O'Fallon, MO · St. Charles County · How selling to us works
How Selling Your O'Fallon, Missouri House to Us Works
USA Home Buyers buys houses in O'Fallon and throughout St. Charles County. Tell us what you know about the house, and we can talk through the sale before every property detail is settled.
Questions now? Call 888-274-5006.
Tell us about the houseShare the address and what you know about the house. You can start before every detail is settled.
We give written cash offers in 24 hours.
Tell us about the O'Fallon property and the questions in front of you.
From first conversation to settlement
The sale, step by step
Tell us about the house
Start with the O'Fallon address, the house's condition, who lives there, and your timing. You can call or use the form before every property question is settled.
Talk through the property and your choices
We ask about the house as it stands, including its condition, repairs, access, occupancy, and timing. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We give written cash offers in 24 hours.
Read the written offer and terms
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 property-specific terms before you decide whether to proceed.
Work through title, signing authority, and payoffs
We work with the title company to review ownership, who can sign, mortgage payoff information, liens, taxes, and the documents needed for closing. We talk through occupancy, access, belongings, and timing with you.
Review the settlement sheet and close
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 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.
Two ways to sell to us
Compare the Cash Offer and EZ Sale
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. |
No agent commissions when you sell to us.
O'Fallon and St. Charles County
Estate papers and who can sign
O'Fallon is in St. Charles County. See St. Charles County's list of political subdivisions ↗.
An inherited Missouri house may be sold before probate is finished, but the signer is the personal representative appointed by the probate court, not an heir acting alone. In independent administration, the personal 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: the representative petitions, heirs and devisees receive notice, and the representative files a report for court approval after the sale. Interested people may object before approval. A will that gives the executor a power to sell may also authorize the sale. If you need an estate attorney, we can help you find one. We can talk through the papers you have and work with the title company on the sale.
Settlement figures
Missouri sale taxes and deed recording fees
Missouri’s Constitution bars state, county, and other local governments from imposing new taxes on the sale or transfer of real estate after December 2, 2010. Deed recording fees still apply: state law sets the recorder’s charge at $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.
When you sell to us, we pay the closing costs. No fees
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.”
Questions and next steps
O'Fallon seller pages and planning tools
Find the page for your situation, or call us while you are still sorting out the property's details.
O'Fallon selling-process questions
Can I start before I have every property detail?
Yes. Start with the address and what you know about the house, who lives there, and your timing. You can call or use the form while you sort out other questions.
Who can sign when a house is part of an estate?
An inherited Missouri house may be sold before probate is finished, but the signer is the personal representative appointed by the probate court, not an heir acting alone. In independent administration, the personal 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: the representative petitions, heirs and devisees receive notice, and the representative files a report for court approval after the sale. Interested people may object before approval. A will that gives the executor a power to sell may also authorize the sale. If you need an estate attorney, we can help you find one.
What sale and recording charges apply in Missouri?
Missouri’s Constitution bars state, county, and other local governments from imposing new taxes on the sale or transfer of real estate after December 2, 2010. Deed recording fees still apply: state law sets the recorder’s charge at $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. When you sell to us, we pay the closing costs. No fees
How soon could closing happen?
Close as fast as 7 days when title and closing details allow.
Ready to talk through your O'Fallon house?
Call 888-274-5006 or start with the property address, condition, occupancy, and timing in the form above. Questions before documents are ready are welcome.