O'Fallon, MO · St. Charles County seller guide
A house that needs work, has a tenant, or comes with a deadline can make selling feel hard. Compare a direct as-is sale with listing, then decide which path fits your house and what you need next.
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
We answer 24/7 at 888-274-5006.
Request an offer onlineCompare the choices
A listing may bring a higher price. You may also need to prepare the house, arrange showings, respond to buyer requests, pay commissions, and cover the bills while it is listed. Compare what you might keep after those costs, not only the asking price.
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. No agent commissions when you sell to us. No fees.
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.
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.
Compare a possible listing price with repairs, selling costs, and the bills you would carry while you wait. Change the calculator inputs to fit your house and compare them with a written direct-sale offer.
Open the O'Fallon home-sale net-proceeds calculator →Useful local facts
Main Street, Bryan Road, Highway K, and Tom Ginnever are O'Fallon corridors; WingHaven and the I-64 high-tech corridor are other local reference points. When you call, tell us which area or road is closest to the house so we can talk about the right property.
O'Fallon's first subdivisions appeared around the mid-1950s. The City's history also notes the circa-1884 Darius Heald Home and an 1870s log cabin. If your house needs work, compare the repair plan and time with an as-is sale.
O'Fallon requires a residential rental occupancy permit before a unit is occupied. 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.
O'Fallon Code Enforcement handles public-nuisance matters, and unresolved matters can go to Municipal Court. When you sell to us, we're the buyer, so the repairs become our job.
Inherited property
The court-appointed personal representative handles an estate sale; an heir does not sign alone. With independent administration, the representative generally can sell without a court order, subject to the will and the estate's benefit. A supervised administration generally requires a court-ordered sale, notice to heirs and devisees, and court approval after the sale. A will may give an executor a power to sell under its terms.
If you need an estate attorney, we can help you find one. Tell us what estate papers you have, and we can talk through the house and sale options with you.
RSMo § 473.810, independent personal representative powers · RSMo § 473.460, court-ordered sale · RSMo § 473.493, petition and notice · RSMo § 473.513, report and court approval · RSMo § 473.457, power of sale in a will · St. Charles County Courts
A deadline can change your options
A sale may still be possible if the loan can be paid off before the sale. With a deed of trust that includes a power of sale, a lender can foreclose through a trustee's sale without a court case. The sale is held in the county where the property is, with at least 20 days' notice published in a newspaper and mailed by certified or registered mail to the owner of record.
If the lender or someone acting for it buys at the trustee's sale, the owner can redeem the house within one year. To keep that right, the owner must give written notice of intent to redeem at the sale or within ten days before it, then file a court-approved bond within 20 days after the sale. Have a title company or attorney confirm the current sale date and payoff amount. If a sale is scheduled, call us right away and we'll look at the options with you.
RSMo § 443.310, sale location and notice period · RSMo § 443.320, published notice · RSMo § 443.325, mailed notice · RSMo § 443.410, redemption after sale · RSMo § 443.420, redemption notice and bond · O'Fallon foreclosure questions
Missouri closing charges
Missouri's constitution bars the state, counties, and other local governments from imposing new taxes on the sale or transfer of real estate after December 2, 2010. Deed recording is separate: state law sets a $5 fee 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.
When you sell to us, we pay the closing costs.
Missouri Constitution, Article X, Section 25 · RSMo § 59.310, deed-recording fees · RSMo § 59.319, recorder user fees · RSMo § 59.800, additional recording fees
Where to find help
O'Fallon is in St. Charles County. The City handles building, rental occupancy, and code questions; County offices handle deed recording and real-estate tax collection. For estate and court filings, the St. Charles County Courts directory lists the 11th Judicial Circuit Court and Circuit Clerk. Not sure which office to call? Call us — we'll sort it out with you.
Ask about building permits, inspections, and residential rental occupancy permits.
This office coordinates public-nuisance enforcement; unresolved matters can proceed to Municipal Court.
The Collector handles real-estate and personal-property taxes and conducts the annual tax sale for delinquent properties.
The Recorder maintains public land records, including deeds and other ownership documents.
The County directory lists the 11th Judicial Circuit Court and Circuit Clerk for court and estate questions.
More help for your situation
Read about selling an estate house and who can sign.
Review Missouri trustee-sale timing and available options.
Compare a sale with tenants in place and the lease.
Talk through a property notice, repairs, and sale options.
Review how property balances affect a sale.
Read our article on as-is sale options in O'Fallon.
“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.”
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.
A listing may bring a higher price, but it can also mean repair and preparation costs, commissions, showings, and bills while you wait. Compare the likely amount after those costs with the written terms of a direct sale.
Close as fast as 7 days when title and closing details allow.
The court-appointed personal representative handles an estate sale; an heir does not sign alone. With independent administration, the representative generally can sell without a court order, subject to the will and the estate's benefit. A supervised administration generally requires a court-ordered sale, notice, and court approval. A will may give an executor a power to sell under its terms. If you need an estate attorney, we can help you find one.
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.
A sale may still be possible if the loan can be paid off before the sale. With a deed of trust that includes a power of sale, a lender can foreclose through a trustee's sale without a court case. The sale is held in the property's county, with at least 20 days' notice published in a newspaper and mailed to the owner of record. If the lender or someone acting for it buys at the sale, the owner can redeem within one year by giving written notice of intent at the sale or within ten days before it, then filing a court-approved bond within 20 days after the sale. Have a title company or attorney confirm the sale date and payoff amount. If a sale is scheduled, call us right away and we'll look at the options with you.
Missouri's constitution bars the state, counties, and other local governments from imposing new taxes on the sale or transfer of real estate after December 2, 2010. Deed recording fees are separate: 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. When you sell to us, we pay the closing costs.
O'Fallon's Code Enforcement handles public-nuisance matters, and unresolved matters can go to Municipal Court. When you sell to us, we're the buyer, so the repairs become our job. Tell us about the notice and we'll talk through the house with you.
Call 888-274-5006 or use the form above. We answer 24/7.