Inherited
You stop paying for a house and get a fair price.
Sell Your House Fast in Arnold, MO — Cash Offer in 24 Hours
In Arnold and Jefferson County, Missouri, we buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You're going to get a fair price and not have to do anything. Just show up at settlement.
You get a written offer and written terms before you commit, and we close through a title company.
Call 888-274-5006 to talk through the house.
Hablamos Español
We give written cash offers in 24 hours.
Share the address, condition, and what is making the sale difficult.
BBB A ratingRead our Google reviews
Hablamos Español
Estimate what you could keep from an Arnold sale
Compare what you might keep after selling costs. Pick your home's condition and change any number to compare your options.
Arnold Home Sale Net Proceeds Calculator
CalculatorCompare what you would keep from listing your house or selling as-is for cash. Change the repair costs, cleanout, monthly bills and closing costs to fit your house.
Three simple steps
1
Tell us about your house
Share the address, what needs work and who lives there. Tell us when we can see it and when you want to sell.
2
Get your offer
We give written cash offers in 24 hours.
3
Close
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.
Choose the question closest to yours
Selling an Arnold house in a difficult situation
Foreclosure
A sale may still be possible if the loan can be paid off before a scheduled trustee's sale.
Fire damage
You keep the insurance money and don't have to worry about the house anymore — we'll take care of it.
Liens and back taxes
When you sell to us, we can set it up so you don't have to prepay anything — it comes out at closing.
Tenants
You're done — no turnover, no repairs, no more bad tenants.
Code violations
The fines don't stop while you think about it. They pile up, they add new ones, and every month takes another bite out of what the property is worth to you. We can buy it quickly, violations and all, so you stop the bleeding and keep your equity.
Divorce
You only have to agree on one thing — the price. After that we handle the rest, so there's nothing to argue about over repairs, contractors, showings, or who pays for what.
Cash Offer or EZ Sale: compare the written numbers
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.
Arnold selling costs: Missouri deed-recording fees
Missouri’s constitution has barred new state and local taxes on real-estate sales or transfers since December 2, 2010. Read Missouri Constitution, Article X, Section 25 →
Recording a deed in Jefferson County costs $5 for the first page and $3 for each additional page, plus per-document fees set by state law. A two-page deed has $8 in page fees before those per-document charges. The title company or closing professional confirms the exact recording charges. Missouri deed-recording fee law →
When you sell to us, we pay the closing costs, including Missouri deed-recording fees. No agent commissions when you sell to us. No fees.
What Arnold sellers should know
City inspection when a house sells
If your house is inside Arnold city limits, a sale or a new tenant brings an existing-structure inspection. The City also requires an occupancy permit for a new resident or tenant. If there's a City notice or you're not sure which office covers the address, call us — we'll sort it out with you.
Arnold property-maintenance inspections and occupancy permits → How Arnold coordinates work inside and outside city limits →
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.”
Who we are
Arnold is a market we serve.
We've helped homeowners in just about every situation you can imagine — thousands of times. When you're working with someone, you want to know they've seen it before. We have.
Useful Arnold and Jefferson County offices
Arnold Building and Code Compliance
City sale inspections, building permits, and occupancy questions.
Jefferson County Recorder of Deeds
Recording deeds and other real-estate documents.
Jefferson County Collector of Revenue
Current and delinquent property-tax records and tax-sale questions.
Official Jefferson County Collector of Revenue information →
Jefferson County Assessor
Property assessments and county property records.
Jefferson County Circuit Clerk
Circuit Court filings and probate-court information.
Questions about selling a house in Arnold
Can I sell my Arnold house without fixing it first?
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.
What does an Arnold inspection mean when I sell?
If your house is inside Arnold city limits, a sale or a new tenant brings an existing-structure inspection. The City also requires an occupancy permit for a new resident or tenant. If there is a City notice or you are not sure which office covers the address, call us — we will sort it out with you.
Who can sell an inherited Missouri house?
The court-appointed personal representative handles the sale, not an heir acting alone. With independent administration, the representative can generally sell without a court order if the will allows it and the sale benefits the estate. With supervised administration, the representative generally needs a court order; heirs and devisees receive notice and may object before the court approves the sale. A will can also give an executor power to sell. The title company or an attorney can confirm which estate papers are needed. If you need an estate attorney, we can help you find one.
Can I sell before a Missouri 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. A sale may still be possible if the loan can be paid off before the sale.
Can I sell my Arnold 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 happens to insurance money if I sell a fire-damaged house?
You keep your insurance proceeds when we buy the house exactly as it stands. If you still have a mortgage, your lender may have a say in how that check is used — we'll walk through it with you.
Can I sell a house with back taxes or liens?
When you sell to us, we can set it up so you don't have to prepay anything — it comes out at closing.
Tell us about your Arnold house
Share the address, condition, who is living there, and what you need to know. Call 888-274-5006 if you would rather talk first.
We answer 24/7 at 888-274-5006.
Hablamos Español
We give written cash offers in 24 hours.
Share the address and what is making the sale difficult.
BBB A ratingRead our Google reviews
Hablamos Español
Arnold and Missouri sources
- City of Arnold contact information
- Arnold building permits and inspections
- Jefferson County Recorder of Deeds
- Jefferson County Collector of Revenue
- Missouri independent estate administration law
- Missouri personal representative powers
- Missouri court-supervised estate sales
- Missouri trustee-sale law
- Missouri recorder user fees
- Additional Missouri recording fees