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Estimate what you could keep
Bismarck, ND illustrative estimate
Bismarck home sale calculator: what you'd actually put in your pocket
The sale price is only the starting point. What matters is what you keep after your payoff, repairs, fees, and other costs come out. That's your net proceeds.
The home value starts with Zillow’s typical value for the area. Your house may be worth more or less. You can change the value and every cost below. Adjust anything you know, including your payoff, repair or credit risk, cleanout cost, agent commission, and how long you expect to carry the property.
Starting-value basis: Zillow typical home value for Bismarck, ND (As of September 2026): $378,242. Editable estimate, not an appraisal. Source: Zillow Home Value Index
See what you'd actually walk away with.
Your starting home-value estimate may come from a public source when one is available. You can edit that estimate and each cost input above; your property's actual value and closing costs may differ.
Choose the condition that best fits your home, then update the value, mortgage payoff, and cost inputs with what you know. This is an estimate for local costs, not a verified local tax rate.
Selling a house in North Dakota
Inherited house
Can you sell an inherited North Dakota house before the estate is finished? Often, yes, once someone has the legal power to sign. When a person dies, the house passes to the people named in the will, or to the heirs if there is no will. But it stays subject to the estate's debts and to probate. A will must be approved through probate before it can prove who owns the house. Usually the person who signs is the personal representative, the person the district court appoints to handle the estate (a will may call this person the executor). Their power starts when they are appointed. The court's letters are the proof a title company will ask for: letters testamentary when there is a will, or letters of administration when there isn't. Unless the will or a court order limits it, a personal representative can sell estate land without a separate court order, using a personal representative's deed. A buyer who pays value and deals with the personal representative in good faith is generally protected, subject to known limits on the representative's powers and restrictions shown in the court's letters. North Dakota's small-estate affidavit doesn't work for a house. The state courts say it can be used only when no real estate is part of the estate. Most probate cases must be started within three years of the death, with some exceptions. If you need an estate attorney, we can help you find one.
Sources: NDCC 30.1-12-01, devolution at death subject to administration; 30.1-12-02, a will must be probated to prove a transfer; 30.1-12-08, three-year limit; NDCC 30.1-18-01, powers begin at appointment; 30.1-18-04, no court order needed; 30.1-18-14, protection of good-faith buyers; 30.1-18-15, power to sell land; NDCC 30.1-23-01, collection by affidavit, personal property; ND Courts, Affidavit for Collection of Personal Property (no real estate); ND Courts, Guidebook for Informal Administration of an Estate (Rev. Aug. 2025), letters and personal representative's deed
Foreclosure
Can you still sell your North Dakota house in foreclosure? Often, yes, if you close before the sheriff's sale. Ordinary private home mortgages in North Dakota go through a court case. A mortgage held by the state or a state agency can follow a different process. Usually, the lender must serve the owner of record with written notice at least 30 days and no more than 90 days before filing. Exceptions can apply to abandoned property, an owner who has died, or repeated refused or unclaimed mail. The notice must show the amount needed to bring the loan current. If the owner pays that amount within 30 days, the mortgage is reinstated as if the default never happened. If not, the lender files the case. The court enters a judgment for the amount owed and orders the house sold. If the house is your homestead, with four or fewer units on up to 40 acres, the lender can't get a deficiency judgment in the foreclosure for any amount the sale doesn't cover. The sheriff sells the house at a public auction. Notice of the sale runs in the county's official newspaper once a week for three weeks in a row, with the last notice at least 10 days before the sale. After the sale, you generally have 60 days to redeem. That means buying the house back by paying the winning bid plus interest at your mortgage rate. Farmland has a different, usually longer redemption period. If the court finds a home abandoned, it can eliminate redemption or give the buyer immediate possession. Otherwise, you keep possession until the redemption period ends. If the house isn't redeemed, the sheriff gives the buyer a sheriff's deed. If a sheriff's sale is scheduled, tell us the date right away so we can try to close before it.
Sources: NDCC 35-22-01, mortgages other than state-held must be foreclosed by court action; NDCC 32-19-03, no deficiency judgment on owner-occupied homestead; 32-19-06, judgment and sale; 32-19-08, sheriff's sale; 32-19-18, 60-day redemption; 32-19-19, abandoned property; 32-19-20 to 32-19-22, notice before foreclosure; 32-19-28, default may be cured; NDCC 28-23-04, published notice of sale; 28-23-08, postponements; NDCC 28-24-11, possession during redemption; 28-24-13, sheriff's deed
Tenants
Can you sell a North Dakota rental house with tenants living there? Yes. North Dakota law lists the ways a lease ends: the term runs out, both sides agree, the tenant gets title to the property, or the property is destroyed. A sale isn't on that list, so the lease stays in place and the buyer takes over as landlord. The new owner gets the same rights to collect rent and enforce the lease that you had. When ownership changes, the security deposit and the interest it has earned must be transferred to the buyer. You stay responsible for the deposit until it is transferred. Whoever owns the house when the tenancy ends must return the deposit, minus lawful deductions listed in writing, within 30 days after the lease ends and the tenant moves out. A deposit generally can't be more than one month's rent, with limited exceptions. To end a month-to-month tenancy, either side must give at least one calendar month's written notice, unless they agreed in writing to a longer notice period or a different notice time. If a fixed-term lease has turned into month-to-month, the notice must end it on the last day of a month. A fixed-term lease and other legal protections may require a different approach. Have every lease and deposit record ready for closing.
North Dakota real estate transfer tax
Does North Dakota charge a tax when you sell your house? No. North Dakota's constitution says neither the state nor any county, township, city or other local government may impose any mortgage tax, or any sales or transfer tax, on the mortgage or transfer of real property. So there is no state, county or city transfer tax on a North Dakota home sale. What North Dakota does require is a statement on the deed. The buyer, or the buyer's agent, must certify on the face of the deed either the full price paid or one exemption from the list in the law. The county recorder can't record a deed without it. Exemptions include sales within the same family, estate settlements, foreclosures, tax sales and quitclaim deeds. When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes and share of current property taxes are separate.
Sources: N.D. Const. art. X, §27, no mortgage, sales or transfer taxes on real property (Legislative Branch); N.D. Const. art. X, §27 (ND Courts); NDCC 11-18-02.2, statements of full consideration; Burleigh County Recorder, one statement per deed since Aug. 1, 2017
Code violations and sale requirements
Can you sell a North Dakota house with code violations? Usually, yes, but open orders and city charges have to be dealt with. North Dakota cities can decide by ordinance what counts as a nuisance and can prevent, abate and remove it. A city can also adopt rules to make an owner repair, remove or tear down a building that is a fire hazard, dangerous or run-down. The owner must get written notice of a hearing before final action, and there is time to appeal. If the city has the building repaired, removed or torn down, the cost can become a lien on the property. If that property does not cover the cost, the city can also place the additional cost against the owner's other real estate in the city and on the tax list. When a city orders other necessary work and the owner refuses, the city can do the work and bill the owner. An unpaid bill can be assessed against the property and collected like other city taxes. Selling the house doesn't make these charges go away. Each city's code sets its own deadlines, fines and appeal steps, so ask the city what is open on the property. When you sell to us, we're the buyer, so the repairs become our job.
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