Arnold, MO · How selling to us works
How Selling Your Arnold House to Us Works
We buy houses in Arnold as-is. Tell us what's going on with the property, and we'll talk through the choices with you. You can start before every detail is settled.
We answer 24/7 at 888-274-5006.
Tell us about the houseWe give written cash offers in 24 hours.
Share the address, condition, who lives there, and your timing. Start with what you know.
From the first conversation to settlement
The sale, step by step
Step 1: Tell us what you know about the house
Start with the Arnold address, the house's condition, who lives there, and your timing. If an estate, loan payoff, lien, back tax, or notice is part of the picture, tell us what you know. You can call before every paper is ready.
Step 2: Talk through the property and your choices
We talk about the house as it sits, what matters to you, and the choices you are weighing. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Then we can compare the Cash Offer and EZ Sale with listing or another path.
Step 3: Read the offer and terms before you decide
You get a written offer and written terms before you commit, and we close through a title company. Read the price, responsibilities, possession, timing, costs, and any property-specific conditions before you decide whether to go ahead.
Step 4: Work through title, signing authority, and payoffs
The title company works through the deed, who can sign, mortgage and lien payoffs, and the papers needed for closing. We talk through access, occupancy, belongings, and timing with you as the sale moves forward.
Step 5: Review the settlement sheet
The settlement sheet shows how the sale money breaks down. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
Step 6: Choose, sign, and close
You decide whether to proceed, compare another path, or stop before signing. Close as fast as 7 days when title and closing details allow. You're going to get a fair price and not have to do anything. Just show up at settlement.
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.
Missouri estate questions
Who signs when a house is inherited?
The personal representative—the person appointed by the probate court to handle the estate—handles the sale. With independent administration, the representative can generally 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 also give the executor power to sell. If you need an estate attorney, we can help you find one.
For Jefferson County probate filing information, contact the Circuit Clerk. The Recorder of Deeds records deeds and other land documents. We can talk through the papers you have while the title company works through who can sign and what the closing needs.
Closing numbers
Missouri deed-recording fees and your settlement sheet
The settlement sheet lists the sale price, mortgage and lien payoffs, taxes, closing costs, and the amount scheduled to be paid to you.
Missouri's constitution bars new state and local taxes on a real-estate sale or transfer. Recording a deed still has fees: state law sets $5 for the first page and $3 for each additional page, plus other per-document fees. The title company confirms the exact recording charges for your documents.
When you sell to us, we pay the closing costs. That includes Missouri deed-recording fees. No agent commissions when you sell to us. No fees
When the process gets difficult
We keep working toward the closing table
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
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.”
Questions and contact
More help for your Arnold sale
Call 888-274-5006 or use the form above. You can also read about the situation closest to yours or compare estimated proceeds with the Arnold home-sale calculator.
Questions about selling a house in Arnold
What should I have ready before I call?
Start with the Arnold address, what you know about the house, who lives there, and your timing. If an estate, payoff, lien, back tax, or sale notice is involved, tell us what you know. You can start before every paper is ready.
Who can sell a Missouri house that is part of an estate?
The personal representative appointed by the probate court handles the sale; an heir cannot sign alone just because they inherited the house. With independent administration, the representative can generally 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 also give the executor power to sell. If you need an estate attorney, we can help you find one.
Can I sell before a Missouri trustee's sale?
A sale may still be possible if the loan can be paid off before the trustee's sale. Tell us the scheduled date, and we can talk through the payoff and title steps with you.
What if the house has 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. We can go through the payoff figures with you as the title work moves forward.
Do I have to accept an offer after I talk with you?
No obligation. You get a written offer and written terms before you commit, and you can stop before signing.
Start with what you know about the house
Call 888-274-5006 or use the form above. Questions before the documents are ready are welcome.