Cottonwood County, Minnesota

Sep 16, 2026 · in 4 days· 10:55 AM

Tax Deedscheduledvia County site

Parcels

announced by the county — list not yet fetched

Opening bids

—

no parcel list yet

Redemption

None

clear title at sale

Quiet title

$2K–$5K

typically required

As announced by the county

Published sale details. The parcel list has not been fetched yet.

Venue: Online
Bidding: Bid Up or Premium
Sale runs: Until complete
Total offered: $128,150
Deed sale site: https://www.publicsurplus.com/sms/all,mn/list/current?orgid=1052943

Collector: Donna Torkelson
Phone: 507.831.1342
Email: donna.torkelson@co.cottonwood.mn.us
Fax: 507.831.4553

Online tax sale.

Registration and terms

Please see online auction website for registration details.

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.

Cottonwood 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: 11,338 residents

Notes

County auctions land after the state forfeiture process completes.

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

Parcels — ranked by assessed value over opening bid

No parcels published yet

The county has announced 12 parcels for this sale, but the parcel list itself has not been fetched yet — so there is nothing to rank here. Counties often publish it only days before the sale. Check back closer to Sep 16, 2026.

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.

As announced by the county

Published sale details. The parcel list has not been fetched yet.

Venue

Online

Bidding

Bid Up or Premium

Sale runs

Until complete

Total offered

$128,150

Deed sale site

https://www.publicsurplus.com/sms/all,mn/list/current?orgid=1052943

Online tax sale.

Registration and terms

Please see online auction website for registration details.