Selling Your Home in the Birthplace of Minnesota

Stillwater isn’t just a weekend getaway for tourists; it is one of the most in-demand housing markets in the Midwest. Living here means being part of a community that values history, aesthetics, and the unique river town lifestyle. Selling a home here involves more than just putting a sign in the yard, especially when you are competing with the charm of historic estates on the North Hill or the modern conveniences of new developments.

Leaving a home in this area often comes with some heavy emotions. Whether you have spent decades restoring a Victorian near the St. Croix River or you are moving on from a newer build, the attachment is real. To maximize your return, you need a strategy that respects that emotional connection while capitalizing on the hard numbers.

We are going to walk through everything from timing the market and prepping your property to understanding the specific costs you will face at the closing table.

When we look at the numbers, Stillwater typically leans toward a seller's market, driven largely by tight inventory across Washington County. There simply aren't enough homes to satisfy the demand, which keeps prices competitive and gives sellers leverage. If your home is well-maintained and priced correctly, you are in a strong position.

The buyer profile here is diverse but focused. We see a lot of people moving into District 834 for the schools, as well as professionals who want that river town lifestyle while still being within commuting distance of the Twin Cities. While interest rates always fluctuate, real estate in Stillwater—especially historic properties that are hard to replicate—tends to hold its value incredibly well.

Right now, we are seeing median sale prices hovering in the $450,000 to $500,000 range. For homes that hit the market with the right look and price, the Days on Market (DOM) is swift, typically sitting between 20 and 40 days. Most sellers are seeing offers land very close to their asking price, often seeing a list-to-sale ratio of 98% to 100%.

Minnesota seasons dictate real estate more than almost anywhere else, and the St. Croix Valley is no exception. The "Gold Rush" for sellers usually kicks off in late February and runs through April. Listing during this window captures the buyers who are eager to get into a new home before summer starts, often resulting in quicker sales and higher sale prices.

Summer remains strong, particularly June and July, though you might find a bit more competition as other sellers jump in. If you miss the spring window, don't worry—autumn brings a "second wind" to the market. September and October are surprisingly active as buyers scramble to close before the first significant snowfall. Winter listings are tougher due to curb appeal challenges, but the buyers looking in January are usually serious and ready to move fast.

In a town famous for its bed-and-breakfast aesthetics, curb appeal is everything. You don't need to redo the entire landscape, but sprucing up the front door with a fresh coat of paint and ensuring the yard looks tidy is non-negotiable. Buyers in Stillwater drive by first; if they don't like the vibe from the street, they might never book a showing.

If you own a vintage home on the North or South Hill, the prep work is a balance of highlighting charm and proving functionality. Buyers love original woodwork and stained glass, but they are terrified of ancient boilers and knob-and-tube wiring. Making sure your mechanicals are updated—or at least inspected—can remove major friction points during negotiations.

One specific local quirk to watch for is Inflow & Infiltration (I/I). While Stillwater doesn't have the same inspection hurdles as some other cities, the city is strict about prohibiting clear water connections (like sump pumps) to the sanitary sewer. Checking your sump pump discharge and downspouts before listing can save you a headache later.

Overpricing is the fastest way to kill a sale, even in a hot market. If a home sits too long, buyers start to wonder what is wrong with it, leading to a stigmatized listing. This is why we rely on a Comparative Market Analysis (CMA) that looks at recent sales in your specific pocket of town. A sale in Liberty on the Lake doesn't tell us much about the value of a home in the Historic Downtown district; they are practically different markets.

We also use psychological pricing strategies to drive traffic. Listing a home at $499,900 often generates significantly more interest than listing at $500,000 because it keeps the property visible in search filters set with a $500k cap. It seems small, but those online search brackets matter.

In a competitive market where bidding wars happen, we also need to plan for appraisal gaps. If an offer comes in significantly higher than the list price, we need to ensure the buyer has the cash to cover the difference if the bank's appraisal doesn't match the enthusiasm of the offer.

Many sellers focus on the check they get at the end, but it is vital to understand the expenses that come out of the top first. The biggest line item is typically real estate commissions, which are generally split between the listing brokerage and the buyer's brokerage. This fee covers the marketing, negotiation, and management of the transaction.

Beyond commissions, Minnesota sellers pay a State Deed Tax. This is a transfer tax charged by the state to record the new deed. You will also see a closing fee charged by the title company for facilitating the paperwork and handling the money, along with small recording fees for satisfying your current mortgage. Finally, remember that property taxes are prorated, so you will credit the buyer for the portion of the year you owned the home.

Here is a quick look at the typical costs you can expect:

Because Stillwater is such a visual town, professional photography is absolutely required. Cell phone photos won't cut it when you are trying to highlight river views, architectural quirks, or a sprawling backyard. The photos need to make a buyer stop scrolling and click.

We also focus heavily on lifestyle marketing. When you sell a home here, you are selling the ability to walk to Main Street for dinner, the proximity to the St. Croix River trails, and the community feel. We weave that narrative into the listing description and digital marketing campaigns.

Digital exposure is where the heavy lifting happens. We syndicate listings to the MLS and push them across social media platforms, specifically targeting buyers in the Twin Cities who are looking to move out to the suburbs for more space. Open houses also work surprisingly well here; the high foot traffic from weekend visitors often turns "lookie-loos" into serious prospects.

The process from deciding to sell to handing over the keys follows a fairly predictable rhythm. It starts with a consultation where we review your goals and sign the listing agreement. From there, we move into the prep phase—staging, photos, and getting the marketing materials ready.

Once we "Go Live" on the MLS, be prepared for a busy few days. You will want to plan to be out of the house as much as possible to accommodate showings and open houses. When offers come in, we review them not just for the highest price, but for the best terms—looking at contingencies, closing dates, and buyer financing strength.

After accepting an offer, the timeline looks like this:

No, Stillwater does not currently mandate a Point-of-Sale (TISH) inspection like Minneapolis or St. Paul do. However, sellers are still required by state law to disclose any known material facts about the property’s condition.

Sellers should budget for real estate commissions plus roughly 1% to 2% of the sale price for other fees. A major component is the State Deed Tax, which is 0.33% of the sale price, alongside title service fees and prorated property taxes.

For a well-priced home, the average time on market is typically around 30 days. Once an offer is accepted, the closing process usually takes another 30 to 45 days, meaning the full cycle is often around two to three months.