Inherited
You stop paying for a house and get a fair price.
Sell Your House Fast in O'Fallon, MO — Cash Offer in 24 Hours
We buy houses as-is in O'Fallon and St. Charles County, Missouri, 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 property.
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 O'Fallon sale
See what you could keep after costs. Pick your home's condition, from light touch-ups to fire damage, and change any number.
O'Fallon 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 O'Fallon house when something has made it harder
Foreclosure
Facing foreclosure? Tell us what's happening, and we'll talk through selling options with you.
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 O'Fallon calculator →
Questions about the two options? Call 888-274-5006.
Missouri deed-recording charges and closing costs
Missouri's Constitution bars the state, counties, and other local governments from imposing new taxes on a sale or transfer of real estate after December 2, 2010. Deed recording is separate: the charge is $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.
For example, the page charge for a three-page deed is $11 ($5 for the first page and $3 for each of the next two), before any per-document fees. When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
Sources: Missouri Constitution, Article X, Section 25 · RSMo §59.310 · RSMo §59.319 · RSMo §59.800.
What O'Fallon sellers should know
Older homes
O'Fallon's first subdivisions appeared around the mid-1950s. If you have an older house with repairs waiting, we can look at it as it stands.
A rental house
O'Fallon requires residential rental occupancy permits before a unit is occupied. If the house has tenants, tell us about the lease and who is living there; we buy houses with tenants in place.
A code notice
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. If there's a notice, call us — we'll look through it with you.
Property taxes
St. Charles County's Collector of Revenue handles real-estate taxes and holds an annual tax sale for delinquent properties. If a tax notice is part of your situation, tell us about it and we'll talk it through 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.”
Who we are
O'Fallon 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 O'Fallon and St. Charles County offices
O'Fallon Building and Permits
City building permits, plan review, inspections, and residential rental occupancy permits.
O'Fallon Code Enforcement
Public-nuisance code enforcement matters; unresolved matters can go to Municipal Court.
St. Charles County Courts
The 11th Judicial Circuit Court and Circuit Clerk are listed in the County court directory.
St. Charles County Collector of Revenue
Real-estate and personal-property tax collection and the annual tax sale for delinquent properties.
St. Charles County Recorder of Deeds
Public records, including land-ownership documents.
St. Charles County Assessor
Property assessments and assessment records.
Questions about selling a house in O'Fallon
Can I sell an O'Fallon 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.
How quickly can we close?
Close as fast as 7 days when title and closing details allow.
What are the Missouri deed-recording 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: the charge is $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.
Can I sell a rental house with tenants living there?
Yes. You don't 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. Tell us about the property and tenancy.
What happens to insurance proceeds 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.
What if the City has sent a code notice?
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.
Where can I ask about an inherited house in St. Charles County?
St. Charles County has the 11th Judicial Circuit Court and Circuit Clerk. If you need an estate attorney, we can help you find one. Tell us what papers you have and we can talk through the sale with you.
Tell us about your O'Fallon house
Share the address, condition, who is living there, and what you need to know. We answer 24/7 at 888-274-5006.
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
Other St. Charles County communities
St. Charles County also has the incorporated communities of Cottleville, Dardenne Prairie, Lake Saint Louis, St. Peters, and Wentzville. Each is a separate city; if you're unsure which local office covers your address, call us and we'll sort it out with you. See the County's list of political subdivisions →
Local and Missouri sources
- About O'Fallon and its main corridors
- O'Fallon history
- O'Fallon Building and Permits
- O'Fallon Code Enforcement
- St. Charles County political subdivisions
- St. Charles County Courts
- St. Charles County Collector of Revenue
- St. Charles County Recorder of Deeds
- Missouri Constitution, Article X, Section 25
- RSMo §59.310
- RSMo §59.319
- RSMo §59.800