Minnesota Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Minnesota transactions, plus a plain-English summary of what Minnesota law expects in a residential purchase contract. Free PDF, no signup required.
Minnesota Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Minnesota Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Minnesota residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Seller Disclosure of Material Facts
Minn. Stat. 513.52-513.60 (esp. 513.55 requirement, 513.56 exceptions, 513.57 liability, 513.60 waiver)
Before signing a purchase agreement, seller must make a good-faith written disclosure of all known material facts that could adversely and significantly affect an ordinary buyer's use and enjoyment of the property or any intended use known to the seller; no statutory form is prescribed
Applies to: residential real property (1-4 units); exceptions in 513.56 (fiduciaries, foreclosure, new construction by builder in certain cases, transfers between co-owners/relatives, etc.); waivable ONLY by mutual written agreement under 513.60
Radon Disclosure (Minnesota Radon Awareness Act) Verbatim language required
Minn. Stat. 144.496
Before signing a purchase agreement to sell or transfer residential real property, seller must disclose in writing any known radon test results, concentrations, and mitigation/remediation, provide any mitigation system documentation, deliver the MDH publication 'Radon in Real Estate Transactions', and include the exact statutory Radon Warning Statement; NOT waivable via 513.60
Applies to: all residential real property sales/transfers
Well Disclosure Verbatim language required
Minn. Stat. 103I.235
Before signing an agreement to sell or transfer, seller must disclose in writing the status and location of all known wells (statement of no known wells, or a disclosure statement with legal description, county, map, and in use/not in use/sealed status per well); a signed Well Disclosure Certificate is required at closing unless the deed carries the statutory no-wells certification; recorder cannot record the deed without one or the other ($54 certificate fee)
Applies to: all real property transfers with limited exceptions (severed mineral interests, individual condominium units); the verbatim sentence is mandated for the DEED, while the pre-signing written well disclosure to the buyer has required content but no single mandated sentence (standard MN purchase agreements incorporate the certification language)
Subsurface Sewage Treatment System (Septic) Disclosure
Minn. Stat. 115.55, subd. 6
Before signing a purchase agreement, seller must disclose in writing how sewage generated at the property is treated (whether it goes to a permitted facility or an individual sewage treatment system) and describe/locate any known system; local point-of-sale compliance inspection ordinances are common
Applies to: property with or potentially served by an individual subsurface sewage treatment system
Methamphetamine Production Disclosure
Minn. Stat. 152.0275
If the seller knows methamphetamine production occurred on the property, the seller must disclose in writing before signing the sale agreement whether a contamination order was issued or vacated and the status of cleanup/remediation, with buyer acknowledgment mechanics prescribed by the statute; nondisclosing sellers face remediation cost and attorney fee liability
Applies to: properties with known meth production history
Federal Lead-Based Paint Disclosure Verbatim language required
42 U.S.C. 4852d; 24 CFR part 35 subpart A; 40 CFR 745.113
Pre-1978 housing sales contracts must contain the verbatim Lead Warning Statement plus seller disclosure, records list, buyer acknowledgment, 10-day inspection opportunity, agent statement, and signatures
Applies to: pre-1978 target housing only
Minnesota Closing Practice at a Glance
| Deed convention | Warranty deed (statutory short form, Minn. Stat. 507.07) is customary for arm's-length residential sales |
| Transfer tax | Minnesota Deed Tax, Minn. Stat. 287.21: 0.0033 (0.33%) of net consideration when consideration exceeds $3,000 ($1.65 minimum otherwise); Hennepin and Ramsey counties add a 0.0001 Environmental Response Fund surcharge (effective 0.34%); due when the deed is presented for recording |
| Customary payer | seller (custom; statute makes the tax due on presentation for recording rather than naming the grantor) |
| Attorney closing | Attorney not required for a typical closing. Not an attorney state; closings are handled by title companies/closers, and licensees complete standard purchase agreement forms (Minnesota REALTORS forms). Attorney involvement is optional and uncommon in routine residential deals. |
| Witness and notary | No witnesses required. Deeds must be acknowledged before a notary to be recorded (Minn. Stat. 507.24). Recording additionally requires the well certification statement or Well Disclosure Certificate (103I.235 subd. 1(h)), payment of deed tax (287.21), and an electronic Certificate of Real Estate Value (eCRV) for consideration over $3,000 (Minn. Stat. 272.115). |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Minnesota attorney before use. Read the full disclaimer.
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