Kirkwood, MO · St. Louis County · 2026 seller guide
Yes. USA Home Buyers buys houses in Kirkwood and St. Louis County, Missouri as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You get a written offer and written terms before you commit, and we close through a title company.
We answer 24/7 at 888-274-5006.
Compare the choices
A listing may bring a higher price, but weigh repairs, cleanout, showings, agent commissions, buyer requests, and the bills you carry while you wait. A sale on your own leaves marketing, access, offer review, and coordination with you.
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Compare our written price and terms with the work, time, and costs of a listing.
The asking price is not the amount you keep. Compare likely proceeds after costs and the bills you carry, rather than headline prices alone.
Compare the two written options with a realistic listing plan and the timing and responsibilities that matter to 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 Kirkwood calculator →
Questions about the two options? Call 888-274-5006.
Read Selling an As-Is House in Kirkwood MO: Your Options for another local comparison.
Steps and numbers
1
Share the address, what needs work and who lives there. Tell us when we can see it and when you want to sell.
2
We give written cash offers in 24 hours.
3
You get a written offer and written terms before you commit, and we close through a title company.
Close as fast as 7 days when title and closing details allow.
Use the Kirkwood home-sale net-proceeds calculator to compare a listing with a direct sale and the costs you enter.
Open the Kirkwood home-sale net-proceeds calculator →See current published measures in the Kirkwood market report.
Useful local facts
Downtown Kirkwood is a National Register historic district. The City lists nine local historic districts: Barrett Brae, Central Place, Craig Woods, Jefferson-Argonne, Meramec Highlands, North Taylor, Savoy, Sugar Creek Ranch, and West Argonne. The City describes Landmarks Commission review for specified work on landmarks and within local historic districts.
If planned work is part of your sale, tell us what you are considering. We can talk through the house and your plans; the City can explain review for a particular project.
Estate papers and deadlines
The probate-court-appointed personal representative handles an estate sale; an heir cannot sign alone just because of the family relationship. In independent administration, the representative generally can sell estate real estate without a separate court order, within the will’s limits and for the estate’s benefit. In supervised administration, a sale generally follows a court order. A will may give the executor power to sell.
If you need an estate attorney, we can help you find one.
St. Louis County Probate Court → · RSMo §473.783 → · §473.810 → · §473.460 → · §473.493 → · §473.457.
A sale may still be possible if the loan can be paid off before the trustee’s sale. When a home loan is secured by a deed of trust with a power of sale, the lender can foreclose through a trustee’s sale without a court case. Missouri requires at least 20 days’ notice by newspaper publication and certified or registered mail to the owner of record.
If the lender or someone acting for it buys at the sale, you may redeem within one year. To keep that right, give written notice of intent at the sale or within 10 days before it, then file a court-approved bond within 20 days after the sale. If you have a sale date, call us right away and we can review the payoff and timing with you.
RSMo §443.310 → · §443.320 → · §443.325 → · §443.410 → · §443.420.
Read our Kirkwood foreclosure guide →
Rental property
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.
Missouri lets an owner transfer rented property and future rent without the tenant’s consent unless the lease says otherwise; the buyer becomes the landlord. A month-to-month tenancy generally ends on a rent-paying date at least one month after the tenant receives written notice. Missouri caps security deposits at two months’ rent; when the tenancy ends, the landlord generally must return the deposit within 30 days or provide an itemized list of lawful deductions and return the balance.
We can talk through the lease, rent, deposit, access, and possession plan with you.
RSMo §441.140 → · §441.130 → · §441.060 → · §535.300 · Kirkwood tenant-sale guide.
Missouri closing costs
Missouri’s Constitution bars state, county, and local governments from imposing new taxes on real-estate sales or transfers after December 2, 2010. County deed recording costs $5 for the first page and $3 for each additional page, plus per-document fees set by state law. The title company or closing professional confirms the exact recording charges.
Your mortgage payoff, liens, back taxes, and share of current property taxes are separate from closing costs and affect what you keep. When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
Missouri Constitution, Article X, Section 25 → · RSMo §59.310 → · §59.319 → · §59.800.
Where to find help
Kirkwood’s Building Division handles municipal occupancy, building, and landmark questions. St. Louis County offices handle county assessment, tax collection, and recording; St. Louis County Courts provides the probate contact. Tell us what you’re sorting out and we’ll help you find the right office.
Building, occupancy, and landmark questions.
Property records and assessments.
Property-tax bills and payments.
Deeds and other recorded real-estate documents.
Probate-court contact and estate information.
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You get a written offer and written terms before you commit, and we close through a title company.
The probate-court-appointed personal representative handles the estate sale; an heir cannot sign alone just because of the family relationship. In independent administration, the representative generally can sell without a separate court order, within the will’s limits and for the estate’s benefit. In supervised administration, a sale generally follows a court order. A will may give the executor power to sell. If you need an estate attorney, we can help you find one.
Missouri’s Constitution bars state, county, and local governments from imposing new taxes on real-estate sales or transfers after December 2, 2010. Deed recording costs $5 for the first page and $3 for each additional page, plus per-document fees set by state law. The title company or closing professional confirms the exact recording charges. When you sell to us, we pay the closing costs.
A sale may still be possible if the loan can be paid off before the sale. Missouri requires at least 20 days’ notice of a trustee’s sale by newspaper publication and certified or registered mail to the owner of record. If the lender or someone acting for it buys at the sale, you may redeem within one year, with written notice at the sale or within 10 days before it and a court-approved bond filed within 20 days after.
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. We can talk through the lease, rent, deposit, and possession plan with you.
Call 888-274-5006 or use the offer form above.
“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.”