Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from constituent census tracts, pop-weighted from real underlying ACS data.
Tenant beats landlord
37.2%
/ 100 outcomes
In court-decided eviction outcomes for Hill City, MN, tenants prevail in roughly 37.2% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
97d
filing → judgment
From the moment an unlawful-detainer notice is filed in Hill City, MN until a money judgment is entered, a contested eviction takes about 97 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$4.1–10.5k
legal + lost rent
A typical eviction in Hill City, MN costs landlords $4,078 to $10,532 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$522
39% stretched on rent
Average gross rent in Hill City, MN is $522 per month per the U.S. Census American Community Survey (5-year 2023). 39% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
32.2%
of households
32.2% of occupied housing units in Hill City, MN are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
14.9%
5.1% unemp.
14.9% of Hill City, MN residents live below the federal poverty line, and unemployment runs at 5.1%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +30.9% (2024)
4.3
Regional political climate
County-weighted neighbor mix
4.3
State political climate
Minnesota legislature & governorship
4.3
Economic stress
14.9% poverty · 5.1% unemp.
5.7
Supply constraint
$522 average · 32.2% renters
2.5
Rent Control risk
39.1% of income on rent
3.5
Eviction process difficulty
97 days filing → judgment
4.1
Tenant organizing strength
32.2% renters
2.8
Housing court bias
County bench composition
3.3
Geographic context
Risk heat across Hill City and the region
Click any city to see its score
How Hill City compares
Risk score vs. peers, county, state, and the U.S.
Rank in Aitkin County
Elevated
#3of 6 cities
#3 of 6 cities in Aitkin County for landlord eviction risk.
Rank in Minnesota
High
#196of 909 cities
#196 of 909 cities in Minnesota for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
5
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 5/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+2.0 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
97d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $522/mo. A contested eviction takes 97 days and costs $4,078–$10,532 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
32.2%
Renters
The renters
Who you'll be renting to.
Out of 503 residents, 32.2% rent. 39% are spending 30%+ income on rent, 14.9% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
4.3
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 4.3 and 4.3 (GOP margin +30.9% (2024)). State climate at 4.3, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
4.3
State politics
The process
Moderate calendar, moderate friction.
State political climate 4.3/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 4.1, housing court bias 3.3, rent-control risk 3.5. Standard process speed for the state.
50-yr trendProcess difficulty +-0.9 since '00
197620012026
Court-clerk data lands in the next release.
5.7
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5.7. Supply constraint: 2.5. The numbers behind those: 14.9% poverty, 5.1% unemployment, 39% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Hill City sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Hill City · 97d · ~$7.3k all-in ($75/day) · score 5National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Hill City, Minnesota, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 5/10 (MODERATE tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Hill City is a city of 503 residents where 32.2% of occupied units are renter-occupied, and the typical renter spends 39.1% of income on rent. At an average rent of $522/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Hill City eviction process actually works
Eviction process difficulty here reads 4.1/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Hill City closes 97 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Hill City's timeline is usually the calendar, not the motion practice. Housing court bias scores 3.3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Hill City runs $4,078 to $10,532 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 97 days of typical timeline and $522/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 2.8/10 in Hill City, and the city has limited rent control exposure (3.5/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Minnesota, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Hill City: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a MODERATE tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Minnesota's statutory language. Fix those four, and most cases settle or default. Skip them, and a $10,532 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Hill City
Trap · 26.4 POINTS
Politically, Aitkin County voted Republican by 26.4 points in 2020, a baseline that correlates with landlord-neutral legislative pressure. Combined with 39.1% rent-to-income ratio, expect baseline enforcement of Minn. Stat. 504B.
04Eviction filings
Live filings tracking · Eviction Lab
Princeton Eviction Lab Tracking System, state-level (no county tracker available). Last update 2026-05-01.
In the most recent month, 2,011 eviction cases were filed across the tracker's coverage area, 1.03× the historical baseline (near baseline). Past 12 months: 26,070 filings. Pandemic-era cumulative: 113,788.
2,011Past month
26,070Past 12 months
1.03×vs baseline (past mo)
11.5%Repeat-tenant filings
Notice requirement: no advance notice (in the case of nonpayment of rent). Filing fee: minimum filing fee of $310.
Last 36 months of filings2023-05-01 – 2026-04-01
Filings stayed roughly flat over the past 12 months.
Source: Eviction Lab Tracking System, Princeton University. Open Data Commons Attribution license.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Hill City for any reason?
No, not for "any reason." While Minnesota does not have statewide just-cause eviction requirements for lease terminations, you still need a legal reason. This typically means non-payment of rent, lease violations, or the end of a fixed-term lease. For month-to-month tenancies, you can issue a 30-day no-cause notice, but it must be for a non-discriminatory reason.
Q2
What if my tenant claims they lost their job and can't pay rent?
That's a tough situation. While you can sympathize, you still have bills to pay. You are legally entitled to rent. You can offer a payment plan or suggest they seek local assistance programs. However, if they don't pay, you must follow the 14-day pay-or-quit notice process. Document everything.
Q3
How long does it typically take to get a court date for an eviction in Aitkin County?
Once the unlawful detainer complaint and summons are filed and properly served, the court typically schedules a hearing within 7 to 14 days. This is a relatively fast initial court date. However, the entire process, including potential appeals or sheriff lockout, takes about 97 days. For more on county specifics, check our Aitkin County eviction guide.
Q4
Do I need an attorney for an eviction in Hill City?
While you can represent yourself, it's highly recommended to hire an attorney, especially if this is your first eviction or if the tenant is contesting it. Landlord-tenant law has many nuances, and a mistake can cost you significant time and money. Given the potential cost range of $4,078, $10,532, legal fees are often a wise investment to ensure the process is handled correctly and efficiently.
Q5
What are "source of income" protections in Minnesota?
Source of income protection means you cannot refuse to rent to someone solely because of how they pay their rent. This includes using housing vouchers (like Section 8), disability payments, or other legal forms of income. You must consider all legal income sources when evaluating an applicant. This is a statewide protection in Minnesota. Learn more at our Minnesota tenant protections page.
A 5/10 places Hill City in the 83rd percentile of Minnesota cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Hill City (5/10)
Same risk band nationally · click any city for its full breakdown.
