Arnold, Jefferson County, MO · Seller questions
Questions About Selling a House in Arnold, MO
These answers cover what you may keep, repairs, Missouri closing costs, Arnold inspections, foreclosure, estate sales, and tenants.
Tell us what is happening with your Arnold house. We answer 24/7 at 888-274-5006 or use the form.
We give written cash offers in 24 hours.
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Money and choices
Compare what you may keep, not just the sale price
Repairs, selling costs, and the bills you carry while you wait can change what remains. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate amounts.
Compare possible Arnold net proceeds →Compare Cash Offer and EZ Sale →
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.
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 seller questions, answered
What should I compare besides the sale price?
Compare what you may keep after the sale, not just the price. Repairs, selling costs, and the bills you carry while you wait can change what remains. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate amounts to include.
More detail: Compare possible Arnold net proceeds →
Do I need to repair, clean, or empty the house before selling to you?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
More detail: Selling with code or repair questions →
How soon can I get an offer and see the terms?
We give written cash offers in 24 hours. You get a written offer and written terms before you commit, and we close through a title company.
More detail: How the Arnold sale process works →
How soon can a sale close?
Close as fast as 7 days when title and closing details allow.
More detail: Read about the sale process →
What closing costs apply to a Missouri house sale?
Missouri’s Constitution bars state, county, and local governments from imposing new taxes on real-estate sales or transfers. County deed-recording fees still apply: $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. No fees. No agent commissions when you sell to us. When you sell to us, we pay the closing costs. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate.
More detail: Missouri Constitution, Article X, Section 25 → · Missouri deed-recording fees → · Missouri recorder user fee → · Additional Missouri recording fee → · Jefferson County Recorder of Deeds →
Does Arnold require an inspection when I sell?
For a house within Arnold city limits, the City says an existing-structure inspection applies when a house is sold or a new tenant moves in. A new resident or tenant also needs an occupancy permit. Arnold Building and Code Compliance can explain the steps for your address; if you have a City notice, call us — we’ll sort it out with you.
More detail: Arnold building permits and inspections → · Arnold property-maintenance and occupancy permits → · Contact the City of Arnold →
Can I sell if a Missouri trustee’s sale is scheduled?
A sale may still be possible if the loan can be paid off before the trustee’s sale. When a home loan uses a deed of trust with a power of sale, the lender can foreclose through a trustee’s sale without a court case. The sale is held in the county where the house is located, 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 sale, the owner can redeem within one year. To keep that right, the owner must 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 a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
More detail: Arnold foreclosure and trustee-sale questions → · Missouri trustee-sale location and notice → · Missouri trustee-sale publication notice → · Missouri mailed foreclosure notice → · Missouri trustee-sale redemption → · Missouri redemption notice and bond requirements →
Who can sign to sell an inherited Missouri house?
The person appointed by the Missouri probate court as personal representative handles the estate sale; being an heir alone does not give you that signing role. In independent administration, the representative generally can sell estate real estate without a separate court order, subject to the will and the estate’s benefit. In supervised administration, a sale generally follows a court order. A will that gives the executor power to sell can provide another route. If you need an estate attorney, we can help you find one.
More detail: Inherited-house and estate questions → · Missouri independent personal representative powers → · Missouri court-ordered estate sales → · Missouri sale under a will’s power →
Can I sell my house while a tenant is living there?
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.
More detail: Selling a tenant-occupied Arnold house →
Can I sell a house with back taxes or liens?
You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront.
More detail: Selling with back taxes or property liens → · Jefferson County Collector →
Start with a question
You can call before you have everything figured out
Tell us what is going on with the house. We can talk through the property, timing, or paperwork while you sort out your next step.
Call 888-274-5006 or use the form above.
Local help
Arnold inspection and occupancy questions
For a house within Arnold city limits, the City’s Building and Code Compliance staff can answer inspection and occupancy-permit questions. Building and inspection questions: 636-282-2378. Have a notice or question about the house? Call us — we’ll sort it out with you.
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.”
More detail
More Arnold seller questions and resources
Still have an Arnold sale question?
Call 888-274-5006 or use the form above. You can start with a question before everything is figured out.