Find Your Dream Home in Minnesota

Just Bought a Home? Don’t Miss the Dec. 31 Homestead Deadline

By Trent Seaman, Realtor · Team Pemberton · October 2026

If you bought a home in Hennepin County this year, there's one piece of paperwork that's easy to miss in the excitement of moving in, and it can cost you real money: your homestead application. Here's what it is and why you want it done before December 31.

What homestead is

In Minnesota, a home that the owner lives in as their primary residence can be classified as a "homestead." That classification generally means a lower property tax bill than the same house would have as a rental or second home, and it's what makes you eligible for the state's homeowner property tax refund if your income qualifies.

It does not transfer with the house

This is the part that surprises people. The previous owner's homestead status ends when they sell. It doesn't carry over to you automatically. You have to apply in your own name.

The deadline: December 31

To get homestead treatment on next year's property taxes, you need to apply by December 31. If you closed in the fall, this is right around the corner. Miss it and you could pay the higher non-homestead rate for a full year.

How to apply

• Who processes it: In Hennepin County, applications go to the Hennepin County Assessor, not your city. You can apply online at homestead.hennepin.us, by mail, or in person at a county service center.
• Who qualifies: An owner who lives in the home as their primary residence and is a Minnesota resident. In some cases a relative of the owner living in the home can qualify too.
• Married couples: You apply together, and the application needs information for both spouses, even if only one of you is on the deed.
• What to have ready: Your closing date, property address or ID number, and Social Security numbers for the owners and spouses. Enter them directly on the county's secure site.

If you sell or move out

Homestead works both ways. If you stop living in the home, say you move and rent the old house out, you need to tell the county. If you don't notify the assessor in time, you can be charged back the homestead benefit plus a penalty. A quick call or form now saves a big headache later.

Trent's tip

Set a reminder on your phone right now for the week after you move in. It takes about ten minutes, and it's one of the few things you can do as a new owner that directly lowers your tax bill. If you're not sure whether your home is already set up correctly, look up your property on the Hennepin County property search or call me and I'll help you check.

Questions about your new home? Call or text me at 612.408.5722.

Radon in Minnesota Homes: What Buyers and Sellers Need to Know

By Trent Seaman, Realtor · Team Pemberton · October 2026

Radon is one of those topics that doesn't come up until the inspection, and then everyone wants to know if they should be worried. In Minnesota, it's worth understanding before you buy or sell, because it's common here and it's very fixable.

What radon is

Radon is a colorless, odorless radioactive gas that comes naturally from the soil. It can seep into a home through the foundation and build up, especially in basements and lower levels. Long-term exposure is a leading cause of lung cancer, which is why health officials take it seriously.

It's common in Minnesota

According to the Minnesota Department of Health, about 2 in 5 Minnesota homes have radon levels high enough to be a health concern. New construction, old homes, homes with or without basements: any house can have it. The only way to know is to test.

What the law requires when you sell

Under the Minnesota Radon Awareness Act, sellers must tell buyers whether the home has been tested, what the results were, and whether a mitigation system was installed. Sellers also give buyers a radon warning statement and a short state publication. The law does not require sellers to test or fix anything. It's about disclosure.

For buyers: test during the inspection

• Add a radon test to your home inspection. It runs a couple of days and the cost is modest.
• The number to watch is 4 picocuries per liter (pCi/L). At or above that level, the state recommends a mitigation system.
• A high result isn't a dealbreaker. It's a negotiating point. We can ask the seller to install a system, give a credit, or adjust the price.
• Fall and winter are good times to test, because closed-up homes during heating season tend to show higher, more realistic levels.

For sellers: consider testing before you list

If you already know your levels, you control the story. A home with a working mitigation system and a recent low test result is a selling point, not a red flag. If your levels are high, fixing it ahead of time usually costs less than the price cut a nervous buyer will ask for.

What mitigation looks like

Most systems use a pipe and a small fan to pull radon from under the foundation and vent it above the roofline. Installation is typically done in a day by a licensed contractor, and a follow-up test confirms it's working. Look for the system's pressure gauge in the basement; it should show the fan is running.

Trent's tip

Already own your home and never tested? Pick up a short-term kit from a hardware store or your county health department this winter and put it in the lowest level you use regularly. It's one of the cheapest, easiest things you can do for your family's health.

Buying or selling and want to talk through a radon result? Call or text me at 612.408.5722.

What Happens to the House in a Divorce? Your Options in Minnesota

By Trent Seaman, Realtor · Team Pemberton · October 2026

For many couples, the house is the biggest thing they own together, and it carries a lot of emotion. When a marriage ends, deciding what to do with it can feel overwhelming. I've helped a number of families through this, and I wrote a whole book on it. Here's a plain-English starting point.

A quick note: I'm a Realtor, not an attorney. Your divorce attorney or mediator should guide the legal side. My job is to help you understand the real estate side clearly so you can make good decisions.

Your three main options

1. Sell the home and divide the proceeds. This is the cleanest break. Both of you are off the mortgage, the equity gets split according to your agreement, and you each start fresh. It works best when neither of you can comfortably afford the house alone.

2. One spouse keeps the home and buys out the other. The spouse who stays pays the other their share of the equity, often by refinancing. This can provide stability for kids, but the person keeping it has to qualify for the mortgage on one income.

3. Keep owning it together for a while. Some couples agree to hold the home until a set date, like when the youngest finishes school, and then sell. It can work, but it requires a clear written agreement about who pays what and what happens if things change.

Know what the house is actually worth

Every option starts with an accurate value. Online estimates can be off by tens of thousands of dollars. A professional market analysis or an appraisal gives you both a number you can trust and reduces arguments later. I'm happy to provide a no-cost market analysis to both spouses at the same time, so everyone sees the same information.

Understand the mortgage, not just the deed

This is the most common mistake I see. Signing a quitclaim deed takes a name off the title, but it does not take that person off the mortgage. If the spouse who leaves is still on the loan, late payments can hurt their credit and limit their ability to buy their next home. A refinance or a sale is usually what fully separates you.

If you're selling, a few things help

• Agree on decisions up front: list price, how you'll handle offers and who pays for repairs or prep.
• Communicate through one channel if talking directly is hard. I can keep both of you equally informed in writing.
• Keep the home show-ready, even if one spouse has moved out. Buyers notice.
• Plan for the timeline. Coordinate the sale with your divorce agreement so the closing and the paperwork line up.

Thinking about your next home

Whether you're keeping the house or moving on, it helps to talk with a lender early. They can tell you what you'll qualify for on your own, which shapes every other decision.

Trent's tip

Take the decision one step at a time. You don't have to figure everything out today. Start with the value and the mortgage, and the right option usually becomes clearer. My book What to Do With Your House in a Divorce walks through all of this in more detail, and you can get a free copy above.

If you'd like a confidential conversation, call or text me at 612.408.5722.

Moving to the Twin Cities: The Complete Relocation Guide

By Trent Seaman, Realtor · Team Pemberton

Welcome to the Twin Cities. I've lived here 25 years and raised three kids here, and I help families move here from all over the country. This guide covers what I walk every relocating client through before we tour a single house.

Minneapolis vs. St. Paul

They're two cities, and they feel different. Minneapolis is the bigger, busier one: the downtown skyline, the Chain of Lakes, the Guthrie Theater and most of the pro sports venues. St. Paul is the state capital. It's quieter and more historic, with tree-lined streets like Summit Avenue and a strong neighborhood feel.

Most families I work with end up in the suburbs. Here's the quick map:

• West metro: St. Louis Park, Hopkins, Edina, Minnetonka, Plymouth, Wayzata. Close to downtown Minneapolis, strong schools, lots of parks and trails. This is my home turf.
• North metro: Blaine, Coon Rapids, Andover, Ham Lake. Often more house and yard for the money.
• South metro: Bloomington, Eden Prairie, Burnsville. Close to the airport and Mall of America.
• East metro: Woodbury, Maplewood, Stillwater. Easy access to St. Paul and the St. Croix River.

Let's talk about winter

Yes, it gets cold, and a few days each winter drop below zero. Minnesotans don't hide from it, though: we skate, ski, ice-fish and play pond hockey. What matters most is picking a house that handles winter well. Here's what I check on every showing:

• Garage: an attached garage is worth a lot in January. You'll never scrape a windshield again.
• Furnace and water heater: their age and service history. A 20-year-old furnace is a budget item, not a dealbreaker.
• Roof, attic insulation and gutters: poor insulation leads to ice dams, which can cause leaks.
• Windows: drafty windows mean higher heating bills.
• Driveway: a long, steep driveway means a lot of shoveling. Think about whether you'll want a snowblower or a plow service.

If you live in Minneapolis or St. Paul, learn the snow emergency parking rules. Cars left on the wrong side of the street get towed.

Getting around

Most people drive. The main highways are I-94, I-394, I-35W, I-35E, and the I-494/I-694 loop around the metro, plus Highways 100, 169 and 62. In good weather, most west-metro suburbs are a 15–25 minute drive from downtown Minneapolis.

For transit, the METRO Blue Line light rail runs from downtown Minneapolis to the airport and Mall of America. The Green Line connects downtown Minneapolis and downtown St. Paul. The Green Line Extension will add 16 stations through St. Louis Park, Hopkins, Minnetonka and Eden Prairie, and is expected to open in 2027 (Metropolitan Council).

Schools

Two things surprise newcomers. First, school district lines don't always match city lines. A Minnetonka address might be in the Minnetonka, Hopkins or Wayzata district. I check the district for every house before you fall in love with it. Second, Minnesota has open enrollment, so families can apply to attend a district outside the one they live in, as long as that district has space.

Minnesota-specific things out-of-state buyers miss

• Radon: radon levels are high in much of Minnesota. Sellers must disclose what they know, and I recommend a radon test with every inspection. Fixing it is common and usually straightforward.
• Homestead: once you move in, file for homestead status with your county. It lowers the property taxes on your primary residence, and many people forget to do it.
• Point-of-sale inspections: Minneapolis, St. Paul and a number of suburbs require a city inspection report before a home is sold. It's worth reading before you make an offer.
• Property taxes vary by city and school district. Two similar homes a mile apart can have noticeably different tax bills. I'll pull the numbers for every home you're serious about.

Why people love it here

This is a great place to raise a family. There are lakes and parks in every direction and one of the best trail systems in the country. We have the Minnesota State Fair every August, the Twins, Vikings, Timberwolves, Lynx, Wild and Minnesota United, and a strong arts and restaurant scene. Major employers include Target, UnitedHealth Group, 3M, Best Buy, General Mills, Medtronic and the University of Minnesota.

How I help you buy from out of state

• Live video tours and FaceTime showings, so you can see a home before you fly in
• Neighborhood videos showing the parks, schools and commute
• A school district check on every address
• Introductions to trusted local lenders, inspectors and movers
• Coordinating the closing, including remote signing when the title company allows it

Moving is a big decision, and you shouldn't have to make it alone. Call or text me at 612.408.5722, or send me a message, and let's start with a 15-minute call about what you're looking for.

Living in St. Louis Park: A Guide from a 25-Year Resident

By Trent Seaman, Realtor · Team Pemberton

My wife Amy and I have lived in St. Louis Park for 25 years. We raised our three kids here, so this guide is personal.

Why people choose St. Louis Park

St. Louis Park sits right on the western edge of Minneapolis. You can be downtown in about 15 minutes or at Bde Maka Ska and the Chain of Lakes in less than that. It feels like a close-knit small town, but you're minutes from everything the city offers.

Schools

St. Louis Park Public Schools serves most of the city, with one high school, so kids from every neighborhood end up together. Families here are very involved, and youth sports and activities are a big part of life.

Parks and things to do

• Westwood Hills Nature Center: trails, a lake, and nature programs for kids
• The Rec Center: ice arenas and an outdoor aquatic park, a summer favorite
• Wolfe Park and Aquila Park: playgrounds, ball fields and open space
• Cedar Lake and North Cedar Lake trails: bike straight into downtown Minneapolis
• Excelsior & Grand and the West End: restaurants, shops and a movie theater

The homes

Much of the city was built in the 1940s and 1950s, so you'll find a lot of ramblers, story-and-a-halfs and bungalows, plus Tudors and older character homes in some neighborhoods. Many have been updated or expanded. Near Excelsior & Grand and the West End there are newer condos and townhomes, which are a great entry point for first-time buyers.

Getting around

Highways 100, 7 and I-394 all run through or next to the city. The Green Line Extension will add light rail stations at Beltline Boulevard, Wooddale Avenue and Louisiana Avenue, with service expected in 2027 (Metropolitan Council).

Who it's great for

First-time buyers who want to be close to the city, families who want a strong community, and anyone relocating who wants a short commute to downtown Minneapolis.

Trent's tip

Good homes in St. Louis Park move fast. Get pre-approved before you start touring so you're ready to act. If you want a quiet street near a park, tell me, because I know which ones they are.

Thinking about St. Louis Park? Call or text me at 612.408.5722 and I'll show you around my hometown.

Living in Hopkins: The West Metro's Most Underrated Suburb

By Trent Seaman, Realtor · Team Pemberton

Hopkins is small, only about four square miles, but it punches way above its weight. Our Team Pemberton office is here, so I spend a lot of time in this town.

Why people choose Hopkins

Hopkins has something most suburbs don't: a real, walkable downtown. Mainstreet is lined with local restaurants, coffee shops and the Hopkins Center for the Arts. Every July, the town celebrates its history as the "Raspberry Capital" with the Raspberry Festival, complete with a parade.

Schools

Hopkins Public Schools serves Hopkins along with parts of neighboring cities like Minnetonka and Golden Valley. District lines don't always follow city lines around here, so I confirm the district for every home we look at.

Trails and outdoors

Hopkins is the hub of the west metro's regional trail system. The Cedar Lake LRT, Minnesota River Bluffs LRT and Lake Minnetonka LRT regional trails all meet here, so you can bike to downtown Minneapolis, out toward Lake Minnetonka, or south toward the Minnesota River.

The homes

Hopkins has a mix of apartments, condos, townhomes and single-family homes, many of them post-war ramblers and split-levels. It's often a more affordable way into the west metro than neighboring Edina or Minnetonka, which makes it a great fit for first-time buyers.

Getting around

Highways 7, 169 and I-394 are all close by. The Green Line Extension will have stations at Blake Road, Downtown Hopkins and Shady Oak, with service expected in 2027 (Metropolitan Council).

Who it's great for

First-time buyers, young families, and anyone who wants a walkable small-town downtown with a quick commute.

Trent's tip

Homes within walking distance of Mainstreet and the future light rail stations are worth a close look. That combination is hard to find anywhere else in the metro.

Curious about Hopkins? Call or text me at 612.408.5722. I'm in the office there most weeks.

Living in Edina: What Families Should Know Before They Buy

By Trent Seaman, Realtor · Team Pemberton

Edina is one of the first places many families ask me about, usually because of the schools. It's a wonderful place to live, and going in with the right expectations makes buying here much easier.

Why people choose Edina

Edina offers established neighborhoods, great shopping and dining, and a quick drive to downtown Minneapolis, the airport and the south metro. It's also home to Southdale Center, which opened in 1956 as the first fully enclosed shopping mall in the country.

Schools

Edina Public Schools is well regarded, and it's the main reason many families look here. Parts of Edina near its borders fall in neighboring districts, so I always confirm the district for a specific address.

Parks and things to do

• 50th & France: a walkable district of shops and restaurants on the Minneapolis border
• Centennial Lakes Park: walking paths, putting greens in summer and skating in winter
• Braemar: golf, ice arenas and a sports dome
• Edinborough Park: an indoor park and play area, a lifesaver in January

The homes

Edina ranges from 1920s and 1930s homes in the Country Club District and Morningside to mid-century ramblers, larger newer homes and new builds. You'll see a lot of older homes being torn down and rebuilt. Prices here generally run higher than neighboring suburbs. Condos and townhomes, especially around the York Avenue and Southdale area, can be a more affordable way into the district.

Getting around

Highway 100, Highway 62 (the Crosstown) and I-494 make it easy to get anywhere in the metro.

Who it's great for

Families focused on schools and parks, and move-up buyers ready for their next home.

Trent's tip

If Edina's single-family prices stretch your budget, don't give up on the district. We can look at townhomes and condos inside Edina, or at nearby neighborhoods with a similar feel. Let's run the numbers together before you decide.

Want to see what your budget buys in Edina? Call or text me at 612.408.5722.

Living in Minnetonka: Big Yards, Trails and Room to Grow

By Trent Seaman, Realtor · Team Pemberton

When a family tells me they want more space, a bigger yard and trees, Minnetonka is usually on the list. It feels a little more spread out and wooded than the suburbs closer to Minneapolis.

Why people choose Minnetonka

Larger lots, mature trees and lots of green space. Minnehaha Creek winds through the city on its way from Lake Minnetonka to Minneapolis, and Lake Minnetonka itself is a short drive away. Ridgedale Center handles your shopping.

Schools

Much of Minnetonka is served by Minnetonka Public Schools, a well-regarded district. But parts of the city are in the Hopkins and Wayzata districts, so the address matters. I check this on every home before we tour.

Parks and outdoors

Minnetonka has an extensive network of city parks and trails, plus access to regional trails that connect to Hopkins and the rest of the west metro. It's a great place for families who like to be outside.

The homes

You'll find a lot of homes from the 1960s through the 1980s: split-levels, walkouts and ramblers, often on generous lots. There are also newer homes and townhomes. Many older homes have great bones and are ready for updates, which can be a smart way to build equity.

Getting around

I-394, I-494, Highway 7 and Highway 169 all serve the city. The Green Line Extension will have a station at Opus, and another at Shady Oak on the Hopkins border, with service expected in 2027 (Metropolitan Council).

Who it's great for

Growing families who want more space, buyers who love the outdoors, and anyone relocating who wants a yard and trees.

Trent's tip

On big wooded lots, pay attention to the roof, gutters and drainage. Trees are beautiful, but they drop a lot on a house. A good inspection is worth every penny here.

Ready to look at Minnetonka? Call or text me at 612.408.5722.

Why Fall and Winter Can Be the Smartest Time to Buy in the Twin Cities

By Trent Seaman, Realtor · Team Pemberton · October 2026

Most people assume spring is the only time to buy a house in Minnesota. It's true that spring brings the most listings. It also brings the most competition. If you're ready to buy now, the colder months can give you real advantages that disappear once the snow melts.

Less competition

Once school starts and the holidays get close, a lot of buyers pause their search. That means fewer people touring the same homes you are, fewer bidding wars, and more time to think before you write an offer. For first-time buyers especially, that breathing room matters.

More motivated sellers

People who list a home in October, November or December usually have a reason: a job relocation, a new home already under contract, or a life change that can't wait for spring. Motivated sellers are often more open to negotiating on price, closing costs, repairs or move-in dates.

You see the house at its worst, on purpose

This is the big one in Minnesota. A winter showing tells you things a June showing never will:

• Ice dams and icicles along the roof edge can point to insulation or ventilation problems in the attic.
• Drafty windows and cold rooms are easy to feel when it's 10 degrees outside.
• The furnace is actually running, so you and your inspector can hear it, feel it and see how well it heats the house.
• The driveway and walkways show you how much shoveling you're signing up for, and whether the driveway slope is going to be a problem.

Faster closings

Lenders, title companies, inspectors and appraisers are less slammed in the off-season. That often means quicker answers and a smoother path to the closing table.

Things to plan for

• Some inspections are limited by snow. Roofs, sprinkler systems, exterior grading and AC units can be hard to fully check in winter. Ask your inspector what they could and couldn't see, and ask the seller for records.
• Move-in logistics. Book movers early, especially around the holidays, and have a plan for snow on moving day.
• Fewer listings to choose from. Set up a saved search so you hear about new homes the day they hit the market.

Trent's tip

If a home has been on the market since summer and the seller is still living in it, there's often room to talk. I'll pull the full listing history for any home you're considering so we know exactly where we stand before we make an offer.

Thinking about buying this winter? Call or text me at 612.408.5722.

Minnesota Down Payment Assistance: Help First-Time Buyers Often Miss

By Trent Seaman, Realtor · Team Pemberton · October 2026

The number one thing I hear from first-time buyers is "I don't have 20% to put down." The good news: most buyers don't put 20% down, and Minnesota has some of the strongest down payment and closing cost programs in the country. Many of my clients have no idea they qualify until we sit down and look.

Minnesota Housing: Start Up

Start Up is Minnesota Housing's main first-time buyer program. It pairs a first mortgage with competitive rates and a low down payment, and it opens the door to the state's down payment assistance loans. You'll need to work with a Minnesota Housing-approved lender, meet income and purchase price limits, and complete a homebuyer education course. The course is worth it, by the way, even if you've read everything online.

Minnesota Housing: Step Up

Step Up is for repeat buyers, and for first-time buyers whose household income is above the Start Up limits. It works much the same way, with its own limits.

Down payment and closing cost loans

Through these programs, eligible buyers can add a second, smaller loan to cover the down payment and closing costs. The two main types:

• Monthly Payment Loan: a small second mortgage you pay back monthly over about 10 years, alongside your main mortgage.
• Deferred Payment Loan: a 0% loan with no monthly payment. You pay it back when you sell, refinance, move out or pay off the main mortgage. Eligibility is stricter.

Depending on the program, these loans can cover many thousands of dollars of your upfront costs. Amounts and limits change, so your lender will confirm the current numbers for your situation.

City and county programs

Some cities and counties offer their own help on top of the state programs. Minneapolis has had a homeownership assistance program for income-qualified buyers, and Hennepin County and other local agencies offer programs as well. Some of these can be combined with Minnesota Housing loans.

Other options to know about

• FHA loans allow as little as 3.5% down with flexible credit requirements.
• Conventional loans can go as low as 3% down for qualified first-time buyers.
• VA loans offer 0% down for eligible veterans and service members.
• USDA loans offer 0% down in qualifying areas, including parts of the outer metro.

How to get started

• Talk to a lender who works with Minnesota Housing programs. I'm happy to connect you with ones I trust.
• Sign up for a homebuyer education class early. Many are online and take a weekend.
• Gather your last two years of tax returns, recent pay stubs and bank statements.
• Get pre-approved before you start touring, so you know your real budget including assistance.

Trent's tip

Ask your lender to show you two scenarios side by side: one with assistance and one without. Seeing the actual monthly payment and cash-to-close for each makes the decision much easier.

Program details, income limits and loan amounts change regularly. Confirm current terms with Minnesota Housing or an approved lender before you apply.

Want to see what you might qualify for? Call or text me at 612.408.5722.

The Minnesota Fall Home Checklist: Get Your House Ready for Winter

By Trent Seaman, Realtor · Team Pemberton · October 2026

Minnesota winters are hard on houses. The good news is that most expensive winter problems start as cheap fall fixes. I give this checklist to every client after closing, and I run through it on my own house in St. Louis Park every October.

Outside the house

• Clean the gutters and downspouts after most of the leaves are down. Clogged gutters are one of the biggest causes of ice dams.
• Point downspouts away from the foundation, at least a few feet out, so spring melt doesn't end up in your basement.
• Shut off and drain outdoor faucets. Disconnect hoses, close the interior shutoff valve if you have one, and open the outside spigot to drain it.
• Blow out the sprinkler system before the first hard freeze. Most irrigation companies book up by late October.
• Trim branches that hang over the roof or touch the siding. Snow and ice make them heavier.
• Seal gaps around windows, doors and where pipes and wires enter the house.

Heating and safety

• Get the furnace serviced and replace the filter. Keep a few spare filters on hand for winter.
• Test smoke and carbon monoxide detectors and replace the batteries. CO detectors matter most when the furnace runs all day and the windows stay shut.
• Clear the exterior furnace and water heater vents, and plan to keep them clear of snow all winter.
• Clean the dryer vent from the dryer all the way to the outside flap.

Inside the house

• Check attic insulation. Warm air leaking into the attic melts snow on the roof, and that water refreezes at the edges as ice dams.
• Reverse ceiling fans to run clockwise on low, which pushes warm air down.
• Know where your main water shutoff is. If a pipe freezes and bursts, you'll want to find it in seconds.
• Test the sump pump by pouring a bucket of water into the pit.

Get ready for snow

• Start the snowblower and change the oil before the first storm.
• Stock up on ice melt that's safe for your concrete and pets.
• Put an ice scraper, blanket and small shovel in every car.

Thinking about selling in spring?

Buyers and inspectors notice deferred maintenance. Keeping up with fall chores, and saving receipts for the furnace service and other work, makes your home easier to sell and helps it show well when it hits the market.

Trent's tip

Take photos of your furnace label, water heater label and electrical panel and save them on your phone. When something breaks in January, the repair company will ask for model numbers, and you won't want to dig for them.

Need a referral for a furnace tech, gutter cleaner or handyman? I keep a list of local pros I trust. Call or text me at 612.408.5722.

First-Time Buyer Tips for 2026

By Trent Seaman, Realtor · Team Pemberton

Buying your first home is exciting, and it can also feel like a lot. Most of the first-time buyers I work with tell me the same thing at the end: "I wish I'd known how manageable this was." Here's the step-by-step approach I walk every first-time buyer through.

1. Get pre-approved before you tour

A pre-approval tells you what you can actually borrow, and it tells sellers you're serious. Without one, most sellers won't take your offer seriously. Talk to a lender early, even if you're six months out. They can tell you what to work on, like paying down a card or fixing an error on your credit report.

Ask the lender to show you the full monthly payment, not just the loan amount. In Minnesota, property taxes and homeowners insurance can add a meaningful amount to your payment, so you want the real number.

2. Look into down payment help

You probably don't need 20% down. Minnesota has strong first-time buyer programs, and many buyers qualify for help with the down payment and closing costs. I wrote a full post on Minnesota down payment assistance that covers the main options.

3. Know your must-haves and your nice-to-haves

Before we start touring, I ask every buyer to make two short lists. Must-haves are the things you can't change later: location, commute, school district, number of bedrooms, lot size. Nice-to-haves are things you can add over time: paint colors, updated lighting, a new backsplash. Keeping these straight helps you see past cosmetic stuff and focus on the right house.

4. Budget for more than the down payment

• Earnest money: a deposit you put down when your offer is accepted. It goes toward your purchase at closing.
• Inspection: usually a few hundred dollars, and worth every penny.
• Closing costs: lender fees, title, prepaid taxes and insurance. Your lender will give you an estimate.
• Moving and setup: movers, utility deposits, window coverings, a lawn mower and a snow shovel.
• A cushion: I recommend keeping some savings for the first surprise repair.

5. Never skip the inspection

The inspection is your chance to learn about the house before you're committed. In Minnesota I pay extra attention to the furnace, roof, foundation, attic insulation, drainage and radon. Radon is common here, and testing is simple. If something big comes up, we can ask the seller to fix it, give a credit, or lower the price.

6. Make a strong offer without overpaying

A competitive offer is more than price. Sellers also care about your financing, how quickly you can close, how much earnest money you put down and how many contingencies you include. I'll pull recent sales for every home you're serious about so we know what it's actually worth, and we'll build an offer that's strong without stretching past your budget.

7. Don't make big financial changes before closing

Between pre-approval and closing, don't open new credit cards, finance a car or furniture, change jobs, or move large amounts of money around without talking to your lender first. Any of these can delay or derail your loan.

Trent's tip

Drive by any home you love at rush hour, on a weekend and after dark before you make an offer. You'll learn more about the street, the traffic and the neighbors in 15 minutes than any listing will tell you.

Ready to start? Call or text me at 612.408.5722 and we'll map out your first steps together.

5 Staging Secrets That Sell

By Trent Seaman, Realtor · Team Pemberton

Buyers decide how they feel about a home in the first few minutes, and most of them see it online before they ever walk in. Good staging helps them picture their own life in the space. You don't need to spend a fortune. These five things make the biggest difference in the homes I list.

1. Declutter until it feels a little empty

Less stuff makes rooms look bigger and lets buyers focus on the house instead of your belongings. Clear kitchen counters down to one or two items, take half the books off the shelves, and empty closets by about a third so they look roomy. Rent a small storage unit or borrow a friend's garage if you need to. You're moving anyway, so think of this as packing early.

2. Depersonalize

Family photos, kids' artwork on the fridge, sports memorabilia and collections all remind buyers they're standing in someone else's house. Pack them away and replace them with simple art, a mirror or a plant. You want buyers thinking "our house," not "their house."

3. Light every room

Bright homes photograph better and feel bigger. Open every blind and curtain, clean the windows, and replace burned-out or mismatched bulbs with the same warm-white bulb throughout the house. Add a lamp to any dark corner. In a Minnesota winter, when it gets dark by 5 p.m., this matters even more for evening showings.

4. Give every room one clear purpose

A spare room piled with exercise gear, boxes and a desk confuses buyers. Pick one use and stage it that way: a guest bedroom, a home office or a nursery. Arrange furniture to show off the flow of the room, pull pieces away from the walls when it makes sense, and remove any extra furniture that blocks a walkway.

5. Nail the first impression outside

Curb appeal is the first photo buyers see. Mow, edge and weed in summer, or keep the walks shoveled and salted in winter. Paint or clean the front door, update the house numbers, put out a new doormat and a pair of planters. A tidy entry sets the tone for the whole showing.

Bonus: small fixes, big returns

• Fresh, neutral paint over bold or scuffed walls
• Fix dripping faucets, sticky doors and loose handles
• Re-caulk tubs and showers
• Deep clean everything, including carpets and grout
• Get rid of pet and cooking odors before showings

Trent's tip

Walk through your home with your phone camera and look at each room on the screen. The camera shows clutter, dark corners and awkward furniture placement that your eyes skip over every day. If it looks off on your phone, it'll look off in the listing photos.

Thinking about selling? I'll walk through your home with you and give you a room-by-room staging plan. Call or text me at 612.408.5722.

Minnesota Market Update: Summer 2026

By Trent Seaman, Realtor · Team Pemberton

Summer 2026 was the season Minnesota buyers finally got some breathing room. Here's a look at where the market ended up by August, and what it means whether you're buying, selling or just keeping an eye on your home's value.

The big story: more homes for sale

Inventory climbed all summer. By August, more than 20,000 homes were for sale across Minnesota, up about 10% from a year ago and the most in seven years. That works out to roughly 3.5 months of supply. For years, the market was so tight that buyers had to decide in hours. Now they have more time to compare homes and negotiate.

Prices are still rising, just slower

The median sales price in the Twin Cities metro was about $405,000 in August, up 1.3% from last year. Statewide, the median was about $370,000, up 2.8%. Prices didn't drop. They're rising at a steadier, more sustainable pace.

Homes are taking a little longer to sell

Metro homes averaged around 45 days on market, and sellers received roughly 98% of their list price. New listings were up about 8% in the metro, while pending sales grew only slightly. More supply and steady demand means less frenzy and more normal negotiating.

Mortgage rates

Rates hovered around 7% through the summer. That's higher than the record lows of a few years ago, and it's keeping some buyers on the sidelines, which is part of why competition has eased.

What it means for buyers

• You have more homes to choose from and more time to decide.
• There's often room to ask for repairs, a price reduction or help with closing costs.
• Getting pre-approved is still the first step, so you know your budget at today's rates.
• Look into down payment assistance if you're a first-time buyer.

What it means for sellers

• Your home has likely kept building equity.
• With more competition, pricing it right from day one matters more than ever. Overpriced homes are sitting.
• Condition and presentation count. Read my 5 staging secrets that sell.

Trent's tip

Statewide numbers are a starting point. What really matters is your city, your neighborhood and your price range, and those can move very differently from the headlines. I'm happy to put together a free report on your area.

For the latest numbers, check the Monthly Market Report on this page, or call or text me at 612.408.5722.

Sources: Minnesota Realtors August 2026 Housing Market Report; Minneapolis Area REALTORS Monthly Indicators. Figures are year-over-year.

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