Kirkwood, MO · How it works
How Selling Your Kirkwood House to Us Works
USA Home Buyers buys houses in Kirkwood, Missouri. Tell us what is going on with the house and when you want to sell. You can start before every detail is settled.
Questions now? Call 888-274-5006.
Tell us about the houseFrom the first conversation to settlement
The sale, step by step
Tell us about the house
Start with the Kirkwood address and what is going on with the house. You can call before every property question is settled.
Talk through the property and your choices
We ask about condition, repairs, access, who lives there, and timing. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Read the written offer and terms
You get a written offer and written terms before you commit, and we close through a title company. The terms lay out the price, responsibilities, possession, timing, costs, and any property-specific conditions.
Work through title, signing, and payoffs
We work with the title company on the deed, who can sign, mortgage and lien payoffs, taxes, and the documents needed for closing. We talk with you about occupancy, belongings, access, and moving timing.
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.
Close
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
Compare the written numbers and terms, then choose the path that works for your house. No agent commissions when you sell to us.
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 Kirkwood calculator →
Questions about the two options? Call 888-274-5006.
Kirkwood and St. Louis County paperwork
City notices and county records
Kirkwood's Building Division handles city occupancy permits, inspections, and building or code questions. St. Louis County's Recorder of Deeds records deeds, and the County Collector of Revenue handles property-tax bills. If a city notice or county paperwork is part of your sale, call us—we'll talk through it with you as title work moves forward.
When an estate owns the house
Who can sign for an estate sale?
The probate court appoints a personal representative—an executor or administrator—to act for the estate. Being an heir by itself does not give someone authority to sign. In independent administration, the representative generally can sell estate real estate 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. If the will gives the executor power to sell, the executor may sell under that power.
If you need an estate attorney, we can help you find one.
St. Louis County Probate Court · Missouri independent administration, §473.783 · Missouri personal representative powers, §473.810 · Missouri court-ordered estate sales, §473.460 · Missouri petition to sell estate real estate, §473.493 · Missouri sale under a power in a will, §473.457
Settlement figures
Missouri closing taxes and recording fees
Missouri's Constitution bars the state, counties, and local governments from imposing new taxes on real-estate sales or transfers after December 2, 2010. County recorders charge $5 for the first page of a deed 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. No fees
St. Louis County Recorder of Deeds · Missouri Constitution, Article X, Section 25 · Missouri deed-recording fees, §59.310 · Missouri recorder user fees, §59.319 · Missouri additional recording fees, §59.800
When the process gets difficult
We stay with the process
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.”
More help for your situation
Kirkwood seller resources
Read about the part of the sale you are working through, or use the calculator to compare possible sale numbers.
Kirkwood process questions
Can I call before every property detail is settled?
Yes. Start with the address and what you know about the house. You can call while questions about an estate, payoff, city notice, or moving date are still open.
Who can sign for an estate-owned house?
The probate court appoints a personal representative—an executor or administrator—to act for the estate. Being an heir by itself does not give someone authority to sign. In independent administration, the representative generally can sell estate real estate 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. If the will gives the executor power to sell, the executor may sell under that power. If you need an estate attorney, we can help you find one.
Do I have to accept an offer after I ask about selling?
No obligation. You get written terms before you commit.
Ready to talk through your Kirkwood house?
Call 888-274-5006 or start with the property address and what you know in the form above. Questions before the documents are ready are welcome.