Brown County, Minnesota

Oct 2, 2026 · tomorrow

Tax Deedscheduledvia County site

Parcels

Opening bids

$14,091

all parcels priced

Redemption

None

clear title at sale

Quiet title

$2K–$5K

typically required

MN caveats

THE SAME PARCEL HAS TWO PRICES THIRTY DAYS APART, AND THE SECOND IS THE TAX BILL. Under § 282.005 the initial price is "equal to the estimated market value, as determined by the most recent assessment", and "the property must not be sold for less than the initial price for 30 days after it is initially made available at auction". Then: "if no buyer is willing to pay the initial price, the price for the property must be reduced to the minimum bid" — the sum of delinquent taxes, special assessments, penalties, interest and costs. A Minnesota listing is worth almost nothing at market value and potentially a great deal at the tax debt, and the engine cannot tell which stage an opening bid represents. Establish that before treating a Minnesota figure as real.
CANCELLED SPECIAL ASSESSMENTS CAN COME BACK ON THE BUYER. § 429.071 subd. 4: "When a parcel of tax-forfeited land is returned to private ownership and the parcel is benefited by an improvement for which special assessments were canceled because of the forfeiture, the municipality that made the improvement may ... make a reassessment or a new assessment as to the parcel in an amount equal to the amount remaining unpaid on the original assessment." Forfeiture wipes the assessment and the sale can revive it. This is parcel-specific, can run to thousands on improved land, and is not in closingCosts.
Redemption runs three years from the tax judgment sale to the state (§ 281.17), but one year for non-homesteaded land in a targeted community and for qualified waste disposal facilities. All of it expires before the parcel reaches auction, so it affects when inventory appears, not what a buyer earns.
Surplus above the minimum bid belongs to the former owner and other interested parties, not the county — the point of the 2024 rewrite. The auditor notifies within 60 days and claimants have six months to file. This does not affect the buyer's title or price, but it means a Minnesota county has no revenue reason to push the price above the tax debt.
If nobody pays even the minimum bid, "the state is deemed to have purchased the property through a credit bid" and the parcel is disposed of under the rest of chapter 282. A parcel can therefore leave the auction calendar without a private sale having happened.
quietTitle costs here are a placeholder and have not been reviewed by the operator.

Brown County rulesstate defaults

Sale type: Tax Deed
Redemption period: 3 years from judgment (5 years for homestead/ag land)
Investor return: N/A — outright deed transfer
Governing statute: Minnesota Statutes Ch. 280–282
Population: 25,710 residents

Notes

County auctions land after the state forfeiture process completes.

Inherited from Minnesota rather than researched for Brown: type, redemption, returns, statute, notes.

Parcels — ranked by assessed value over opening bid

Parcel	Address	Opening bid	Assessed	Spread	Status
001.002.068.13.130	207 S Broadway St · New Ulm	$10,384	$146,300	$135,916	pending
002.000.049.04.040	415 Maple St Sw · Sleepy Eye	$3,707	$39,400	$35,693	pending

Spread is not profit.It compares the opening bid to the county's assessed value, which is not market value — Minn. Stat. § 273.11 subd. 1: "all property shall be valued at its market value." Class rates under § 273.13 are applied afterwards to compute tax capacity and do not reduce the assessed value. The estimated market value is also what § 282.005 uses to set the opening price at a tax-forfeited sale. Open a parcel to run the full max-bid analysis, which accounts for the assessment ratio, surviving liens, quiet title, and holding costs.

Parcel

Address

Opening bid

Assessed

Spread

Status

001.002.068.13.130

207 S Broadway St · New Ulm

$10,384

$146,300

$135,916

pending

002.000.049.04.040

415 Maple St Sw · Sleepy Eye

$3,707

$39,400

$35,693

pending