All States → Minnesota

Free Minnesota Quit Claim Deed Form

Use this free Minnesota quit claim deed form to transfer real property. Fill out the form online, download your deed, and have it notarized before recording with the County Recorder or Registrar of Titles for the county where the property is located.

This form computes the State Deed Tax under Minn. Stat. 287.21 automatically from your county and consideration amount, tracks the eCRV filing threshold under Minn. Stat. 272.115, walks through the three-branch Well Disclosure statement required by Minn. Stat. 103I.235, and asks about the homestead spouse signature required by Minn. Stat. 507.02.

Minnesota Quit Claim Deed Form

Your deed needs to be notarized before recording

All quit claim deeds must be notarized to be legally valid. Notarize online from your phone or computer — no travel required, available 24/7.

Notarize Online with NotaryLive →

Minnesota Quit Claim Deed Requirements

Before recording a quit claim deed in Minnesota, make sure the document meets these requirements:

  • ✓Grantor's signature must be acknowledged before a notarial officer (Minn. Stat. 358.65, 358.66, 507.24)
  • ✓State Deed Tax is due at recording under Minn. Stat. 287.21: 0.33% of consideration with a $1.65 minimum statewide, or 0.34% with a $1.70 minimum in Hennepin and Ramsey Counties, unless a specific Minn. Stat. 287.22 exemption applies
  • ✓An eCRV (electronic Certificate of Real Estate Value) must be filed online under Minn. Stat. 272.115 when consideration, including any assumed debt, exceeds $3,000, subject to the exceptions in subdivisions 5, 6, and 7
  • ✓A Well Disclosure Certificate and $54 fee are required under Minn. Stat. 103I.235, unless the deed carries a no-known-wells statement or a signed no-change certification
  • ✓A $5 County Conservation Fee applies to deeds taxable under Chapter 287 in Anoka, Carver, Dakota, Hennepin, Ramsey, Scott, Waseca, Washington, Winona, and Wright Counties (Minn. Stat. 40A.152)
  • ✓The tax statement clause (Minn. Stat. 507.092) naming the Grantee's address and the drafter endorsement (Minn. Stat. 507.091) must appear on every deed
  • ✓A homestead spouse signature is required when the property is the Grantor's homestead and the Grantor is married (Minn. Stat. 507.02)
  • ✓Registered (Torrens) land requires examiner of titles approval before the registrar of titles will register the deed
  • ✓Record with the County Recorder for abstract property, or the Registrar of Titles for Torrens property, in the county where the property is located - Minnesota has 87 counties

After You Record Your Deed in Minnesota

After the County Recorder (or Registrar of Titles) records your deed, the original is returned to the grantee or the designated address. The county auditor updates property tax ownership records from the recorded transfer, and the grantee is responsible for Minnesota property taxes from the date of transfer. Confirm your mailing address with the county auditor so future tax statements are delivered correctly.

Common Uses for a Quit Claim Deed in Minnesota

Minnesota quit claim deeds are used most frequently to transfer property between family members, including divorce-related transfers, parent-to-child gifts, and transfers into a revocable living trust for estate planning. Minnesota has a significant number of cabin and lake home properties that are frequently transferred between family generations. Real estate investors also use them to move property between personal and LLC ownership.

Minnesota Quit Claim Deed FAQ

Does a Minnesota quit claim deed need to be notarized?

Yes. Minnesota requires the grantor's signature to be acknowledged before a notarial officer before the deed can be recorded.

Where do I record a quit claim deed in Minnesota?

You file the deed with the County Recorder for abstract property, or with the Registrar of Titles for Torrens-registered property, in the county where the property is located. Minnesota has 87 counties. Your existing title documents will indicate whether the property is abstract or Torrens.

Is there a transfer tax in Minnesota?

Yes. Minnesota imposes a State Deed Tax under Minn. Stat. 287.21. The statewide rate is 0.33% of consideration with a $1.65 minimum. Hennepin and Ramsey Counties carry a higher rate of 0.34% with a $1.70 minimum. Our form computes the tax automatically from your selected county and consideration amount, and applies the county minimum when the computed amount is lower.

What is the County Conservation Fee?

A $5 County Conservation Fee applies to deeds taxable under Chapter 287, but only in ten counties: Anoka, Carver, Dakota, Hennepin, Ramsey, Scott, Waseca, Washington, Winona, and Wright (Minn. Stat. 40A.152). It does not apply statewide. Our form only shows this fee when you select one of these counties.

What is a Well Disclosure Certificate in Minnesota?

Minn. Stat. 103I.235 requires the deed to carry exactly one of three statements: that the Grantor does not know of any wells on the property, a signed certification that well status has not changed since a previously filed disclosure, or a statement that a Well Disclosure Certificate accompanies the deed or was filed electronically. Anoka County practice applies a broader version of this requirement to every transfer deed.

What is an eCRV, and when do I need one?

An electronic Certificate of Real Estate Value (eCRV) is an online-only filing with the Minnesota Department of Revenue, required under Minn. Stat. 272.115 whenever consideration, including any debt the Grantee assumes, exceeds $3,000, subject to a handful of statutory exceptions. There is no paper form and no companion PDF - our form tracks the $3,000 threshold and lets you enter the eCRV number once you have filed.

What is the homestead spouse signature, and when does my deed need one?

Minn. Stat. 507.02 requires a non-titled spouse to join the deed when the property is the Grantor's homestead and the Grantor is married. Our form asks whether the property is the Grantor's homestead; if the Grantor is a married individual, it collects the spouse's name for a separate signature and acknowledgment. This does not apply when the Grantor signs as an LLC, corporation, trustee, or attorney-in-fact.

Does this form work for registered (Torrens) land?

Our form lets you indicate that all or part of the property is registered (Torrens) land, which prints an indicator on the deed face. Registered land also requires examiner of titles approval, and in St. Louis County the registrar applies its own spouse-signature and examiner-approval practices to Torrens deeds - those are county registrar practices, not statewide law.

Can an LLC, corporation, trustee, or attorney-in-fact be a Grantor?

Yes. Our Minnesota form supports an individual, an LLC, a corporation, a trustee, or an attorney-in-fact acting for a principal as the Grantor or co-Grantor. For an attorney-in-fact Grantor, the principal is still named as the record owner, and the recorded Power of Attorney must be filed under Minn. Stat. 523.05 and 523.17 (and registered under 508.72 for Torrens property).

What to Bring When Recording Your Minnesota Quitclaim Deed

Before you go to the recorder's office, make sure you have everything on this list to avoid delays. The last three items apply only in the named counties.

  • 1State Deed Tax is due at recording under Minn. Stat. 287.21, computed from the selected county's rate applied to the consideration, with the county's minimum tax applied if that computation is lower. Hennepin and Ramsey Counties carry a higher rate and minimum than every other Minnesota county.
  • 2An electronic Certificate of Real Estate Value (eCRV) must be filed online with the Minnesota Department of Revenue under Minn. Stat. 272.115 when the consideration for the transfer, including any assumed debt, exceeds $3,000, subject to the exceptions in subdivisions 5, 6, and 7. The eCRV is filed online only - there is no paper form and no companion PDF for this filing.
  • 3A Well Disclosure Certificate and $54 fee are required under Minn. Stat. 103I.235 unless the deed carries a no-known-wells statement or a signed certification that well status has not changed since a previously filed disclosure.
  • 4Before recording, the deed must be presented to the county auditor for tax clearance and entry of the transfer, as required by Minn. Stat. 272.12.
  • 5If the deed conveys less than a whole parcel as described on the current tax list, the county treasurer must certify that the current year's taxes on the whole parcel have been paid, under Minn. Stat. 272.121.
  • 6If a grantor signs by power of attorney, the power of attorney and an attorney-in-fact affidavit must be recorded under Minn. Stat. 523.05 and 523.17. For Torrens (registered) property, the power of attorney must also be filed and registered under Minn. Stat. 508.72.
  • 7If the property is registered (Torrens) land, the deed requires examiner of titles approval before the registrar of titles will register it.
  • 8This county collects a $5 County Conservation Fee under Minn. Stat. 40A.152 on deeds taxable under Chapter 287. Applies only in Anoka, Carver, Dakota, Hennepin, Ramsey, Scott, Waseca, Washington, Winona, and Wright Counties.
  • 9Anoka County: Anoka County practice requires a completed Well Disclosure Certificate and $54 fee, or an applicable no-known-wells or no-change statement, on every transfer deed - broader than the statewide Minn. Stat. 103I.235 trigger.
  • 10St. Louis County: St. Louis County recording guide practice (not statewide law): the county registrar applies a spouse-signature requirement in all Torrens deed cases, and requires examiner of titles approval for any Torrens deed signed by a trustee or an attorney-in-fact.

Ready to notarize your Minnesota deed?

Deeds must be notarized before recording. Get it done online in minutes, no appointment needed.

Notarize Online with NotaryLive →