth less than the redemption amount, a sale may not help |
| Title complications | Other liens or judgments can slow things down |
| Moving deadlines | Planning a move while the clock runs |
We’ll be honest if we don’t think the math works or the timing is too tight.
Other paths to ask about
- Redeeming yourself if you can raise the funds
- Talking with the certificate holder about options
- A HUD-approved housing counselor, who can help you understand choices
- Planning a move if redemption isn’t realistic
See options when you’re behind on your mortgage for an overview of paths before and after the sale.
A realistic timeline during redemption
Every case is different, but here’s how the math on time often looks:
| Step | Typical time |
|---|---|
| Confirm redemption deadline and amount with an attorney | A few days |
| Get a preliminary range | Within 24 hours of calling us |
| Walkthrough and written offer | A few days |
| Title work, including the redemption payoff | One to several weeks |
| Closing | Before the deadline, with a margin |
The closer you are to the end of the redemption period, the less room there is for surprises, like a lien nobody knew about or a missing signature.
Living in the home during redemption
In general, homeowners can stay in the home during the redemption period. That can be a chance to plan calmly rather than scrambling. Use the time to:
- Get legal advice early
- Figure out where you’ll live next
- Gather documents the title company will need
- Take photos and keepsakes if you expect to move
Watch out for predatory offers
The redemption period is when some people approach homeowners with offers that sound helpful but aren’t. Be cautious of anyone who:
- Asks you to sign over your deed quickly
- Promises you can stay in the home indefinitely afterward
- Won’t put terms in writing
- Discourages you from talking to an attorney
Our guide on how to vet a cash home buyer has a checklist that applies here too.
If you’re reading this before the sale
If the sheriff’s sale hasn’t happened yet, you likely have more options. Read how Minnesota foreclosure and the redemption period work, and call a housing counselor today.
Minnesold's team includes a licensed Minnesota real estate agent. Information on this site is general and educational. It is not legal, tax, or Medical Assistance advice. Talk with a probate attorney, elder law attorney, or CPA about your situation.