Can I sell my O'Fallon house without fixing it first?
Yes. We buy houses as-is in O'Fallon and St. Charles County, Missouri. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What are the ways to sell an as-is O'Fallon house?
List with an agent
Ask whether listing in the house's current condition fits your plans. Compare any repairs or cleanout you choose, preparation and showing access, the charges in your listing agreement, and the bills you may carry while it is for sale.
Sell it yourself
You handle the marketing, buyer questions, access, price discussions, and sale coordination, or choose help for the parts you do not want to manage. Include the time and any support you choose in your comparison.
A direct as-is sale gives you another set of written terms to compare when repairs, cleaning, or clearing out the house is a concern. We buy as-is, and you get a written offer and written terms before you commit. No agent commissions when you sell to us.
Cash Offer or EZ Sale: compare the written numbers
Compare the Cash Offer and EZ Sale with listing or selling on your own. Look at the written numbers alongside the work, access, timing, and costs for each path.
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 O'Fallon calculator →
Questions about the two options? Call 888-274-5006.
What O'Fallon details matter if the house is rented or needs work?
O'Fallon's Building Division requires residential rental occupancy permits before a unit is occupied. Read the City's Building and Permits information for rental-permit details.
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone.
The City's Code Enforcement Division handles public-nuisance matters, and unresolved matters can result in Municipal Court action. If a city notice is part of the decision, call us — we'll talk through the property with you. See O'Fallon Code Enforcement.
Which sale costs should I compare?
For a listing or sale by owner, compare the repairs or cleanout you choose, selling expenses, and bills you may carry while the house is for sale. For a direct sale, compare the written price and terms with your loan payoff, liens, back taxes, and share of current property taxes. When you sell to us, we pay the closing costs.
Missouri's Constitution bars the state and local governments from imposing new taxes on the sale or transfer of real estate after December 2, 2010. A deed still has recording fees: state law sets $5 for the first page and $3 for each additional page, plus per-document fees. The title company or closing professional confirms the exact recording charges. Read Article X, Section 25 of the Missouri Constitution, RSMo §59.310, §59.319, and §59.800.
St. Charles County's Recorder of Deeds maintains land-ownership documents. The Recorder of Deeds is the county office for deed-record questions.
What can I do now?
Tell us the O'Fallon address, what needs work, who lives there, and the timing you have in mind. We can compare the direct-sale options with a listing plan using the details of your house. Close as fast as 7 days when title and closing details allow.
Call 888-274-5006 with a question, even if you are still comparing, or use the form above to ask for a written cash offer.
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 O'Fallon as-is sale questions
Can I sell my O'Fallon house as-is?
Yes. USA Home Buyers buys houses as-is in O'Fallon and St. Charles County, Missouri. 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 on your own, or compare our Cash Offer and EZ Sale. You get a written offer and written terms before you commit, and we close through a title company.
Can I sell an O'Fallon house with tenants in place?
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone.
What Missouri taxes and recording fees apply to a home sale?
Missouri's Constitution bars state and local governments from imposing new taxes on the sale or transfer of real estate after December 2, 2010. Deed recording fees still apply: $5 for the first page and $3 for each additional page, plus fees state law adds. The title company or closing professional confirms the exact recording charges. When you sell to us, we pay the closing costs.
Want to talk through the O'Fallon house?
Call 888-274-5006 with a question, or use the form above to ask about a cash offer.