Can I sell my Arnold house without fixing it first?
Yes. You can ask about an as-is sale before repairing, cleaning, or clearing out the house. Tell us what needs work, who lives there, and when you hope to sell.
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What makes an as-is sale worth comparing?
A house can need repairs or a cleanout, have someone living in it, or come with a local notice. Those details can change the work, cost, and timing of a sale. Compare what each path asks of you with the written numbers and terms—not just the headline price.
For a listing, consider preparation, marketing, access for buyers, the commission in the listing agreement, and the cost of carrying the house while it is for sale. If you sell it yourself, you handle the pricing, marketing, buyer questions, negotiations, and closing coordination. A direct sale is another option when repairs, cleanout, or timing make the open market harder to manage.
Cash Offer or EZ Sale: compare the written numbers
Compare the open-market options with USA Home Buyers’ Cash Offer and EZ Sale. The Cash Offer is a direct purchase; EZ Sale goes to one of our partners. Either way, you compare written numbers and choose what works for you.
We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
Swipe across the table to compare all four selling options.
| Factor | List with a realtor | FSBO | Cash Offer | EZ Sale |
|---|---|---|---|---|
| Timeline | Market-dependent | Market-dependent | 30 days or less | 60 days or less |
| Price | Highest, if it sells | Varies | Lower price | Higher price than the Cash Offer |
| Repairs | Repairs may be needed before listing or after inspection | The seller handles repair decisions | No repairs | No repairs |
| Commissions | Agent commissions apply under the listing agreement | No listing-agent commission; the seller handles the sale | No commissions | No commissions |
| Closing costs | Seller costs depend on the contract and settlement statement | Seller costs depend on the contract and settlement statement | No closing costs | No closing costs |
| Showings | The seller prepares for and coordinates showings | The seller markets the property and coordinates showings | None | Yes, partner visits |
| Who buys | Retail buyer | Retail buyer | USA Home Buyers buys directly | Goes to one of our partners |
| Certainty | Depends on the buyer, inspections, financing, and contract | Depends on finding and qualifying a buyer | You get a written offer and written terms before you commit, and we close through a title company. | You get a written offer and written terms before you commit, and we close through a title company. |
| Net proceeds | Compare the expected sale price after commissions, repairs, costs, and waiting | Compare the expected sale price after seller-managed costs and work | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. |
Compare what you would keep after costs with the Arnold calculator →
Questions about the two options? Call 888-274-5006.
You get a written offer and written terms before you commit, and we close through a title company.
No agent commissions when you sell to us.
Close as fast as 7 days when title and closing details allow.
Which local office handles an Arnold property question?
Arnold’s city land-use rules apply within the city limits. Some areas around Barnhart and Imperial are unincorporated Jefferson County, so a city notice or permit question may go to a different office. If you have a notice or aren’t sure who covers the address, share it with us and we’ll sort it out with you. See the City of Arnold Development Plan and the City’s description of the Arnold area.
For a City service, start with the City of Arnold contact page.
What Missouri sale taxes and recording fees should I compare?
Missouri’s Constitution bars state, county, and local governments from imposing new taxes on real-estate sales or transfers after December 2, 2010. County recorders still charge deed-recording fees set by state law: $5 for the first page of a deed and $3 for each additional page, plus other per-document charges. The title company or closing professional confirms the exact recording total. Read the Missouri Constitution’s real-estate transfer-tax provision, RSMo § 59.310, § 59.319, and § 59.800.
Compare the amount you would keep after the mortgage payoff, liens, back taxes, and your share of current property taxes. Those are separate from closing costs. When you sell to us, we pay the closing costs. No fees. No agent commissions when you sell to us.
Use the Arnold home-sale net proceeds calculator to compare your own assumptions for listing and an as-is sale.
What can I do next?
Tell us the Arnold address, what needs work, who lives there, and the timing that matters. We can talk through a direct sale and compare it with your other choices. Not sure? Call us — we’ll sort it out with you.
Call 888-274-5006 or use the form above. For a broader look at selling in town, read the Arnold 2026 seller guide or browse the Arnold seller resources.
What our sellers say
“LISTEN, PROPERTY TAXES GOT TOO HIGH FOR MY FIXED INCOME. SOLD IT TO THEM. WALKED AWAY WITH CASH. GLAD IT'S OVER.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“no open houses. no realtors tracking dirt in. just a straight cash sale for our house so we could move. Glad it's over.”
Common Arnold as-is sale questions
Can I sell my Arnold house as-is?
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What are my options for selling an as-is house?
You can list with an agent, sell it yourself, or compare USA Home Buyers’ Cash Offer and EZ Sale. The Cash Offer is a direct purchase; EZ Sale goes to one of our partners. Compare the written numbers and terms for your house.
What should I compare before choosing?
Compare the work and cost of preparing the house, listing expenses, the bills you carry while it is for sale, and the written price and terms for a direct option. Your mortgage payoff, liens, back taxes, and share of current property taxes also affect what you keep.
What closing charges apply to an Arnold house sale?
Missouri’s Constitution bars state and local governments from imposing new taxes on real-estate sales or transfers after December 2, 2010. County recorders still charge deed-recording fees set by state law. When you sell to us, we pay the closing costs.
Want to talk through the Arnold house?
Call 888-274-5006 with a question, or use the form above to share the address and what is making the sale difficult.