Updated October 2026. For Saint Paul owners selling without a realtor: the city’s Truth-in-Sale of Housing report you need before you market the home, how appraisals work on a by-owner sale, and what Minnesota’s deed tax costs in Ramsey County. Values are Zillow’s September 2026 index.
Yes, you can sell your Saint Paul home without a realtor, but the city asks for one thing first. As of October 2026, every single-family home, duplex, condo and townhome needs a Truth-in-Sale of Housing (TISH) evaluation before it’s marketed. The typical Saint Paul home is worth $291,200 (Zillow, September 2026), and the deed tax on that price is about $990.
Jump to: 🏠 TISH report · 📸 Appraisals · 📍 Saint Paul values · 💲 Costs · 🤝 Your options · ❓ FAQ
Saint Paul sale without a realtor, in numbers
- A TISH report must be available to buyers within 3 calendar days of listing, and it’s good for 365 days.
- Typical Saint Paul value: $291,200 in September 2026, up 0.8% in a year (Zillow).
- Minnesota’s deed tax is 0.33%, plus 0.01% in Ramsey County: about $990.08 on $291,200.
- A buyer’s lender must give the buyer a free copy of the appraisal no later than 3 days before closing.
For the statewide rules, read our pillar guide on selling a Minnesota home without a realtor. For the contract, see Drafting a For Sale By Owner (FSBO) Contract in Minnesota. This page covers what’s specific to the city of Saint Paul.
What is Saint Paul’s Truth-in-Sale of Housing report?
It’s a city-required evaluation of the home’s observed condition, for disclosure only. The City of Saint Paul says all single-family homes, duplexes, condominiums and townhomes must have a TISH evaluation completed before the property is marketed for sale. A condo with its own parcel number needs one even if the building has a Certificate of Occupancy.
Here’s how it works, per the city’s TISH page, read October 27, 2026:
- You hire a TISH evaluator licensed by the City of Saint Paul. You can do that yourself; you don’t need an agent.
- Evaluators set their own fees. The city won’t recommend one, but it publishes the list of licensed evaluators.
- The report must be available to any potential buyer within 3 calendar days of listing.
- It’s good for one year, or 365 days, and for one sale by the owner named on it.
- A sale to immediate family, such as parents, children or siblings, doesn’t need one.
One item is required in single-family homes: a working hard-wired smoke detector. Other cities differ; see what sellers must fix by law. If it’s missing, the report marks it as a hazard and the city’s electrical inspector will tell you to have a licensed electrical contractor install one under a permit. Fix that before you list.
Don’t skip it. Under section 189.19 of the city code, failing to comply with the TISH chapter is a misdemeanor. If you sell a condo or townhome in a common interest community, Chapter 194 also requires a Smoking Policy Disclosure form, in effect since January 1, 2022.
The TISH report doesn’t replace Minnesota’s own seller disclosure. Under Minnesota Statutes 513.55, before signing a sale agreement you give the buyer a written disclosure of material facts you know about that could significantly affect their use and enjoyment of the property. For plain-English legal guidance on FSBO home sale contracts and seller obligations, Nolo is a good start.
How do appraisals work when you sell without a realtor?
There are two kinds, and they do different jobs.
A pre-listing appraisal you order
Some by-owner sellers in the Twin Cities pay a state-licensed appraiser before they set a price. It gives you an independent number to show buyers and their agents. It’s optional. A careful look at recent closed sales near you gets most sellers close, and the buyer’s lender will order its own appraisal anyway.
The buyer’s lender appraisal
If your buyer uses a mortgage, the lender orders an appraisal after you accept the offer. The Consumer Financial Protection Bureau says lenders must give borrowers a free copy of all appraisals and written valuations. For first-lien loans, they send it promptly after the report is done, and no later than three days before closing.
If the appraisal comes in under the price, you have three common paths: lower the price, ask the buyer to cover the gap in cash, or meet in the middle. Your purchase agreement decides what happens if you can’t agree. Price close to the comps from the start and this problem rarely comes up.
What are Saint Paul-area homes worth in 2026?
Steady, with small gains. Zillow’s Home Value Index for September 2026 (Zillow Research):
| Place | Typical value | Change in a year |
|---|---|---|
| Saint Paul | $291,200 | +0.8% |
| South Saint Paul | $298,300 | +2.7% |
| West Saint Paul | $317,900 | +2.4% |
| Minneapolis | $328,400 | +0.7% |
| Maplewood | $341,700 | +1.8% |
| Roseville | $372,400 | +2.6% |
| Woodbury | $461,000 | +2.2% |
| Minneapolis-St. Paul metro | $387,800 | +1.7% |
Saint Paul neighborhoods differ a lot, from Highland Park and Mac-Groveland to the East Side. Price from your own neighborhood’s recent sales. Our tool for getting a home value estimate in Saint Paul gives you a starting range. Need your parcel number for the TISH order or the deed? Here’s how to find your Minnesota property tax ID, parcel ID.
What does a Saint Paul sale without a realtor cost?
Here’s the bill on a typical $291,200 home. Your closer’s settlement statement has the final numbers.
| Cost | Rule | On $291,200 |
|---|---|---|
| TISH evaluation | Set by each licensed evaluator | Get two quotes |
| State deed tax | 0.0033 of net consideration | $960.96 |
| Ramsey County Environmental Response Fund tax | 0.0001 | $29.12 |
| Flat fee MLS (optional) | Beycome Basic | $99; $0 to Beycome at closing |
| Listing commission, for comparison | 3% example | $8,736 |
The 3% figure is an example only. Commissions are not set by law or NAR rules and are fully negotiable. Sellers choose whether to offer any buyer-agent compensation, and how much, and since August 17, 2024 such offers can’t be shown on the MLS (NAR settlement FAQs).
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A flat fee instead of a percentage, and $0 to Beycome at closing. You stay in control of your sale.
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Get up to 2% back at closing
On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →On your gain, the federal rules let many owners exclude up to $250,000, or $500,000 for joint filers, on a main home. Read the IRS federal tax guidelines for home sale exclusions or ask a tax pro.
How do you sell in Saint Paul without a realtor?
Do you need a realtor? No, it isn’t required; it’s your choice. A listing agent prices, markets, orders the TISH and negotiates, for a commission. Without one, you do those jobs and keep the fee.
Most buyers find homes through agents, so the MLS matters. NorthStar MLS is based in St. Paul and works with the St Paul Area Association of REALTORS. Per Beycome’s NorthStar page, read October 27, 2026, it takes 3 to 100 photos and 3,950 characters of remarks. Upload the TISH report with the listing, and you meet the 3-day rule on day one.
Beycome offers flat-fee MLS listing services in Minnesota: Basic is $99, with $0 due to Beycome at closing, and a complete file goes live within 2 business days. You can list their home on the MLS in Saint Paul without a realtor and keep e-sign, ShowingTime where available and Artur AI for offers. Want an expert to negotiate while you keep every decision? Concierge is $1,399. Start at Listing a home on the Multiple Listing Service in Saint Paul, Minnesota.
Comparing providers? See our flat fee MLS companies in Minnesota compared. More on the MLS route: Sell Smart with MLS Access and Keep More Equity and Sell Your Home Without an Agent Using MLS Tools. Beycome Title doesn’t close in Minnesota; it works in Florida, Texas, Michigan, Ohio, Illinois and Indiana (Beycome Title).
Frequently asked questions about selling in Saint Paul, MN
Can I list my home on the MLS in Saint Paul without a real estate agent?
Yes, through a licensed flat fee broker. Beycome lists Saint Paul homes on NorthStar MLS for $99, $0 at closing. Have your TISH report ready to upload.
How long will my home stay on the MLS after I list it?
With Beycome, for the maximum term the state and MLS allow, with no renewal fee. Keep in mind the TISH report is good for 365 days, so a very long listing may need a new one.
Do I still need to pay a buyer’s agent commission?
No. It’s your choice and fully negotiable. Since August 17, 2024, offers of buyer-agent pay can’t be shown on the MLS.
What documents do I need to sell my home in Saint Paul, MN?
The TISH report, Minnesota’s seller disclosure (Statutes 513.55), the lead paint form for pre-1978 homes, and a Smoking Policy Disclosure for condos and townhomes in a common interest community.
How do I determine the right listing price for my Saint Paul home?
Use recent closed sales in your neighborhood. Zillow put the typical Saint Paul home at $291,200 in September 2026, up 0.8% in a year. A pre-listing appraisal is optional.
What happens after I accept an offer?
The buyer inspects and, with a loan, the lender orders an appraisal. A title company or attorney closes, records the deed and collects the deed tax.
Is selling without a realtor legal in Minnesota?
Yes. Owners can sell their own homes. In Saint Paul you still need the TISH report before marketing and the state seller disclosure before signing.
How quickly do FSBO homes sell in Saint Paul?
It depends on price and condition. Nationally, the median home sold in 33 days in September 2026 (NAR); a loan closing adds about a month.
Can I make changes to my MLS listing after it goes live?
Yes. With Beycome, you edit price, photos and remarks in your dashboard, with unlimited updates at no charge.
Values are Zillow’s ZHVI for September 2026. Deed tax figures use the Minnesota Department of Revenue rates; the actual tax uses net consideration. Prices as of November 2026 and subject to change; Concierge is $1,399. “$0 at closing” means no Beycome fee at closing; deed tax, closing fees and any buyer-agent pay you agree to still apply. Cancel free: no cancellation fee (Georgia MLS $25); listings under contract can’t be canceled; no refund once listed.
Listing term is the maximum the state and MLS allow (24 months; 12 in MD and PA). Basic and Enhanced get offer help from Artur AI, not a person. Support 7 days a week, Artur AI 24/7. Beycome Title: Florida, Texas, Michigan, Ohio, Illinois and Indiana. Commission figures are examples only. General information, not legal or tax advice.
Sources
- City of Saint Paul, Truth-in-Sale of Housing, read October 27, 2026.
- Minnesota Department of Revenue, deed tax rate, read October 27, 2026.
- Minnesota Statutes 513.55, seller disclosure, read October 27, 2026.
- CFPB, your right to a copy of the appraisal, read October 27, 2026.
- Beycome, NorthStar MLS listing rules and coverage, read October 27, 2026.
- Zillow Research, Home Value Index, September 2026.
- IRS, Topic no. 701, Sale of your home, read October 27, 2026.
- NAR, existing-home sales, September 2026.
- NAR, settlement FAQs, read October 27, 2026.
- Beycome, listing package features, October 2026.
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