St. Louis and St. Charles Real Estate Insights and Updates

How to Sell a Probate or Inherited House in Florissant, Missouri (2026 Guide)

Mon, 27 Apr 2026 22:49:38 GMT

Why Florissant Has More Probate and Inherited Home Sales Than Most St. Louis Suburbs

If you need to sell a probate or inherited house in Florissant, Missouri, you have two main paths. The first is a fast cash offer, typically closing in 7 days, as-is, no repairs needed. The second is a traditional listing with our team, which averaged 103.1% of list price in 2024-2025 against the broader market's 98.5%. Which path makes sense depends on the home's condition, your timeline, and whether multiple heirs are involved. Most Florissant probate sales we handle come from out-of-state heirs settling a parent's estate. This guide walks through what's specific about Florissant homes, the local probate process at the St. Louis County Courthouse in Clayton, and how to think through the cash offer or listing decision before committing.

Florissant has more inherited and probate home sales per capita than most St. Louis County suburbs, and the reason traces back to the housing boom. Most of the city's homes went up between 1947 and 1980, when Florissant grew from a small town into one of the largest cities in St. Louis County, peaking at about 76,000 residents in the mid-1970s. Today the population sits at roughly 51,290 according to the U.S. Census Bureau's 2024 estimate . The original buyers of those mid-century homes are now in their 80s and 90s, or have passed away in recent years. That demographic reality is why probate volume here runs higher per capita than newer west county suburbs like Maryland Heights or Chesterfield, where the housing stock is younger and the original buyers haven't yet aged into estate-transition territory.

Florissant has the highest concentration of long-tenured homeowners of any St. Louis County suburb of its size. That demographic reality is why probate volume here runs structurally higher per capita than comparable suburbs like Mehlville or Maryland Heights.

The other reality of Florissant probate sales is that most of the heirs live outside of north county. Many adult children of those original 1960s and 1970s buyers left St. Louis decades ago. They're now selling Mom or Dad's house from another state, often without ever stepping foot in Florissant during the transaction. That changes which path makes sense and how the sale needs to be coordinated. A traditional listing still works, but it requires a Realtor who can stand in for that local presence. A cash offer simplifies coordination dramatically when you're settling an estate from out of state.

Florissant's three ZIP codes price very differently. The path that makes sense for a $182,000 home in 63031 is not always the path that makes sense for a $257,000 home in 63034. The next section breaks down the local market by ZIP so you can anchor your decision in real Florissant pricing rather than St. Louis County averages. For broader context on how Florissant compares with other inherited-home markets across the county, see my St. Louis County inherited home selling guide .

The Florissant Real Estate Market by ZIP Code

Florissant has three ZIP codes - 63031, 63033, and 63034 - and they price differently enough that lumping them together gives heirs the wrong number to plan around. The numbers below come from MARIS, the regional MLS that covers St. Louis County, for the trailing 12 months ending March 2026. These are median sale prices for closed transactions, not list prices or estimates.

ZIP 63031 — Central Florissant. Median sale price is roughly $182,000 over the past 12 months, up about 4% year over year. This ZIP covers the older, denser part of Florissant including most of the homes built in the 1950s and 1960s. The housing stock here skews toward smaller ranches and entry-level homes. Inherited homes in 63031 often need updating, and the cash-offer path is more commonly the right fit when the home has decades of deferred maintenance.

ZIP 63033 — North and East Florissant. Median sale price is roughly $200,000 over the past 12 months, up about 2% year over year. This is the largest of the three ZIPs by volume and represents the broadest mix of Florissant housing — 1960s and 1970s ranches, split-levels, and some 1980s homes. Inherited homes here vary widely in condition, and the path that makes sense often comes down to whether updates were made in the last 10-15 years.

ZIP 63034 — Northwest Florissant near Old Jamestown. Median sale price is roughly $262,000 over the past 12 months, down about 3% year over year. This is the more recently developed part of Florissant with newer homes, larger lots, and higher price points. Inherited homes in 63034 are more often in showable condition out of the gate, which means the traditional listing path produces meaningfully more proceeds than a cash offer in most cases. The slight YoY softening also matters for timing — heirs who can list quickly while inventory remains tight are better positioned than those who wait.

Our 2024-2025 list-to-sale ratio against MARIS data was 103.1%, compared to the broader market's 98.5%. On a typical $200,000 Florissant home in 63033, that's roughly $9,100 more than the average agent delivers.

Knowing your ZIP's price range gives you a starting point. The next decision is whether the home can sell at all without first clearing probate — which depends on how the estate was structured and where it stands in the St. Louis County probate process. The next section covers the local probate basics every Florissant heir should know before listing or accepting a cash offer.

Florissant Probate at a Glance

Every Florissant probate case is filed at the same place: the St. Louis County Circuit Court, 21st Judicial Circuit, Probate Division , located at 105 South Central Avenue in Clayton. There is no separate north county probate division. Whether the home is in 63031, 63033, or 63034, the case routes through Clayton. That's worth knowing because most Florissant heirs assume the case will be handled locally and are surprised when filings, hearings, and document pickups all happen 12 miles south at the county courthouse.

For most Florissant probate estates, supervised administration takes 4 to 8 months at minimum, and complex estates can stretch to 12 to 18 months. The home itself usually cannot close until the probate court grants the personal representative authority to sell, which depends on how the will was drafted and whether the court requires bond or specific approval of the sale price. If you're the personal representative, the timeline starts with filing the application for letters and continues through inventory, creditor notice, and final settlement. The full process is covered in my step-by-step guide to St. Louis County probate for executors .

Missouri offers a faster alternative for smaller estates. Under RSMo 473.097 , a Small Estate Affidavit is available when the entire estate is valued at $40,000 or less (after liens, debts, and encumbrances) and 30 days have passed since the death. The catch for Florissant heirs is that real estate complicates this path. Missouri generally requires a valuation document, like an appraisal or a county estate record, to use the Small Estate Affidavit for real property. Most Florissant inherited homes in 63033 and 63034 will exceed the $40,000 net threshold once the home's equity is counted, which means the Small Estate Affidavit is realistic mainly for 63031 estates with significant mortgage debt or for estates where the home transferred outside probate through a beneficiary deed.

The other path that meaningfully shortens probate is independent administration under RSMo 473.810. This option is available when the will explicitly authorizes it or when all distributees agree. Independent administration reduces court oversight, eliminates the need for many interim hearings, and can compress the timeline to 4 to 6 months in straightforward Florissant probate cases. If you're a personal representative early in the process and the will doesn't already specify, talk to the estate attorney about whether all heirs would agree to independent administration. It's often the difference between selling the Florissant home this summer versus selling it next winter.

Once you understand where your Florissant probate case stands, the next decision is the path: cash offer or traditional listing. The cash offer path makes sense for some Florissant inherited homes and is the wrong call for others. The next section breaks down when a cash offer is the right move, how the process works, and what to expect on price.

Frequently Asked Questions

These are the questions Florissant heirs and personal representatives ask most often when starting the probate or inherited home selling process. The answers below cover the essentials. For situations specific to your estate, call or text 314-252-8416 and we'll talk through it.

Can I sell a probate house in Florissant before the probate process is finished?

Sometimes yes, sometimes no, depending on how the estate is structured. If the entire estate is valued at $40,000 or less after debts and the 30-day waiting period has passed, a Small Estate Affidavit may allow a faster path. For larger estates going through full supervised probate at the St. Louis County Courthouse in Clayton, the home generally cannot close until the probate court grants the personal representative authority to sell. A probate-experienced Realtor and an estate attorney can confirm what your specific situation allows. The full executor process is covered in my step-by-step guide to St. Louis County probate .

How long does probate take in St. Louis County for a Florissant home?

Supervised probate typically runs 4 to 8 months for straightforward estates and 12 to 18 months for complex ones. The Small Estate Affidavit process is faster, often 30 to 60 days from filing. Independent administration, when available, can compress a full probate to 4 to 6 months. All Florissant probate cases file at the 21st Judicial Circuit Probate Division at 105 South Central Avenue in Clayton, so the timeline is governed by St. Louis County court calendars rather than anything specific to Florissant.

What if the inherited Florissant home needs major repairs?

This is one of the most common Florissant scenarios because so much of the housing stock dates to the 1960s and 1970s with original electrical, plumbing, HVAC, and cosmetic finishes. Two paths typically work. The first is a cash offer that buys the home as-is in 7 days, no repairs required. The second is a strategic listing where we identify only the highest-ROI repairs (often paint, declutter, and one or two targeted fixes) and skip the rest. We don't recommend gutting an inherited Florissant home for resale because the math rarely supports the cost.

Do I need to clean out the personal property before selling the Florissant home?

For a cash sale, no. Leave whatever you want. Our team handles the cleanout as part of the deal. For a traditional listing, the home generally needs to be cleared enough to show well. For out-of-state heirs, we have local cleanout vendors we coordinate with so you don't need to fly back to Florissant to handle a houseful of belongings. If items have sentimental value, we can also coordinate a local estate sale or organized donation pickup before cleanout begins.

Can multiple heirs in different states sell the Florissant home together?

Yes, and this is the most common scenario we handle. The keys are a clear written agreement among heirs on price and timeline, coordinated remote signing through DocuSign, and one heir designated as the point of contact. Most Florissant probate sales involve heirs spread across multiple states because adult children of original 1960s and 1970s buyers left St. Louis decades ago. Our process is built around remote coordination so heirs never need to travel to Florissant to close. The full multi-heir scenario is covered in my guide to selling inherited property with multiple owners .

Capital Gains Tax on Inherited Homes in Missouri: What Heirs Need to Know

Sun, 26 Apr 2026 23:53:55 GMT

How Capital Gains Tax Generally Works on an Inherited Home

Most heirs in Missouri end up owing little to no capital gains tax when they sell an inherited house. The reason is a federal rule called stepped-up basis, which essentially erases decades of appreciation from your tax bill the moment you inherit the property. In this guide I'll walk through how the rule actually works, the situations where heirs do owe real tax, and the framework most CPAs use before a sale, so you can have a productive conversation with one when the time comes.

Quick reminder up front: I'm a Realtor, not a tax pro. Read this as a primer to walk into your CPA meeting more informed, not as a substitute for that meeting.

A note before you read further: I'm a real estate agent, not a CPA or tax attorney. The information below explains how the federal and Missouri tax rules generally apply to inherited homes in 2026. It is not tax advice for your specific situation. Before making decisions that affect your taxes, work with a qualified CPA or tax professional. If you don't have one, I work with several CPAs in St. Louis and St. Charles who specialize in estate situations and I'm happy to make an introduction. No obligation. Just call or text 314-252-8416.

Capital gains tax is the tax you pay on the profit when you sell something for more than you paid for it. If you bought a stock for $1,000 and sold it for $1,500, that $500 profit is a capital gain and it gets taxed. Real estate works the same way in concept. If your parents bought a house in 1972 for $30,000 and sold it themselves for $250,000 a few years before they passed, they would have owed capital gains tax on roughly $220,000 of profit.

Here's where inherited property gets interesting, and where most heirs end up surprised in a good way. When you inherit a house, the IRS does not look at what your parents originally paid for it. Instead, the federal government resets the cost basis to the home's fair market value on the date your parent (or whoever you inherited from) passed away. That reset is called stepped-up basis, and it is the single biggest reason most heirs in Missouri owe far less tax than they expected. Sometimes nothing at all.

In practical terms, if the home was worth $300,000 the day your mom passed and you sell it for $315,000 four months later, your taxable gain is generally only $15,000, not the $270,000 the home appreciated during her lifetime. That's a massive difference and it's why so many people who walk into my office bracing for a five-figure tax bill walk out feeling much lighter.

The actual numbers in your situation depend on your specific basis calculation, the date-of-death valuation, and what tax bracket you sit in for the year of the sale. That's a 30-minute conversation with a CPA, not a guess from a real estate agent. What I can tell you with confidence is that the rules are far more favorable than most heirs assume going in. If you want the broader walkthrough of selling an inherited St. Louis home from start to finish, I cover that in my full guide to selling an inherited house in St. Louis without the stress.

The Stepped-Up Basis Rule (And Why It Matters Most)

Stepped-up basis comes from Internal Revenue Code Section 1014. The plain language version goes like this: when you inherit property, your "cost basis" in that property is reset to the fair market value on the date of death. Not what the original owner paid. Not what the property was worth when they bought it. The current value, the day they died.

Why does this matter? Because capital gains tax is calculated on the difference between your basis and your sale price. Reset the basis to today's market value, and you wipe out decades of appreciation in one stroke.

Numbers below are illustrative only. Real basis calculations depend on documentation, valuation methods, and individual filing circumstances that only your CPA can sort out.

Here's a hypothetical example most Missouri heirs will recognize. Your dad bought the family home in University City in 1978 for $42,000. He lived there for 47 years. When he passed in 2026, the home had a fair market value of $310,000. You inherit the house and decide to sell it three months later for $325,000.Without stepped-up basis, your taxable gain would be $283,000 ($325,000 sale price minus $42,000 original basis). At a 15% federal long-term rate, that's roughly $42,450 in federal tax.

With stepped-up basis, your basis becomes $310,000 (the fair market value on the date your dad died). Your taxable gain is $15,000 ($325,000 sale price minus $310,000 stepped-up basis). At 15%, that's $2,250 in federal tax.

Same house. Same sale. Roughly $40,000 difference in federal tax owed, just because of how inherited property is treated. Same caveat applies: those numbers illustrate the principle, not your specific situation.

This is the rule that does the heavy lifting for almost every inherited home sale I see. And it's why the first thing I tell heirs to do, before they decide whether to sell or how to sell, is to get a proper date-of-death appraisal. Without that documentation, the IRS can challenge your basis figure and use the original purchase price instead. Worth the few hundred dollars an appraisal costs to lock in the correct basis on paper.

Capital Gains Tax Rates for Inherited Property in 2026

When you sell an inherited home, the gain is automatically treated as long-term, regardless of how long you actually held the property. Even if you sold the house 30 days after inheriting it, the IRS treats it as a long-term gain. That is a significant advantage because long-term rates are much friendlier than short-term rates.

For 2026, federal long-term capital gains rates are 0% if your taxable income is $49,450 or less for single filers (or $98,900 or less for married filing jointly), 15% for most middle-income filers, and 20% for high earners (kicking in around $533,400 single or $613,700 married filing jointly).

A lot of heirs land in the 0% or 15% bracket and are shocked at how small the actual tax bill turns out to be. Especially after stepped-up basis has done its work to shrink the taxable gain in the first place.

Two extra wrinkles to know about. First, high-income filers may face an additional 3.8% Net Investment Income Tax on top of the long-term rate. Second, your taxable income for the year matters because adding a capital gain on top of your salary can push you from one bracket into the next.

Bracket math is what CPAs do for a living. I'm a Realtor, not a tax preparer, and I'm not going to model your specific bracket scenario. What I can do is point you to one if you don't already have one.

How Missouri Treats Inherited Property at the State Level

This is the section where Missouri stands out, and where most national articles about capital gains on inherited property get the story wrong if you read them in 2026.

Missouri has no state inheritance tax. Missouri Revised Statutes Chapter 145 governs estate transfers, and the state has not imposed an inheritance tax on heirs in modern memory.

Missouri has no state estate tax. Section 145.1000 RSMo automatically suspended the Missouri estate tax when the federal state death tax credit was eliminated in 2005. Unless that federal credit gets reinstated, Missouri does not collect estate tax. The federal estate tax still exists, but the 2026 exemption is $15 million per person under the One Big Beautiful Bill Act. Almost no Missouri family estate comes anywhere close to that threshold.

As of 2025, Missouri also has no state capital gains tax. This is brand new and most generic tax articles have not caught up yet. House Bill 594, signed into law by Governor Mike Kehoe on July 10, 2025, allows individual Missouri taxpayers to deduct 100% of capital gains reported on their federal return when calculating their Missouri adjusted gross income. The change is effective for tax years beginning January 1, 2025. Missouri became the first state in the country to fully exempt capital gains from individual income tax. The mechanics happen on Form MO-A, filed alongside your standard MO-1040.

What this generally means in plain English for an heir selling an inherited house in Missouri: after stepped-up basis shrinks your federal taxable gain to a small number, and after Missouri's new capital gains subtraction zeroes out the state tax entirely, the only number you typically owe anything on is the federal long-term rate applied to whatever modest gain accumulated between the date of death and the sale. For most heirs, that means a tax bill in the low four figures rather than the five figures they were bracing for.

Confirm the timing and exact application with your CPA before filing because this is brand-new law and the Missouri Department of Revenue is still publishing guidance, but the bottom line is clear: Missouri heirs in 2026 face one of the friendliest tax environments in the country for selling inherited real estate. If the property is still working its way through probate, the step-by-step guide to St. Louis County probate for executors covers that side of the process in detail.

Need a CPA introduction before talking real estate?

Most heirs I work with want to understand the tax piece before they decide whether to keep, rent, or sell. I work with several CPAs in St. Louis and St. Charles County who specialize in estate situations. I'm happy to introduce you with no obligation, no fees, and no expectation that you ever work with me on the real estate side. Just text "CPA referral" to 314-252-8416 and I'll connect you within 24 hours.

Five Concepts Heirs Generally Need to Understand Before Talking to a CPA

These are concepts, not strategies. The point is to walk into your CPA conversation already up to speed so you can ask sharper questions and get more out of the meeting.

First, stepped-up basis is calculated at the date of death, not the date of sale. If the home was worth $310,000 the day your mom passed and the market jumped to $340,000 by the time you sold three months later, your basis is still $310,000 and the $30,000 of post-death appreciation is taxable gain. A CPA can tell you whether this applies to your situation.

Second, the federal long-term rate generally applies to inherited property regardless of how long you held it. This is automatic. You do not need to wait a year to qualify for long-term treatment. A CPA can confirm this is being correctly reflected in your return.

Third, Section 121 (the home sale exclusion of $250,000 single or $500,000 married filing jointly) requires you to actually live in the home as your primary residence for two of the last five years. Most heirs cannot use Section 121 because they did not live in the inherited home. A CPA can tell you whether this exclusion is available to you.

Fourth, heirs in different income brackets may net different amounts from the same sale. If you and your sister inherit the house 50/50 and you are in the 15% federal bracket while she is in the 20% bracket plus NIIT, you will walk away with different after-tax amounts. A CPA can model this for everyone involved.

Fifth, documentation matters more than most heirs realize. Without a date-of-death appraisal documenting fair market value, the IRS can disallow your stepped-up basis figure and substitute the original purchase price, which would be devastating for your tax bill. A CPA will tell you what documentation is required and what is nice-to-have.

Common Mistakes Missouri Heirs Often Make

Skipping the date-of-death appraisal is the most common mistake and the most expensive. A $400 appraisal protects tens of thousands in stepped-up basis on paper. Talk to your CPA about exactly what documentation they want you to keep, but my consistent advice to clients is to get the appraisal done within the first 60 days.

Splitting proceeds among heirs without understanding that each heir's tax outcome can be different. The check sizes are equal at closing but the after-tax amounts can vary by thousands depending on each heir's income bracket. Worth a conversation upfront so nobody is surprised in April. If multiple heirs inherited the house together , there are coordination steps worth working through before the sale.

Trying to claim the home as a primary residence to use Section 121 when nobody actually lived there. The IRS scrutinizes this and the documentation requirements (utility bills, voter registration, drivers license, mail) are real. If you did not live in the home for at least 24 months out of the last 60, you generally do not qualify.

Holding on to the home too long out of sentiment, hoping the market will rise to justify the wait. Property taxes, insurance, maintenance, vacancy losses, and the basic cost of holding a vacant house can run $800 to $1,500 per month. The basis advantage you got at inheritance does not grow with time. The longer you hold, the more your real net proceeds shrink against the alternative of selling and reinvesting elsewhere.

All four of these are real estate observations, not tax advice. Your CPA is the right person to translate any of them into specific filing decisions for your situation.

How the Sale Process Affects Tax Outcomes

Whether you sell to a cash buyer or list with an agent does not change the stepped-up basis rule. Both paths use the same federal mechanics. What does change is the sale price, which directly affects how much taxable gain you recognize.

A cash sale typically nets less than a traditional listing. That is the trade-off for speed and certainty. If your inherited home is in good condition and you can wait 30 to 60 days, listing usually produces a better outcome. If the home is distressed, full of personal property, or you have heirs in three different states who want to be done with it tomorrow, the cash path makes more sense.

The 2024-2025 numbers from MARIS for our team show a 103.1% list-to-sale ratio against a market average of 98.5%. On a typical $300,000 inherited home, that's roughly $13,800 more than the average agent delivers. That delta goes straight into your after-tax proceeds.

Frequently Asked Questions

Do I have to pay capital gains tax on a house I inherited in Missouri?

In most cases, Missouri heirs owe little to no federal capital gains tax thanks to stepped-up basis, which resets the home's tax basis to its fair market value on the date of death. As of tax year 2025, Missouri also has no state capital gains tax under House Bill 594. Every situation is different, though, so confirm specifics with a CPA. The general rule is that the bill is a small federal number rather than the catastrophe most heirs feared.

What is stepped-up basis and how does it generally work?

Stepped-up basis is a federal rule that resets the cost basis of inherited property to its fair market value on the date the original owner passed. Decades of appreciation during the original owner's lifetime are essentially erased from your tax bill. You only pay capital gains tax on appreciation between the date of death and the date you sell.

Does Missouri have an inheritance tax?

No. Missouri does not have a state inheritance tax. Missouri also does not have a state estate tax (suspended under Section 145.1000 RSMo since 2005). And as of 2025, Missouri does not have a state capital gains tax under House Bill 594.

What if my siblings and I inherited the house together?

Each heir's share of the gain is reported separately on their own tax return, based on their percentage of ownership. Different heirs may end up with different after-tax outcomes depending on their individual income brackets. Coordinate with a CPA before the sale so everyone understands what to expect.

Can heirs use the Section 121 home sale exclusion on an inherited home?

Only if you actually lived in the home as your primary residence for at least 2 of the 5 years before the sale. Most heirs cannot claim Section 121 because they did not live in the inherited property. A CPA can confirm whether the exclusion applies to your specific situation.

Selling an Inherited House in Missouri: Your Next Step

Most heirs I work with go one of two directions.

Cash offer in 7 days. When the home is distressed, full of personal property, or you simply want it done and split the proceeds among heirs as fast as possible. No repairs, no showings, no contingencies. Closes in a week. Request a free, no-obligation cash offer here.

Traditional listing at 103.1% of list price. When the home is in reasonable condition and you want maximum proceeds. Our team's 2024-2025 list-to-sale ratio against MARIS data outperforms the market average by 4.6 percentage points. On a $300,000 home, that's roughly $13,800 more in your pocket. With 60+ five-star Google reviews from past clients to back up the process.

If you want to talk through your specific situation before deciding anything, call or text 314-252-8416. If you need a CPA introduction first, I can connect you within 24 hours. No obligation either way.

Disclaimer: Kyle Weindel is a licensed Missouri Realtor with Nettwork Global. He is not a CPA, tax attorney, or financial advisor. The content above is provided for general informational purposes only based on federal and Missouri tax law as of April 2026. Tax laws change. Individual circumstances vary. Nothing in this article constitutes tax, legal, or financial advice and should not be relied on as such. Consult a qualified Missouri CPA or tax attorney before making decisions that affect your tax filings, your estate, or any inherited property.

Inherited a House with Multiple Owners in Missouri? Now What

Fri, 17 Apr 2026 19:15:01 GMT

Inherited a House with Multiple Owners in Missouri? Here's How to Handle It

Here's a conversation I've had more times than I'd like. Someone calls me and says they inherited a house with their siblings. They want to sell. Their brother wants to keep it. Their sister doesn't return phone calls. And now the property taxes are due, the grass hasn't been mowed in two months, and nobody knows whose responsibility any of it is.

Sound familiar?

Inheriting a house is complicated enough on its own. Add multiple owners to the mix and it becomes a relationship test disguised as a real estate transaction. I've watched families handle it beautifully. I've also watched families stop speaking to each other over a house worth $140,000. The difference almost always comes down to whether people understood their rights and options early enough to make calm decisions instead of reactive ones.

I'm a real estate agent and investor in the St. Louis area. I don't do estate law, but I sit at the table with families working through these sales all the time. This is what I've learned about how it actually works.

First Things First: Figure Out What Kind of Ownership You Have

Most people assume they know what "we all inherited the house" means legally. They usually don't.

In Missouri, when multiple people inherit a property, they typically hold it as tenants in common. That means each person owns a percentage of the whole property, usually equal shares unless the will says otherwise. You don't own the kitchen and your sister owns the garage. You each own a percentage of the entire thing.

This matters because of what it allows and doesn't allow. As a tenant in common, you can technically sell or transfer your individual share without the other owners' permission. But here's the problem with that: nobody wants to buy a 33% interest in a house they'd share with two strangers. So in practice, you all need to agree on what happens with the property. Otherwise it gets messy.

There's another ownership type called joint tenancy that includes a right of survivorship, meaning when one owner dies their share passes automatically to the remaining owners. This is less common with inherited property but worth checking. Look at the deed. If it says "joint tenants with right of survivorship," that's a different legal setup than tenants in common, and it changes your options.

If you're not sure how the property is titled, pull the deed from the St. Louis County Recorder of Deeds or have your probate attorney check. Don't guess on this one. Everything else flows from knowing who actually owns what.

The Four Scenarios (and What to Do in Each One)

In my experience, multiple-owner inherited properties land in one of four buckets. Which one you're in determines your best path forward.

Everyone Agrees to Sell

This is the dream scenario and it happens more often than people think. All the heirs want to sell, nobody has an emotional attachment strong enough to complicate things, and the question is just how to get the best price.

If this is you, count your blessings and move fast before someone changes their mind. That's not a joke. I've seen deals fall apart because a family took three months to decide on a listing price and in that window, one sibling decided they actually wanted to keep the house after all.

Get the appraisal done, agree on a sale strategy (I covered the options between listing with an agent, selling to a cash buyer, or selling to one of the heirs in my guide to selling a probate home in Missouri), and put everything in writing. The executor or personal representative handles the transaction, but all heirs with ownership interest should sign a written agreement laying out the sale terms and how proceeds get split.

If all heirs consent in writing, most Missouri courts will approve the sale without a formal hearing. That saves time and legal fees.

One Person Wants to Keep It

This is the second most common scenario. One sibling has a connection to the property, maybe they grew up there, maybe they live nearby, maybe they see it as an investment. They want to keep it. Everyone else wants to cash out.

The cleanest solution is a buyout. The person who wants the house pays the other owners for their shares. Simple concept, but it raises a few questions that trip people up.

What price? Use the appraised value, not what someone thinks the house is worth based on what the neighbor's place sold for three years ago. Get a licensed appraisal. If the house appraises at $210,000 and there are three equal owners, each share is worth $70,000. The buying sibling needs to come up with $140,000 to buy out the other two.

Where does the money come from? The buying heir needs to either have cash or qualify for a mortgage. A lot of buyout plans fall apart right here because the sibling who wants the house can't actually get approved for financing. Figure this out before anyone gets emotionally invested in the plan. Talk to a lender first, not last.

What about the existing mortgage? If the deceased person had a mortgage on the property, it doesn't disappear. Federal law (the Garn-St. Germain Act) prevents the lender from calling the loan due just because of the death, but someone still has to make those payments. The buying heir typically refinances to put the loan in their name and pay out the other owners at the same time.

Put it in writing. Even among siblings who trust each other completely. Especially among siblings who trust each other completely. Verbal agreements about real estate between family members are a recipe for problems down the road. Have an attorney draft a buyout agreement.

Nobody Agrees on Anything

Now we're in the hard part.

One sibling wants to sell immediately. Another wants to rent it out for passive income. A third one lives out of state and isn't responding to emails. The executor is stuck in the middle trying to manage a property that's costing the estate money every month while nobody can agree on a direction.

Before you go to war, try a structured conversation. Get everyone in a room (or on a call) and walk through the actual numbers. Not feelings, numbers. What are the monthly carrying costs? What would the property sell for today? What would it rent for? What does each person's share look like under each scenario? Sometimes when people see the math laid out, the emotional objections quiet down.

If that doesn't work, mediation is the next step. A neutral third party sits down with all the owners and tries to facilitate a resolution. It costs a few hundred dollars and takes a fraction of the time and money that litigation does. Missouri's court system encourages mediation before partition actions, and some judges will ask whether you tried it before they'll hear your case.

I can't overstate this: try to resolve it without lawyers fighting each other. Once siblings lawyer up against each other, the legal fees start eating into the value of the property and relationships get damaged in ways that don't heal. I've seen families spend $20,000 in legal fees fighting over a house worth $120,000. Nobody won that one.

Someone Refuses to Sell and You're Stuck

If mediation fails and there's a genuine impasse, Missouri law gives you a nuclear option: a partition action.

A partition action is a lawsuit filed by one co-owner asking the court to force the division or sale of the property. In Missouri, the court can either physically divide the property (which almost never makes sense for a house) or order it sold and the proceeds divided among the owners.

Missouri adopted the Uniform Partition of Heirs Property Act (UPHPA), which adds some protections for co-owners of inherited property specifically. Under UPHPA, before the court orders a sale, co-owners who want to keep the property have the right to buy out the others at appraised value. The court also requires an independent appraisal and considers things like whether the property has been a family homestead.

Here's what nobody tells you about partition actions: they're slow, expensive, and emotionally brutal. You're suing a family member to force the sale of a house that belonged to someone you both loved. The legal fees typically run $5,000 to $15,000 or more. The process can take 6 to 12 months. And the property often sells at a discount because court-ordered sales don't attract the same buyer pool as a voluntary listing.

I'm not saying never file one. Sometimes it's the only way forward. But it should genuinely be the last resort after everything else has been tried.

The Stuff Nobody Talks About

A few things I've learned from watching families go through this that you won't find in a legal guide.

The sibling who lives closest usually ends up doing all the work. Mowing the lawn, checking on the property, meeting contractors, being the point person for the real estate agent. If that's you, it's worth having an honest conversation with the other owners about compensating you for your time, either through a larger share of the proceeds or a flat management fee paid from the estate. Don't let resentment build because you're doing 90% of the work and splitting the money equally.

Cleaning out the house is harder than you think. Not physically, emotionally. Going through a parent's belongings, deciding what to keep and what to toss, is exhausting. I've had sellers tell me the cleanout was harder than the actual sale. Give yourselves time for it and don't try to do it all in one weekend.

The IRS deadline matters. Remember that stepped-up basis I mentioned in my neighborhood guide to selling inherited homes in St. Louis County ? You get it based on the property's value at the date of death. If you hold the property for years and it appreciates, you'll owe capital gains on the difference between the date-of-death value and the sale price. If you're going to sell, doing it sooner rather than later typically saves everyone money on taxes .

Don't forget about the probate timel ine. If the property is still in the estate, the sale needs court approval. I wrote a detailed walkthrough of how probate works in St. Louis County that covers the steps and timelines. Don't assume the heirs can just decide to sell and make it happen next week. There's a process.

Frequently Asked Questions

Can one sibling force the sale of an inherited house in Missouri?

Yes, through a partition action. Any co-owner can file one. The court will typically order the property sold and the proceeds divided among the owners. But it's expensive, time-consuming, and should only be considered after negotiation and mediation have failed.

What if one heir is living in the inherited house?

They don't have a stronger legal claim to the property than the other heirs just because they're living there. However, Missouri's UPHPA does consider whether the property has been a primary residence for a co-owner when evaluating partition actions. The occupying heir can be asked to pay fair market rent to the other owners for the period they're living there, though enforcing that without legal action is difficult.

Can I sell just my share of the inherited property?

Technically yes, if you hold it as tenants in common. Practically, it's almost impossible to find a buyer for a fractional interest in a residential property. The realistic options are a buyout from another heir, a negotiated sale of the entire property, or a partition action.

Do all heirs have to agree to sell?

For a voluntary sale, yes. Every owner on the deed needs to sign off. If even one refuses, you can't sell the property through normal channels. That's when mediation, buyout negotiations, or partition actions come into play.

Talk It Through Before It Gets Expensive

If you've inherited a property with siblings or other family members in the St. Louis area and you're trying to figure out the smartest way forward, I'm happy to walk through your options with you. I've sat at the table with families in every version of this situation. Sometimes I help them sell. Sometimes I just help them understand what the property is worth so they can have an informed conversation with each other.

The earlier you start talking about it openly, the better the outcome tends to be for everyone involved.

Schedule a call with Kyle

Selling an Inherited House in St. Louis County | Local Guide

Thu, 09 Apr 2026 22:30:00 GMT

Selling an Inherited House in St. Louis County: What to Know About Your Neighborhood

You just inherited a house. Maybe it was your parents' place in Kirkwood where you grew up. Maybe it's an uncle's ranch in Mehlville you haven't been inside in years. Maybe it's a property in Florissant that's been in the family for decades and nobody's quite sure what shape it's in.

Whatever the story, you've got a house you didn't plan on owning, and you need to figure out what to do with it.

I'm a real estate agent and investor based in the St. Louis metro area. I own rental properties, I sell homes, and I've walked families through this exact situation more times than I can count. The thing I always tell people is that selling an inherited house isn't one-size-fits-all. Where the house sits in St. Louis County changes the conversation completely. The buyer pool is different. The price points are different. The condition expectations are different. And the timeline can vary a lot depending on the neighborhood.

This guide covers what actually matters when you're selling an inherited property in St. Louis County, broken down by area so you can find what's relevant to your situation.

Before We Talk Neighborhoods: The Stuff That Applies Everywhere

A few things are true regardless of whether the house is in Ladue or Dellwood.

Probate might be involved. If the property was in the deceased person's name and wasn't in a trust or set up with a transfer-on-death deed, it has to go through probate before you can sell. That process takes 6 to 12 months in St. Louis County and requires court approval for the sale. I wrote a full walkthrough of how probate works in St. Louis County if you need to start there.

You get a stepped-up tax basis. This is the one financial upside of inheriting property. The IRS resets the property's cost basis to its fair market value at the date of death. So if your mom bought the house in 1985 for $60,000 and it's worth $180,000 today, your basis is $180,000, not $60,000. If you sell it for $185,000, you're only paying capital gains on $5,000. Get the appraisal done quickly to lock that number in.

Condition is usually the biggest variable. Inherited homes tend to reflect the last years of the previous owner's life. Deferred maintenance is the norm, not the exception. That doesn't mean the house is a teardown. It means you need to be honest about what a buyer is going to see when they walk through the door, and price it accordingly .

Multiple heirs complicate thin gs. If you inherited the property with siblings or other family members, everyone has to agree on the sale. That sounds simple until it isn't. I wrote a separate guide on selling inherited property with multiple owners because it comes up constantly and the disagreements can get expensive if you don't handle them right.

Now let's talk about what the market looks like in different parts of the county.

South County: Mehlville, Oakville, Lemay, Affton, Arnold, Fenton

South County is full of post-war ranch homes and split-levels that families bought in the '60s, '70s, and '80s and never left. If you inherited a house here, there's a decent chance it has the original kitchen, a finished basement with wood paneling, and a one-car garage.

Good news: the buyer pool in South County is strong. These neighborhoods attract first-time buyers and young families who are priced out of West County and looking for something affordable with decent schools and a yard. Mehlville and Oakville in particular have held their values well.

The challenge is condition. Buyers in this price range ($150,000 to $250,000 for most of South County) are often using FHA or conventional loans with tight DTI ratios. They don't have an extra $30,000 sitting around for renovations. A house that needs a new roof, updated electrical, or foundation work is going to scare off a chunk of your buyer pool.

Your two realistic options here: invest in the big-ticket repairs and list it on the open market, or sell as-is to a cash buyer or investor at a discount. The right choice depends on the estate's financial situation and how quickly you need to close.

One tip specific to this area: if the house has a finished lower level with a separate entrance, mention it in the marketing. South County has a lot of multi-generational living situations, and that layout appeals to a specific buyer who will pay more for it.

Central Cooridor: Maplewood, Brentwood, Clayton, Richmond Heights, University City, Webster Groves, Kirkwood

This is the part of St. Louis County where inherited homes tend to be worth the most and generate the most family debate about what to do with them.

Maplewood and Brentwood have been on a tear over the last several years. Walkability, proximity to restaurants and nightlife, and smaller lot sizes that appeal to people who don't want to spend their weekends mowing an acre of grass. If you inherited a house here, even one that needs work, you're in a strong position. These neighborhoods attract buyers who are willing to renovate because they want the location.

Kirkwood and Webster Groves are a similar story but skewed toward families. The school districts drive demand. An inherited home in the Kirkwood school district, even one that's dated, will sell. The question is whether it sells at a premium to someone who's going to gut-renovate it, or at a steeper discount to a flipper. Presentation matters a lot in these neighborhoods. A basic cleanout, fresh paint, and professional photos can shift your sale price by 10-15%.

Clayton and Ladue are a different animal. These are high-value properties where the spread between a well-presented home and a rough one can be six figures. If you inherited a home in Clayton that's worth $400,000 or more, it's probably worth investing in a thorough cleanup and some cosmetic updates before listing. The buyers here expect a certain standard, and showing a house with 30-year-old carpet and dated wallpaper is going to cost you.

University City is interesting because it's a split market. Some blocks are hot, renovated, and attracting young professionals. Other blocks have high vacancy rates and limited buyer demand. The specific block matters more here than almost anywhere else in the county. Don't assume the Zillow estimate tells the whole story. Get a local CMA from someone who knows the micro-markets.

North County: Florissant, Ferguson, Hazelwood, Jennings, Bridgeton, Normandy, Spanish Lake, Dellwood

I'll be straightforward with you: North County is a tougher market for inherited homes. Property values are lower, the buyer pool is thinner, and many of these neighborhoods have been dealing with population decline and deferred infrastructure investment for years.

That doesn't mean your inherited house is worthless. Far from it. But it does mean your expectations around price and timeline need to be calibrated to what the market actually supports.

Florissant is probably the strongest market in North County for traditional home sales. It has a loyal base of residents, reasonable home values ($120,000 to $200,000 for most single-family homes), and enough buyer demand to support a conventional listing. If the house is in decent shape, listing on the open market is viable.

Ferguson, Jennings, Normandy, Dellwood, and Spanish Lake are areas where cash buyer offers become more realistic as a primary option. Not because the homes aren't worth anything, but because the traditional buyer pool is smaller and financing can be harder for buyers to secure in some of these zip codes. Investor buyers are active here and can close quickly, but expect offers in the $30,000 to $80,000 range for most properties.

Bridgeton and Hazelwood sit somewhere in the middle. Proximity to the airport and major employers gives them a buyer base that some of the deeper North County neighborhoods don't have.

One thing I'll say about North County inherited homes: don't let anyone pressure you into accepting the first offer that shows up in the mail. Probate filings are public record, and cash buyer companies pull those records and send letters within weeks of a death. Some of those offers are fair. A lot of them are not. Get at least three offers before making a decision, and have someone who knows the area give you a realistic value range.

West County: Chesterfield, Ballwin, Manchester, Ellisville, Wildwood, Town and Country, Frontenac

West County is where St. Louis County's highest-value inherited properties tend to be, especially in Frontenac, Town and Country, and parts of Chesterfield.

The upside: these properties can sell for significant money. The downside: they often have the highest carrying costs while you figure out what to do. Property taxes on a $500,000 house in Chesterfield run several thousand dollars a year. Insurance on a vacant luxury home is expensive. And these homes tend to have expensive systems (pools, extensive landscaping, complex HVAC) that can deteriorate fast if nobody's maintaining them.

Ballwin and Manchester are the more accessible part of West County. Home values typically fall in the $200,000 to $350,000 range, and the buyer pool is robust. Good school districts, established neighborhoods, and strong demand from families relocating within the metro area. Inherited homes here sell relatively quickly if priced right.

Wildwood is a wildcard. Large lots, newer construction in some areas, and a more rural feel. The market is active but slower-paced than the inner suburbs. Expect a longer marketing timeline.

For the higher-value properties (Town and Country, Frontenac, parts of Chesterfield), I'd strongly recommend working with an agent who handles luxury properties and estate sales specifically. The marketing approach, buyer pool, and negotiation dynamics are fundamentally different from a $200,000 ranch in South County.

St. Charles County: St. Charles, St. Peters, O'Fallon, Wentzville, Lake St. Louis

I know this article says "St. Louis County" in the title, but a lot of the families I work with have inherited properties across the river in St. Charles County, so it's worth covering.

St. Charles County has been one of the fastest-growing areas in the metro for years. O'Fallon and Wentzville in particular have seen massive development. The buyer pool is deep and the market moves fast, especially for properties under $300,000.

The typical inherited home in St. Charles County is a '90s or 2000s-era subdivision house. It's in better shape than a lot of St. Louis County inherited homes simply because it's newer. Less deferred maintenance, fewer outdated systems, and more consistent neighborhoods from a pricing standpoint.

St. Charles City itself has a different flavor. The historic district has older homes with character and walkability that attract a specific buyer. If you inherited one of those, lean into it. The charm is a selling point, not a liability.

If you've got an inherited property in St. Charles County that you want to sell quickly, I wrote a more detailed guide on selling a house fast in St. Charles, MO that covers your options.

How to Decide What's Right for Your Situation

Every inherited home is different, but the decision usually comes down to three factors.

How much is the estate spending every month to hold the property? Add up property taxes, insurance, utilities, mortgage payments (if any), and maintenance. That's your burn rate. If the estate is losing $1,500 a month holding the house, a quick cash sale at 80% of market value might net the heirs more money than a 4-month listing process that gets full price.

What condition is the house in? A clean, well-maintained house in a strong neighborhood should go on the open market. That's where you'll get top dollar. A house that needs $40,000 in work and is sitting in a neighborhood where the median sale price is $150,000? That's a cash buyer situation.

Are all the heirs aligned? If everyone agrees to sell, you can move fast. If someone wants to keep the property and someone else wants to cash out, you've got a negotiation to work through before you can do anything. Get that resolved first. Everything else is secondary.

Let's Talk About Your Specific Property

If you inherited a house somewhere in St. Louis County and you're trying to figure out your best move, reach out. I'll give you a straight answer about what the property is worth, what your options look like, and what I'd do if I were in your position. No pressure, no obligation.

I help families work through this regularly, and every situation is different. Sometimes the right answer is listing on the market. Sometimes it's a cash sale. Sometimes it's holding the property as a rental for a while. It depends on the house, the neighborhood, the estate situation, and what matters most to you.

Schedule a call with Kyle

Or if you want to explore what a cash offer might look like, you can request a fast cash offer here.

Selling a Probate Home in Missouri | What Executors Need to Know

Tue, 31 Mar 2026 14:30:00 GMT

Selling a Probate Home in Missouri: What the Executor Needs to Know Before Listing

So you've been appointed executor, probate is open, and now you're staring at a house that needs to be sold. Maybe the heirs want their share of the proceeds. Maybe the estate has debts that need to be paid off. Maybe the property is sitting empty and costing the estate money every month.

Whatever the reason, selling a probate home in Missouri isn't as simple as sticking a sign in the yard. There are legal steps you have to follow, court approvals you need to get, and decisions that will directly affect how much money the heirs walk away with.

I've worked with executors in St. Louis County and St. Charles County who were navigating this for the first time. The process is manageable once you understand it, but the mistakes people make early on tend to be expensive. This guide covers what you actually need to know before you list.

You Can't Just Sell It. You Need Authority First.

This is the part that catches most executors off guard. Being named executor in a will doesn't automatically mean you have the legal authority to sell the property. You're nominated, not appointed. The distinction matters.

Your authority to act on behalf of the estate begins when the probate court issues your Letters Testamentary (if there's a will) or Letters of Administration (if there's no will). Until you have that document in hand, you cannot sign listing agreements, accept offers, or authorize anything related to the sale.

The title company will ask for a copy of those letters at closing. Without them, the deal doesn't close. Period.

Once you're officially appointed, your level of autonomy depends on the type of administration the court has approved. Under independent administration, you have more room to make decisions about the sale without running every detail past a judge. Under supervised administration, the court has to approve major actions, including the sale of real estate.

Even under independent administration, though, most Missouri courts still expect you to get approval before selling real estate out of the estate. Don't assume you can skip that step.

Getting Court Approval to Sell

Here's roughly how the court approval process works in Missouri.

You (through your probate attorney) file a Petition to Sell Real Estate with the probate court. The petition lays out why the sale is necessary, the property's appraised value, and how the sale benefits the estate. If all heirs and beneficiaries consent to the sale in writing, many Missouri courts will approve the petition without a formal hearing. That's the smooth path.

If there's disagreement among the heirs, or if the court has questions, a hearing gets scheduled. Beneficiaries are notified and given the chance to object. The judge makes the final call.

One rule that matters more than people realize: in supervised administrations, Missouri law generally requires that real estate not be sold for less than 75% of its appraised value unless the court specifically allows it. So if the appraisal comes in at $200,000, you're going to have a hard time getting court approval for an offer under $150,000 without a very good explanation.

This is one reason the appraisal matters so much. It's not just a formality. It sets the floor for what the court will accept.

Appraisal vs. CMA: Which One Do You Need?

You need an appraisal. Not just a comparative market analysis from a real estate agent, although that's useful too.

The court wants an independent appraisal to establish fair market value. This protects the heirs and gives the judge a baseline for evaluating any offers that come in. A CMA from your real estate agent is a good supplementary tool for pricing strategy, but it doesn't replace the formal appraisal for court purposes.

There's a second reason the appraisal matters that a lot of executors overlook: taxes. When someone inherits property, the IRS gives them a "stepped-up basis" equal to the fair market value at the date of death. That appraisal establishes the number. If you sell the house within a year or two and the sale price is close to the appraised value, the capital gains tax hit is minimal or nonexistent.

Get the appraisal done right, by a licensed appraiser, as early in the process as you can. It's one of those things that's easy to put off but affects everything downstream.

Your Three Options for Selling

Once you have court approval, you're essentially selling a house. But the circumstances of a probate sale create some constraints and tradeoffs that affect which method makes the most sense.

1. List It on the Open Market with an Agent

This is the path that typically gets you the highest sale price. You'll have broader market exposure, competitive offers, and the leverage that comes with professional marketing.

The downside is time. Between getting the property ready (even minimal cleanup takes effort), listing it, waiting for offers, negotiating, inspections, buyer financing contingencies, and closing, you're looking at 60 to 120 days on the fast end. Add the court approval timeline on top of that.

For probate properties, you also want an agent who's dealt with estate sales before. Probate sales have quirks that a lot of agents aren't familiar with. The property is usually sold as-is. Disclosure requirements are different because the executor may not know the property's full history. And the buyer needs to understand that closing is contingent on court approval, which can add time.

I help families in St. Louis County sell probate properties regularly, and the biggest thing I tell executors is this: be realistic about condition. A house that's been lived in by someone elderly for 30 years often needs more work than the family expects. Dated kitchens, deferred maintenance, old HVAC systems. You don't have to fix all of it, but you need to price accordingly.

2. Sell to a Cash Buyer

Cash buyers, sometimes called real estate investors or "we buy houses" companies, offer speed and simplicity. No repairs, no staging, no open houses, no financing contingencies. They'll typically close in 7 to 30 days once court approval is in place.

The tradeoff is price. Cash offers typically come in at 70 to 85% of market value. On a $200,000 house, that's $30,000 to $60,000 less than you might get on the open market. That's a real number.

When does this make sense? When the estate is hemorrhaging money on carrying costs. When the property needs major repairs that the estate can't afford. When the heirs need liquidity quickly to pay estate debts. Or when the property is in rough enough shape that it's going to sit on the market for months anyway.

The St. Louis market has dozens of cash buyer operations. Some are reputable local companies. Some are out-of-state operations that send aggressive mailers to probate addresses they pull from court records. If you go this route, get multiple offers. Don't take the first one that shows up in your mailbox two weeks after the death certificate is filed.

3. Sell to One of the Heirs

Sometimes a family member wants to keep the property. They buy out the other heirs' shares and the property stays in the family.

This can work well, but it creates complications. The buying heir needs to get their own financing (or have cash). The sale price should be based on the appraisal to be fair to everyone. And the court still needs to approve the transaction, just like any other sale.

Where this falls apart is when the buying heir can't actually qualify for a mortgage, or when the agreed-upon price doesn't match the appraised value and other heirs feel shortchanged. If you're considering this route, get the appraisal done first and have everyone agree to terms in writing before anyone starts making plans.

The Timeline You're Actually Looking At

People always ask how long this takes. Here's a realistic picture for St. Louis County.

Getting appointed as executor: 2 to 6 weeks after filing. Getting the appraisal done: 1 to 3 weeks. Filing and receiving court approval to sell: 2 to 6 weeks (faster if all heirs consent). Listing and finding a buyer: 30 to 90 days on the open market, or 7 to 14 days with a cash buyer. Closing: 30 to 45 days for a financed buyer, 7 to 14 days for cash.

Add the mandatory six-month creditor notification period that runs in the background. You can sell the property during that period, but the estate can't make final distributions to heirs until it closes.

Best case with a cash buyer and cooperative heirs: the property sells 3 to 4 months after the death. More typical timeline with an open market sale: 5 to 8 months. Complex situations with contested wills or heir disputes: 12 months or more.

Mistakes I See Executors Make When Selling

Not securing the property immediately. The day you're appointed, change the locks and check the insurance. A vacant house with the original locks is an invitation for problems. Standard homeowner's insurance often doesn't cover a vacant property, you may need a specific vacancy policy. I've seen estates absorb five-figure losses from water damage, theft, and vandalism that happened because nobody secured the house in the first few weeks.

Letting one heir pressure the timeline. When there are multiple beneficiaries, someone is always in a hurry and someone else wants to wait. Your job as executor is to act in the best interest of the estate, not the loudest heir. Document your decisions, communicate with everyone equally, and lean on your attorney when things get contentious.

Signing things before you have authority. I mentioned this above but it's worth repeating. Do not sign a listing agreement, accept an offer, or agree to anything before your Letters are issued and you have court approval to sell. Anything you sign before that point is legally questionable and could create liability for you personally.

Ignoring carrying costs in the pricing decision. Every month the house sits unsold costs the estate money. Property taxes, insurance, utilities, lawn care, maybe a mortgage payment. I've worked with executors who held out for an extra $10,000 on the sale price and spent $8,000 in carrying costs over four additional months on the market. Do the math before you decide to wait for a better offer.

Frequently Asked Questions

Can I sell the house before probate is finished?

Yes. You can sell during probate, you just need court approval and your Letters of Testamentary or Administration. The estate doesn't have to be fully closed before the property is sold. In fact, selling the property is often necessary to pay estate debts and eventually close probate.

Do I have to use a real estate agent?

No, it's not legally required. But selling a probate property has enough legal and procedural complexity that having a professional involved usually saves you more than it costs. If you sell to a cash buyer, an agent isn't always necessary, but getting an independent appraisal is still critical for court approval and protecting yourself.

What happens to the mortgage when someone dies?

The mortgage doesn't disappear. It stays attached to the property and must be paid off at closing from the sale proceeds. If the estate can't make payments during probate, the lender can still foreclose. Federal law (the Garn-St. Germain Act) prevents the lender from calling the loan due just because the borrower died and the property transferred to heirs, but you still need to keep up with payments.

Am I personally liable if something goes wrong with the sale?

It depends. If you follow proper procedures, get court approval, and act in good faith, your personal liability is limited. If you cut corners, sell without authority, or act against the interests of the beneficiaries, you could face personal liability. This is why having a probate attorney isn't optional, it's protection.

Where to Go from Here

If you're an executor with a property to sell in St. Louis County or St. Charles County, the first step is getting your legal ducks in a row: Letters issued, appraisal ordered, attorney engaged. Once those pieces are in place, the sale itself is the straightforward part.

I've helped families work through every version of this, from clean, simple estates where everyone agrees, to complicated situations with multiple heirs, deferred maintenance, and tight timelines. If you want to talk through your specific situation, I'm happy to.

For a broader overview of the probate process itself, check out my guide on how probate works in St. Louis County . And if you're specifically looking at the fastest path to selling, my guide on selling your St. Louis County probate home fast gets into the details.

Schedule a call with Kyle

How Probate Works in St. Louis County | Step-by-Step Guide

Mon, 23 Mar 2026 01:48:41 GMT

How Probate Works in St. Louis County: A Step-by-Step Guide for Executors

Nobody sits you down and explains probate. You lose someone you love, and suddenly there's a stack of legal obligations sitting on your kitchen table next to the sympathy cards. If you've been named executor of an estate in St. Louis County, you're probably Googling this at 11pm wondering where to even start.

I work with families going through this regularly. Not as an attorney, but as a real estate professional who helps executors figure out what to do with the property once the legal dust settles. I've seen what happens when the process goes smoothly, and I've seen what happens when small mistakes early on turn into expensive problems six months later.

This is the guide I wish someone handed every executor on day one.

Does the Estate Actually Need Probate?

Before you start filing anything, figure out whether probate is even necessary. Not every estate goes through the process.

In Missouri, property can bypass probate entirely if it was held in a living trust, titled with a transfer-on-death (TOD) deed, jointly owned with rights of survivorship, or set up with a payable-on-death designation on bank accounts or insurance policies.

If the house was in the deceased person's name alone, with none of those designations in place, you're almost certainly looking at probate. That's the scenario most families I work with are dealing with.

One thing worth mentioning here: a lot of people confuse the will with a way to avoid probate. It's not. A will actually has to go through probate to be executed. The will tells the court what the deceased person wanted. Probate is the process that makes it happen.

One thing worth mentioning here: a lot of people confu se the will with a way to avoid probate. It's not. A will actually has to go through probate to be executed. The will tells the court what the deceased person wanted. Probate is the process that makes it happen.

Which Type of Probate Are You Dealing With?

Missouri doesn't have a one-size-fits-all probate process. The path you take depends on the size of the estate and when you're filing.

Small Estate Affidavit is the fastest route. If the estate's total value (minus liens and debts) is under $40,000, you may qualify. This can wrap up in 60 to 90 days. There's a catch, though. If the value exceeds $15,000, you're still required to publish a notice to creditors in a local newspaper.

Spousal Refusal of Letters applies when the surviving spouse inherits everything and the estate falls below certain thresholds. In St. Louis County, some judges get hesitant to approve this if probate assets exceed around $24,000. That number isn't in the statute, it's more of a local practice. Worth knowing if you're on the edge.

Independent Administration is the most common path for straightforward estates filed within one year of death. Less court supervision, fewer hearings, and the executor has more autonomy to manage things. Typical timeline is 8 to 12 months.

Supervised Administration means the court is involved in every major decision. This happens in contested situations, when heirs disagree, or when the court has concerns about how the estate is being handled. Expect 10 to 14 months or longer.

Determination of Heirship is the route when more than a year has passed since the death. Different procedural requirements, but usually resolves in 3 to 4 months.

If you're not sure which path applies, a probate attorney can sort that out quickly. And in Missouri, the law generally requires a licensed attorney to represent the estate in probate proceedings anyway, so you'll want one in your corner regardless. Once the home is ready to sell, understand the federal capital gains rules for Missouri heirs before you commit to a price or strategy. Stepped-up basis changes the math significantly.

The Probate Process in St. Louis County, Step by Step

Here's what the timeline actually looks like once you get started.

Open the Case with the Court

Everything begins with filing a petition at the St. Louis County Probate Court. It's on the third floor of the County Government Building in Clayton. Bring the original will (if there is one), certified copies of the death certificate (get more than you think you'll need), and any documentation of the estate's assets.

The court will review the petition and appoint a personal representative. If the will names an executor, the court typically honors that. If there's no will, or if the named executor can't serve, the court appoints an administrator, usually the next of kin.

Practical note: arrive 15 to 20 minutes early. There's a security screening, parking can be tight, and you don't want to start this process already stressed about being late.

Inventory Everything the Estate Owns

Once you're appointed, your first real task is creating a detailed inventory of every asset in the estate. Real property, bank accounts, vehicles, investments, personal property of significant value. All of it.

The court requires this inventory, and it needs to be thorough. Missing an asset doesn't make it go away. It just creates problems later when you're trying to close the estate and something surfaces that wasn't accounted for.

For real estate specifically, you'll need an appraisal to establish fair market value. This matters for two reasons: the court needs it to approve any future sale, and the IRS uses the date-of-death value as the "stepped-up basis" for tax purposes. That stepped-up basis is one of the few financial bright spots in this process, so make sure the appraisal is done correctly.

Notify Creditors and Settle Debts

Here's where the mandatory waiting comes in. Missouri law requires you to publish a notice to creditors in a newspaper of general circulation. Once that notice is published, creditors have six months to file claims against the estate.

Six months. There's no way around that timeline. It's baked into the law to protect creditors, and it's the single biggest reason probate takes as long as it does.

During that window, you'll review any claims that come in, pay the legitimate ones from estate funds, and dispute the ones that don't hold up. You're also responsible for keeping up with property taxes, insurance, and basic maintenance on any real estate in the estate during this period. The costs come out of the estate, not your pocket, but they add up fast on a house that's sitting empty.

Decide What to Do with the Property

This is usually the biggest decision executors face, and it's where I come in most often.

You generally have three options. Keep the property (if one heir wants it and can buy out the others). Rent it out while the estate settles. Or sell it.

Most families I work with in St. Louis County end up selling. Maintaining a vacant house costs money every month between taxes, insurance, utilities to prevent frozen pipes, and lawn care. And the longer a house sits empty, the more vulnerable it becomes to deterioration and break-ins.

If you're going the sale route, know that the court typically needs to approve the sale. The level of court involvement depends on whether you're in independent or supervised administration. Under independent administration, you have more flexibility to accept an offer and move forward. Under supervised administration, the court reviews offers and may require a hearing.

There are a few ways to sell a probate property. You can list it on the open market with a real estate agent, sell directly to a cash buyer, or in some cases, sell it to one of the heirs. Each approach has tradeoffs around price, timeline, and hassle. I wrote a more detailed breakdown of those options in my guide on how to sell a St. Louis County probate home fast , which is worth reading if the property is a significant part of the estate. You can also check out how to sell an inherited home without stress.

Distribute What's Left and Close the Estate

Once debts are paid, property is sold or transferred, and the creditor window has closed, you can distribute the remaining assets to the beneficiaries. If there's a will, you follow its instructions. If there's no will, Missouri's intestacy laws determine who gets what.

After distributions are made, you file a final settlement with the court. Once approved, the estate is officially closed and your role as executor is done.

The whole process, start to finish, typically runs 6 to 12 months for a standard estate in St. Louis County. Complex situations with contested wills, multiple properties, or creditor disputes can stretch well beyond a year.

Mistakes That Cost Executors Time and Money

I've watched enough families go through this to know where people trip up. A few of the common ones:

Waiting too long to start. In Missouri, the will has to be filed with the probate court within one year of death. But beyond the legal deadline, delay creates practical problems. An empty house deteriorates. Insurance gets more expensive or lapses entirely. Property taxes pile up. The sooner you get the process moving, the fewer headaches down the road.

Not getting the property secured early. Vacant homes attract problems. Change the locks, make sure the insurance policy is updated to reflect that the property is unoccupied (standard homeowner's policies often don't cover vacant properties), and have someone check on it regularly. I've seen estates lose thousands of dollars because a pipe burst in an empty house and nobody noticed for weeks.

Pricing the property based on emotion instead of data. The house your parents lived in for 40 years has sentimental value. The market doesn't care. Overpricing a probate property leads to months of sitting on the market while you're paying carrying costs from the estate. Get a proper appraisal, look at comparable sales, and price it based on what buyers are actually paying in that neighborhood right now.

Skipping the attorney. I know legal fees aren't fun. But probate in Missouri is technical and deadline-driven. Mistakes can create personal liability for the executor. The cost of an attorney is a fraction of what a mishandled estate can cost everyone involved.

Frequently Asked Questions

How long does probate take in St. Louis County?

A straightforward estate with no disputes typically takes 6 to 12 months. The mandatory six-month creditor notification period is the biggest factor. Contested estates or those with complicated assets can take 12 to 18 months or longer.

How much does probate cost in Missouri?

Executor fees in Missouri follow a sliding scale. It's 5% on the first $5,000, 4% on the next $20,000, 3% on the next $75,000, and the percentage decreases from there. Court filing fees range from $50 to $1,200 depending on estate size. Attorney fees vary but most probate attorneys in St. Louis County charge a flat fee, often in the $3,000 to $7,500 range for a standard administration.

Can you sell a house while it's still in probate?

Yes, but you need court approval. The level of approval depends on your type of administration. Under independent administration, the process is more streamlined. Under supervised administration, the court reviews and approves offers. Either way, selling during probate is common and often the smartest financial move for the estate.

Can probate be avoided in St. Louis County?

Yes, with proper estate planning done before death. Living trusts, TOD deeds, joint ownership with survivorship rights, and payable-on-death designations all allow property to transfer outside of probate. If you're reading this because you just went through the process and want to make sure your own family doesn't have to, talk to an estate planning attorney about setting those up.

You Don't Have to Figure This Out Alone

Being named executor is a responsibility most people never asked for. If you're dealing with a probate property in St. Louis County and trying to figure out your next move, I'm happy to walk through your options. I've helped families in this exact situation work through the real estate side of things, whether that means selling on the open market, evaluating cash offers, or just understanding what the property is realistically worth.

No pressure, no pitch. Just a conversation with someone who knows the local market and understands what you're going through.

Schedule a call with Kyle

How to Sell My St. Louis County Probate Home Fast Without the Hassle

kweindel@gmail.com (Kyle Weindel) — Thu, 10 Jul 2025 06:39:50 GMT

How to Sell My St. Louis County Probate Home Fast Without the Hassle

Selling a probate home can be an emotional and legal challenge, especially when navigating the process in St. Louis County. If you're searching for clear, trustworthy advice on how to sell your St. Louis County probate home, you've landed in the right place. This comprehensive guide is designed to help you understand the probate home selling process while optimizing for speed, simplicity, and financial return.

What Is a Probate Home?

Before diving into how to sell a St. Louis County probate home, it's important to understand what probate means. Probate is the legal process of settling a deceased person’s estate. If a property is involved, it must go through probate unless it was placed in a trust or had a transfer-on-death designation.

In St. Louis County, probate homes often need court approval before being sold. This can delay the sale if not handled correctly. Working with professionals who understand local probate laws is essential.

If you've inherited a home but aren't sure whether probate applies, read our guide on how to sell an inherited house in St. Louis.

Why Sell a Probate Home in St. Louis County?

Selling a probate home can help heirs avoid costly property maintenance, taxes, and the emotional toll of holding onto a loved one's property. In some cases, liquidating the home helps settle debts or divide assets among beneficiaries. St. Louis County is home to a competitive real estate market, and positioning your probate property correctly can result in a profitable sale. In some cases, liquidating the home helps settle debts or divide assets among beneficiaries.": "If multiple heirs are involved, see our guide on selling inherited property with multiple owners in St. Louis .

Key Steps to Selling Your St. Louis County Probate Home

Open the Probate Case - Before you can sell a probate home, the estate must be opened in probate court. This process involves submitting a petition, naming an executor (or personal representative), and notifying heirs.
Get the Home Appraised - To set a fair market price for your St. Louis County probate home, an appraisal is critical. Courts typically require an independent valuation to protect the interests of all parties involved.
Secure the Property - Vacant homes are vulnerable to theft, vandalism, and decay. It’s smart to secure the property, maintain utilities, and ensure it stays presentable while you prepare it for sale.
Work With a Probate Real Estate Expert - Hiring a real estate agent experienced in probate sales in St. Louis County ensures your listing is handled legally and efficiently. They can guide you through court processes, paperwork, and negotiations.
List the Property for Sale - Once you have court approval and a trusted agent, you can list the home. Make sure the listing includes keywords like "probate home for sale in St. Louis County" and highlights the benefits of the property.
Accept an Offer and Seek Court Approval (If Needed) - Probate courts may require a confirmation hearing before approving the sale. Your real estate agent and probate attorney will coordinate to ensure all legal steps are followed.
Close the Sale - Once the offer is approved, you can move forward with closing. This step involves signing documents, transferring ownership, and disbursing funds to the estate.

Common Mistakes to Avoid When Selling a Probate Home

Failing to get court approval: Always confirm whether court confirmation is necessary in St. Louis County.
Letting the home sit too long: The longer a home remains vacant, the more it costs in upkeep and the less attractive it becomes.
Incorrect pricing: Avoid guessing the market value. Use a certified appraisal and local real estate data.

How Long Does It Take to Sell a Probate Home in St. Louis County?

The timeline can vary based on the complexity of the estate and whether court confirmation is required. On average, it may take 3 to 6 months from opening probate to finalizing the sale. Working with professionals can shorten this timeline significantly.

Can You Sell a Probate Home Without Court Approval?

In some cases, yes. If the executor has "full authority" under the Independent Administration of Estates Act (IAEA), they may sell the property without court confirmation. Check with your probate attorney to determine your level of authority in St. Louis County.

Should You Sell As-Is or Renovate?

St. Louis County probate home sellers often wonder if they should invest in repairs. The answer depends on your timeline and financial situation. Selling as-is can save time and money, especially if the buyer is an investor or flipper.

However, small improvements such as cleaning, landscaping, and paint can boost value without major investment. Your probate real estate agent can help assess the return on potential repairs. Start with a free home valuation to understand your property's current market value.k

Benefits of Selling to a Cash Buyer in St. Louis County

Many probate home sellers in St. Louis County choose to work with cash buyers. Here's why:

Faster closing: No mortgage underwriting delays.
As-is sale: No need for repairs or cleaning.
Fewer contingencies: Cash offers typically include fewer conditions.
Certainty: Reduced risk of the deal falling through.

Local investors often specialize in probate properties and can simplify the process for the executor and heirs. Learn more about your options to sell your house fast in St. Louis.

How to Market Your Probate Home for Sale

SEO is not just for blog articles. It plays a critical role in real estate listings as well. Make sure your listing includes relevant keywords like:

Sell my St. Louis County probate home
Probate property for sale in St. Louis
St. Louis County estate home sale

High-quality photos, accurate descriptions, and targeted social media promotion will also attract serious buyers.

Legal Considerations When Selling a St. Louis Probate Home

Title issues: Confirm that the title is clear before listing.
Disclosure: You must disclose known issues with the property.
Heir approval: Ensure all heirs are informed and in agreement.
Taxes: Understand potential estate and capital gains tax implications.

Work closely with your probate attorney to navigate these legal matters.

Final Thoughts on Selling a St. Louis County Probate Home

If you're wondering how to sell your St. Louis County probate home, the key is preparation, legal compliance, and choosing the right team. Probate real estate can be complex, but with the right strategy, you can sell your property efficiently and for top value.

Whether you choose to list with an agent, sell to a cash buyer, or prepare the home for the retail market, always prioritize a smooth transaction. Let this guide serve as your step-by-step plan to sell your St. Louis County probate home quickly and without unnecessary stress.

If you're ready to take the next step, reach out to a local probate real estate specialist who understands the intricacies of the St. Louis County market. Your peace of mind and financial return depend on it.

How to Sell My Inherited House in Saint Louis Without the Stress

kweindel@gmail.com (Kyle Weindel) — Fri, 02 May 2025 01:22:09 GMT

How to Sell My Inherited House in Saint Louis Without the Stress

So you’ve inherited a house in Saint Louis . At first it might have felt like a blessing. Then the reality sets in. Taxes, upkeep, possible repairs, maybe even other family members involved. Before long you find yourself typing into Google, “sell my inherited house Saint Louis”, and wondering where to even begin.

Good news is you are not alone. A lot of folks in Saint Louis go through this. Whether it's from a parent passing or an estate situation that fell in your lap unexpectedly, dealing with inherited property can be overwhelming. This guide is here to walk you through it. No complicated jargon. Just real answers from someone who’s been in the trenches.

First Things First Do You Really Want to Sell?

It sounds like an obvious question but it’s worth slowing down and asking. Some people feel pressure to keep a family home out of guilt or tradition. Others assume selling is the only option when it might not be.

Take a breath. Walk through the house if you can. Get a sense of what needs work and how much it might cost. Is it a rental opportunity? Could it be a second home? Or is selling truly the best call?

If you're leaning toward selling your inherited house in Saint Louis this guide has got you covered.

Understand What You Own

Before listing anything or calling a real estate agent you need to figure out the legal stuff. If you inherited the house from a will, was probate completed? If not, that's step one - here's our complete guide to selling a probate home in St. Louis County. Probate is the legal process of transferring assets to heirs. Some homes can bypass probate if they were in a trust or had transfer on death instructions.

If other family members are involved you will want to talk it through early. Selling inherited property with multiple owners can get sticky if you're not all on the same page. Get agreements in writing and consider having a local real estate attorney look things over just to be safe.

What Is the House Actually Worth?

One of the biggest questions people ask is, "how much could I sell my inherited house in Saint Louis for?" The answer depends on a bunch of things:

The condition of the property
The neighborhood it’s in
Recent sales in the area
Whether you want to sell it as is or fix it up first

The easiest way to get a real answer is to ask a local agent who specializes in inherited properties. They can do what’s called a comparative market analysis and give you a ballpark price based on what similar homes nearby have sold for. Kyle Weindel offers Free Home Valuations if you would find that helpful

As Is or Fix It Up?

You might be tempted to slap on a fresh coat of paint and call it a day but that may not be enough. Some inherited homes haven’t been updated in decades and buyers in Saint Louis are picky these days.

The question becomes this. Are you willing to spend the time and money to make it market ready or do you want to sell it fast and move on?

There are plenty of cash buyers and investment firms in Saint Louis who specialize in buying inherited houses. They offer speed and convenience but usually at a lower price. If that sounds like the route for you just make sure to vet the company. Read reviews. Ask for proof of funds. And don’t sign anything under pressure.

Taxes and Paperwork and Other Fun Surprises

Here’s a common worry: "Am I gonna get taxed to death if I sell my inherited house?"

The good news is usually not. In Missouri, when you inherit a home your cost basis (what the IRS considers your starting value) is stepped up to the market value at the time of inheritance. So if you sell it quickly you might owe little to no capital gains tax.

Still you will want to talk to a CPA or tax advisor just to be sure. Everyone’s situation is different and if the house appreciated a lot or if it sat vacant for a long time there might be some extra things to factor in.

You will also want to gather these documents:

The death certificate of the previous owner
A copy of the will or trust
The deed and title (Title Company can provide)
Any mortgage or lien statements
Utility bills and property tax info

Having this stuff ready makes the process way smoother when it’s time to list or sell. Before you decide whether to sell, it's worth understanding how capital gains tax actually works on inherited Missouri homes . The federal stepped-up basis rule and Missouri's 2025 capital gains exemption mean most heirs owe much less than they expect.

Finding the Right Help

If you search “sell my inherited house Saint Louis” right now you’ll see dozens of companies promising fast cash or no hassle deals. Some are legit. Some are not.

Your best bet is working with someone local who has actual experience with inherited properties. A good agent won’t just tell you what you want to hear. They’ll be honest about timelines, market value, and the best strategy to get you the most money without wasting your time.

Also if you are dealing with repairs or cleanup ask your agent if they have vendor contacts. Many will know handymen, junk removal companies, and even estate sale specialists who can take that burden off your shoulders. If you're ready to explore your options, visit our home selling page to see how Kyle can help.

Timing Your Sale

Another smart move is thinking about when to sell. In Saint Louis spring and early summer tend to be the hottest for real estate. That said if your house needs work and you want to go the as is route you can list anytime. Cash buyers purchase year round.

If probate is still in process then your timeline may be out of your control for a bit. But as soon as the legal stuff is sorted you can move quick especially if you’ve done your homework ahead of time.

What About The Feelings?

No one talks about this part but they should. Selling an inherited house can be emotional. Memories live in those walls. Childhood holidays. Parents’ old furniture. Maybe even unfinished business between family members.

That’s okay. Give yourself room to feel it. Then try to look at the house as what it is now. An asset. A responsibility. And a chance to take that chapter and close it cleanly.

Some people find it helpful to keep one or two items from the house that mean something to them. A picture frame. A coffee mug. A front porch swing. Then it’s easier to let the rest go.

Final Thoughts

If you found yourself typing “sell my inherited house Saint Louis” because you feel stuck or just want to be done with it all I hope this helped.

Selling a house you never asked for is not easy. But with the right plan and the right help you can turn a stressful situation into a fresh start.

Take one step at a time. Ask questions. Trust your gut. And when you're ready to move forward make sure you work with someone who sees more than just a property. Someone who sees the story behind it.

Selling Inherited Property with Multiple Owners in St. Louis, Missouri – A Complete Guide

kweindel@gmail.com (Kyle Weindel) — Thu, 20 Mar 2025 20:00:00 GMT

How to Sell an Inherited Property with Multiple Owners in St. Louis, Missouri

Inheriting a property can be a financial opportunity, but it also comes with challenges—especially when multiple owners are involved. Differing opinions, legal hurdles, and logistical complexities can make selling inherited property with multiple owners a stressful process. If you're in St. Louis, Missouri, and need to sell an inherited home shared with other heirs, this guide will walk you through the steps to ensure a smooth and efficient sale. Kyle Weindel specializes in helping families navigate the intricacies of selling inherited property with multiple owners, making the process as seamless as possible. For a broader overview of the process, see our guide on how to sell an inherited house in St. Louis.

Step 1: Understanding Ownership and Legal Rights

Before selling an inherited property, all owners need to understand their rights and responsibilities. Missouri follows tenancy in common, meaning each heir owns a percentage of the property rather than specific sections of it. If everyone agrees to sell, the process is straightforward. However, if disagreements arise, legal solutions may be necessary.

Key Actions:

Obtain a copy of the property deed to confirm ownership.
Review the probate process if the estate hasn't been fully settled.
Discuss whether all heirs agree to sell or if any prefer to keep the property.
Consult an estate attorney if legal disputes arise.

Kyle Weindel can help coordinate legal assistance and ensure all paperwork is in order to avoid delays in selling inherited property with multiple owners.

Step 2: Resolving Disagreements Among Heirs

When multiple owners inherit a property, differences in opinion can delay or even block the sale. One heir may wish to sell immediately, while another may prefer to rent or keep the home for sentimental reasons.

Ways to Resolve Disputes:

Buyout Option: One heir can buy out the shares of others to retain sole ownership.
Mediation: A neutral third party can facilitate discussions to reach an agreement.
Partition Sale: If no agreement is reached, a court may force a sale through a partition action.
Real Estate Consultation: A professional like Kyle Weindel can provide market insights, making it easier for heirs to see the financial benefits of selling.

Step 3: Preparing the Home for Sale

Once all owners agree to sell, preparing the home for market is the next crucial step. Since inherited homes may require updates, deciding how much to invest in renovations is important.

Essential Steps:

Declutter & Clean: Remove personal belongings and stage the home.
Assess Repairs: Minor updates can boost market value, but full renovations aren't always necessary.
Determine Selling As-Is vs. Fixing Up: If heirs prefer a quick sale, selling as-is to a cash buyer may be the best option.

Kyle Weindel has extensive experience helping families in St. Louis evaluate whether to sell as-is or make strategic repairs before listing. Get a free home valuation to understand the property's market value before deciding on repairs.

Step 4: Choosing the Best Selling Strategy

There are multiple ways to sell an inherited home, and the best method depends on the family's priorities—speed, maximizing profit, or reducing stress.

1.Traditional Market Sale

Pros: Higher selling price potential, competitive offers.
Cons: Takes longer, requires repairs and staging.
Best for: Heirs looking for maximum value and willing to wait for the right buyer.

2. Selling to a Cash Buyer

Pros : Fastest sale, no need for repairs, no contingencies.
Cons: Slightly lower sale price compared to the traditional market.
Best for: Families needing quick, hassle-free closings. You can request a fast cash offer here.

3. FSBO (For Sale by Owner)

Pros: Avoids agent commissions.
Cons: Requires marketing, legal paperwork, and negotiation skills.
Best for: Heirs with real estate experience and time to manage the sale.

Kyle Weindel specializes in assessing each unique situation and guiding families toward the best selling method based on their financial and emotional needs.

Step 5: Navigating the Closing Process

Once an offer is accepted, the closing process begins. This includes legal paperwork, title verification, and distributing the proceeds among heirs.

Final Steps:

Work with a title company to ensure a clean title transfer.
Pay off any remaining mortgage or liens.
Distribute proceeds according to ownership shares.
File necessary tax documents to report any gains from the sale.

Kyle Weindel and his team will ensure the closing process is handled smoothly, avoiding common pitfalls that can cause delays. Each heir's tax outcome can be different even when proceeds split equally. The capital gains tax rules for inherited Missouri homes cover the framework every heir should walk into a CPA conversation already understanding.

Why Work with Kyle Weindel?

Selling an inherited property with multiple owners is complicated, but you don’t have to navigate it alone. Kyle Weindel specializes in helping St. Louis families sell inherited homes quickly and efficiently, offering expertise in legal coordination, market analysis, and stress-free transactions.

Benefits of Working with Kyle:

✅ Expert in St. Louis real estate market

✅ Handles family disputes and mediation

✅ Helps navigate probate and legal challenges

✅ Offers as-is selling options for fast closings

✅ Provides personalized service tailored to your situation

Conclusion

Selling inherited property with multiple owners in St. Louis, Missouri, doesn’t have to be overwhelming. By understanding the legal process, working through disagreements, preparing the home, and choosing the right selling strategy, you can achieve a successful sale.

If you're facing this situation, contact Kyle Weindel today for a free consultation. His expertise ensures that every step of the process is handled with professionalism, helping families move forward with confidence.

Disclaimer: This article is for informational purposes only and should not be considered legal advice. Every inheritance situation is unique, and legal requirements may vary. It is highly recommended that you consult with a qualified estate attorney or legal professional to determine the best course of action for your specific circumstances.

The 7 Best Places To Live In St. Louis For Young Professionals

kweindel@gmail.com (Kyle Weindel) — Fri, 07 Mar 2025 05:24:47 GMT

Discover the Best Neighborhoods in St. Louis for Young Professionals – Top Areas for Work, Play, and Affordable Living

St. Louis offers a diverse array of neighborhoods, each with its unique charm and appeal. For young professionals seeking the best places to live in St. Louis, factors such as employment opportunities, affordability, social and cultural amenities, transportation / walkability, and safety play pivotal roles in their decision-making process. In this comprehensive guide, I'll explore seven standout neighborhoods that cater to these needs, providing "Kyle's Rankings" for each to offer a detailed overview.

1. Central West End

Kyle's Rankings:

Employment Opportunities: 9/10
Affordability: 6/10
Social & Cultural Amenities: 9/10
Transportation & Walkability: 9/10
Safety: 7/10

Central West End (CWE) is a vibrant urban enclave known for its eclectic mix of dining, shopping, and entertainment options. Situated adjacent to Forest Park, residents enjoy easy access to green spaces, museums, and the St. Louis Zoo. The neighborhood's proximity to major employers, including hospitals and universities, enhances job prospects for young professionals. Historic architecture blends seamlessly with modern apartments, offering diverse housing options. With its tree-lined streets and bustling Euclid Avenue, CWE is both highly walkable and bike-friendly, making daily commutes and leisure activities convenient.

2. Soulard

Kyle's Rankings:

Employment Opportunities: 8/10
Affordability: 7/10
Social & Cultural Amenities: 8/10
Transportation & Walkability: 8/10
Safety: 6/10

Soulard, one of St. Louis's oldest neighborhoods, is renowned for its historic red-brick homes and lively atmosphere. The area hosts one of the nation's largest Mardi Gras celebrations, reflecting its rich cultural heritage. The Soulard Farmers Market, operating since 1779, offers fresh produce and local goods, fostering a strong sense of community. With numerous bars, restaurants, and music venues, the nightlife is vibrant, attracting both residents and visitors. Its proximity to downtown ensures ample employment opportunities, while its walkability and public transportation options make commuting straightforward.

3. The Grove (Forest Park Southeast)

Kyle's Rankings:

Employment Opportunities: 7/10
Affordability: 8/10
Social & Cultural Amenities: 8/10
Transportation & Walkability: 8/10
Safety: 6/10

The Grove has emerged as a trendy hotspot, celebrated for its vibrant nightlife and inclusive community. Lined with colorful murals, the neighborhood showcases its artistic flair. It's home to a variety of bars, restaurants, and clubs, many of which are LGBTQ+ friendly, fostering a diverse and welcoming environment. The Grove's ongoing development has attracted new businesses and residents, contributing to its dynamic atmosphere. Its location near the Washington University Medical Center and Cortex Innovation Community provides ample employment opportunities for young professionals in the medical and tech fields.

4. Tower Grove (East and South)

Kyle's Rankings:

Employment Opportunities: 7/10
Affordability: 8/10
Social & Cultural Amenities: 7/10
Transportation & Walkability: 7/10
Safety: 7/10

Tower Grove, encompassing both East and South sections, is cherished for its historic charm and community-centric vibe. The centerpiece, Tower Grove Park, offers expansive green spaces, pavilions, and hosts events like the Tower Grove Farmers' Market. The neighborhood's streets are lined with 19th-century homes, reflecting its rich history. A diverse array of eateries, particularly along South Grand Boulevard, caters to various culinary tastes, enhancing its cultural appeal. The community's active involvement in local events fosters a tight-knit atmosphere, making it ideal for those seeking both tranquility and engagement.

5. Dogtown (Clayton-Tamm)

Kyle's Rankings:

Employment Opportunities: 7/10
Affordability: 8/10
Social & Cultural Amenities: 7/10
Transportation & Walkability: 7/10
Safety: 7/10

Dogtown, officially known as the Clayton-Tamm neighborhood, exudes a unique blend of urban and suburban vibes. Renowned for its Irish-American heritage, the area comes alive during the annual St. Patrick's Day parade, drawing crowds from across the city. Its proximity to Forest Park provides residents with ample recreational opportunities, from museums to walking trails. Local pubs and eateries contribute to a cozy, community-focused atmosphere. Affordable housing options and a strong sense of community make Dogtown appealing to young professionals seeking a balanced lifestyle.

6. Benton Park

Kyle's Rankings:

Employment Opportunities: 7/10
Affordability: 7/10
Social & Cultural Amenities: 7/10
Transportation & Walkability: 7/10
Safety: 6/10

Benton Park is a historic neighborhood known for its restored 19th-century homes, vibrant food scene, and community charm. The eponymous park offers green space for relaxation, while top dining spots like Sidney Street Café and Benton Park Café add to its appeal. Located near Soulard and Downtown, it provides affordable housing, solid walkability, and easy transit access. While safety is improving, some areas require caution at night. A great choice for young professionals seeking a mix of history, culture, and city convenience.

7. Kirkwood

Kyle's Rankings:

Employment Opportunities: 6/10
Affordability: 7/10
Social & Cultural Amenities: 6/10
Transportation & Walkability: 6/10
Safety: 8/10

Kirkwood, located in southwest St. Louis County, is a suburban neighborhood known for its family-friendly environment and vibrant community. The area boasts high property values, quality public and private schools, and safe neighborhoods. Downtown Kirkwood is home to a farmer's market, independent shops, and enticing eateries, offering a suburban landscape dotted with family-friendly attractions and playful parks. The Kirkwood-Des Peres area is known for a diverse and vibrant business community, including financial services, healthcare, locally owned retail, and restaurants, providing various employment opportunities. While Kirkwood may not offer the same level of urban amenities as neighborhoods closer to downtown, its close-knit community and suburban charm make it an appealing option for young professionals seeking a quieter lifestyle.

Conclusion

Choosing the best place to live in St. Louis as a young professional depends on individual preferences and priorities. Each of these seven neighborhoods offers a unique blend of amenities and environments:

Central West End provides a vibrant urban lifestyle with abundant social and cultural amenities.
Soulard offers historic charm and a lively nightlife scene.
The Grove is known for its trendy atmosphere and inclusive community.
Tower Grove balances historic charm with community-centric living.
Dogtown combines urban and suburban vibes with a strong sense of community.
Benton Park features historic architecture and green spaces.
Kirkwood provides a suburban setting with a close-knit community and family-friendly attractions.

When deciding on the best place to live in St. Louis, consider visiting these neighborhoods to experience their unique atmospheres firsthand. Engaging with local communities and exploring the amenities can provide valuable insights into which area aligns best with your lifestyle and professional goals.

Disclaimer: The information provided in this article is for general informational purposes only and is based on objective criteria such as employment opportunities, affordability, social and cultural amenities, transportation, and safety. We encourage all individuals to conduct their own research and make housing decisions based on their personal preferences and needs. For more detailed and up-to-date insights on neighborhood demographics, crime rates, school districts, and other factors, we recommend visiting reputable third-party sources such as the U.S. Census Bureau ( www.census.gov ), the FBI Crime Data Explorer (crime-data-explorer.app.cloud.gov), local government websites, and independent real estate market research platforms. As a real estate professional, I am committed to fair housing principles and do not make recommendations based on race, color, religion, gender, disability, familial status, or national origin.

Greater St. Louis, Inc. (n.d.). Neighborhoods. Greater St. Louis Inc. Retrieved from https://greaterstlinc.com/living-stl/neighborhoods

Movoto. (n.d.). Best neighborhoods in St. Louis for young professionals. Movoto. Retrieved from https://www.movoto.com/guide/saint-louis-mo/louis-mobest-neighborhoods-in-st-louis-for-young-professionals

Niche. (2024). 2024 Best St. Louis area neighborhoods for young professionals. Niche. Retrieved from https://www.niche.com/places-to-live/search/best-neighborhoods-for-young-professionals/m/st-louis-metro-area

St. Louis Homes & Lifestyles. (n.d.). Distinctive neighborhoods. St. Louis Homes & Lifestyles. Retrieved from https://www.stlouishomesmag.com/article/1754

St. Louis Magazine. (n.d.). The perfectly personified, quasi–bona fide guide to St. Louis neighborhoods. St. Louis Magazine. Retrieved from https://www.stlmag.com/The-Perfectly-Personified-Quasi-ndashBona-Fide-Guide-to-St-Louis-Neighborhoods

St. Louis Magazine. (n.d.). St. Louis' hottest neighborhoods for singles, professionals, and families. St. Louis Magazine. Retrieved from https://www.stlmag.com/branded-content/exp-realty-peter-lu-team-best-st-louis-neighborhoods-singles-families

St. Louis Realtors. (n.d.). 5 best St. Louis neighborhoods for young professionals. St. Louis Realtors. Retrieved from https://thestlrealtors.com/st-louis-neighborhoods-for-young-professionals

St. Louis Realtors. (n.d.). Ultimate Central West End St. Louis neighborhood guide. St. Louis Realtors. Retrieved from https://thestlrealtors.com/central-west-end-st-louis-mo

City of St. Louis. (n.d.). Central West End census data. City of St. Louis. Retrieved from https://www.stlouis-mo.gov/government/departments/planning/research/census/data/neighborhoods/neighborhood.cfm?censusYear=2020&comparisonYear=0&number=38

St. Louis Neighborhood Guide. (n.d.). St. Louis neighborhood guide. St. Louis Neighborhood Guide. Retrieved from https://stlouisneighborhoodguide.com

4 Ways You Make Money Through Real Estate Investing in St. Louis, Missouri

kweindel@gmail.com (Kyle Weindel) — Wed, 02 Oct 2024 21:02:19 GMT

4 Ways You Make Money through Real Estate Investing in St. Louis, Missouri

Are you looking to build your wealth and secure a prosperous financial future? If so, real estate offers one of the most powerful investment vehicles available in St. Louis to help you achieve your financial goals and aspirations. In this article, I’ll go in-depth to discuss the four primary methods through which you can make money in real estate investing: Cash Flow, Appreciation, Leverage, and Tax Benefits. By understanding these key strategies and how they interconnect, you will be better equipped to make informed decisions that can significantly maximize your investment potential and create lasting wealth over time.

Cash Flow

Cash flow represents the positive amount of money you generate each month from your rental property, and it is calculated by taking the total rent collected and subtracting your various expenses. These expenses can encompass a range of costs, such as your monthly mortgage payment, necessary repair and maintenance costs, or even fees associated with hiring a property management company to oversee operations on your behalf. When we evaluate a property as a potential rental investment, our goal is to achieve a cash flow of at least $100 a month after accounting for all expenses. However, it’s important to note that striking gold in the rental market is entirely possible; for example, I currently own a property that boasts an impressive cash flow of $1,500 a month, demonstrating that with the right investment strategy, higher returns are certainly achievable.

Appreciation

Appreciation is essentially the income generated from a property as it increases in value over time. Several factors can contribute to this upward trend, including inflation, overall economic growth, and a rising demand for properties in a particular area. While it's true that there may be occasional down months, similar to what is observed in every market, studies consistently show that, on average, real estate has appreciated by about 3% annually over the past century. Taking a closer look at the St. Louis and St. Charles real estate markets over just the past four years reveals even more impressive results; I have clients whose property values have appreciated by 15% or more during this period. This significant increase emphasizes the importance of buying in the right area, as choosing a location with strong growth potential can lead to substantial financial gains in the long run.

Leverage

Leverage is a remarkably powerful aspect of real estate investing that can significantly enhance your financial strategy. When you have a renter in place, they are effectively paying down the monthly mortgage for you, which allows you to build wealth over time. This means that even in a catastrophic scenario where the property isn't appreciating in value or generating positive cash flow, you're still making money and gaining equity in your real estate investment. Unlike many other forms of investment, real estate can offer this unique advantage. In the worst-case scenario, if things do take a turn for the worse, you could sell the property and potentially recoup your initial investment, minus any associated costs. This inherent safety net highlights why many investors view real estate as a more stable option in their portfolio.

Tax Benefits

Owning investment property comes with significant tax benefits that can greatly impact your overall financial situation. Not only does it reduce your overall tax liability, but it also increases your after-tax returns, making it a potentially lucrative addition to your financial portfolio. As a property owner, you have the opportunity to deduct a variety of expenses that are directly related to the operation of the property, including property taxes, insurance premiums, maintenance costs, and depreciation. These deductions can help to lower your taxable income, resulting in substantial savings. However, navigating the intricacies of real estate taxation can be complex, so it is advisable to consult a qualified tax professional to discuss your specific tax situation in detail. They can provide tailored advice and ensure that you are maximizing the benefits available to you, making the investment well worth your time and effort.

I hope you found these helpful. If you are looking to harness the financial benefits of real estate, having an agent who understands these four concepts and how they correlate together is crucial. Feel free to reach out to me via phone / text at 314-252-8416 or email at kweindel@gmail.com, I’d love to answer any questions you may have.

Exploring the 3 Biggest Pros and Cons of Owning and Operating an Airbnb

kweindel@gmail.com (Kyle Weindel) — Fri, 17 Feb 2023 01:06:52 GMT

Airbnb – the fun, easy, and trendy way to make loads of cash every month? Possibly, but not quite. After around one year of operating an Airbnb unit, I’ve learned the ins and outs of short-term rentals. There are certainly many positive things that come along with operating an Airbnb, but there are also a few things that make it less desirable. Here are some of the pros and cons of owning and operating an Airbnb.

Pros

1. POTENTIAL FOR INCOME

The potential for income with owning an airbnb is astronomical. I have read about people who have replaced the salary of their full-time job with owning 1-2 of these. The potential for income varies based on the market and using a software like AirDNA to help research what that potential is prior to starting your business is crucial.

2. AVERAGE GUEST STAY IS SHORT-TERM

Having the guest only staying for a short time comes along with many perks. First, it gives you flexibility in your scheduling. Do you have family coming in town and you want to allow them to stay at your unit? Perfect! You can just block it off. Or maybe your unit is located in a vacation destination city, you can just block it off for the times you want to visit. Other perks include yourself or your cleaning team being able to check on the condition of the unit frequently and the chances of someone being able to do significant damage to the property is slim. Finally, if you have a difficult guest, then you only have to deal with them for a short time before their stay is over and you can move on.

3. GREAT TOOLS

Airbnb gives you access to a variety of free tools that help make your life AL OT easier in terms of the day-to-day management and communication of the unit. There is software that performs market research for you and pricing your unit competitively to ensure minimal vacancy. There is also software that automates the communication for you. I set mine up to messages guests immediately upon booking with a nice welcome / thank you message, confirm dates reserved, house rules, directions to the property, and recommended local spots to visit. Then the guest would receive communication two days prior to their arrival, and at check out asking for a review. These tools along with a lot of other third party tools help to automate the whole process.

Cons

1. UNCERTAIN INCOME & ONGOING COSTS

A short-term rental does not give you the same rent check every month you’d get with a long-term renter. With a short-term renter, your next booking is never guaranteed and there are a lot of fees and expenses to consider. Expenses to consider are furnishing the unit, professional photography and marketing, cleaning professionals, cleaning supplies, replacing broken / worn down items, Airbnb fees, municipal / government fees, TV subscriptions, utilities, lawn care, snow removal, taxes, insurance, and the mortgage payment. Doing in-depth research as to what the income vs. expenses will be for your unit is extremely important before getting started.

2. NOT AS PASSIVE AS YOU MIGHT THINK

People always put real estate investing into the passive investment category, but that is simply not true. What you’ll need to consider is how much profit you are looking to take from the business venture. Yes, you can hire marketing companies, property management companies, and cleaning companies to take care of the entire process, but you have to remember these come at a cost as well. Unless you have exceptional margins, you’ll most likely take on some or all of these responsibilities.

So, this comes with answering a phone call in the middle of dinner or even the middle of the night because your guest didn’t read the check-in instructions and can’t find the property. It comes along with not being able to meet up with friends for lunch because you are cleaning the unit for the next guest. It also comes along with the emotional energy of receiving a bad review from an unrealistic guest who has expectations of staying at a Ritz Carlton. Even though each of these tasks might only require a few minutes of work, they add up fast.

3. CONSTANTLY CHANGING RULES & REGULATIONS

When you decide to move forward with opening an Airbnb unit, your goal should be to own and operate this unit for a long time to really maximize your profits. With creating this long-term plan, your success lies in the hands of a lot of different entities – including things like your local neighborhood/HOA, your city, state, the federal government, and Airbnb itself. If these entities at any point decide to change the rules, you’ll be forced to comply.

For example, what if your local municipality allows short-term rentals but changes the permit fees from $200 a year to $2,000 a year, or worse off what if the HOA of the condo building you are in votes to no longer allow short-term rentals in the building? What if things get tight at Airbnb and they decided to increase their fees? Before opening a short-term rental it’s extremely important to check with all of your governing bodies, and then having a plan B and C in place should things change.

Final Thoughts

There has been buzz around owning and operating short-term rentals for quite a few years now. After trying it out myself, I’ve experienced all of the pros and cons included in this article. If you’ve been considering a short-term rental, I’d love to connect and help you out. Call/text me at 314-252-8416.

5 Essential Tips For First-Time Home Buyers

kweindel@gmail.com (Kyle Weindel) — Fri, 23 Dec 2022 22:35:43 GMT

Buying a home for the first time can be a daunting task. With so many factors to consider, it can be hard to know where to start. From understanding the process to learning about financing options, there are many essential tips that first-time home buyers should consider before making a purchase. Check out some of the most important tips for first-time home buyers to ensure a successful and stress-free experience.

Assemble a Team of Professionals

Having a trusted team of real estate professionals can save you thousands of dollars through the process and help you streamline the complex process. You’ll want to have a real estate agent, mortgage loan officer, home inspector, and title company. Your real estate agent should be able to make these introductions for you and handle correspondence between the team, but ultimately you have the power to decide which professionals you hire.

2. Understand your Buying Power

To understand your buying power you’ll want to consider your loan amount, how much money you have set aside for a down payment, and what other costs will be associated with your purchase. When considering the loan amount, your mortgage loan officer will let you know how much you can afford. You’ll also want to consider what you want your monthly mortgage payment to be to ultimately decide what you want that loan amount to be. Finally, it will be important to ask what other costs will be associated with your purchase as there are things to consider like inspection costs, loan closing costs, title fees, etc. Ultimately knowing your buying power will allow you to seek out the best possible home while still staying within your means.

3. Tour at Least 3-5 Houses Before Writing an Offer

It will take touring at least 3 houses in your budget with your agent to really understand what you want in your next home. There are so many things to consider like location, layout, and condition/finishes. Seeing these 3 homes will help you understand the home features your budget allows. From here, you’ll start understanding what a good home looks like and what red flags to watch out for.

4. Expect Problems When You Move-In

There is no such thing as a maintenance-free home. Every home is going to come with its own set of issues. To handle this transition best, you’ll want to have $2,000-5,000 set aside to handle these issues in the first year of ownership. Folks who purchase a home with unrealistic expectations that nothing will go wrong and have overspent on the buying/moving process are the people who quickly become overwhelmed within the first few months. This rule applies to people who build new houses as well, but you should check with your builder’s warranty first before paying for repairs.

5. Ask Questions

There is a lot of information to learn with home ownership, from understanding what your mortgage payment consists of (principle, interest, taxes, and insurance) to understanding where your emergency gas, water, and electric shut offs are. The more you understand, the better equipped you will be as a homeowner. Rely on your trusted team of real estate professionals to help educate you on this process. Write your questions down as they come up and then go through them at your next meeting.

I would love to be your trusted real estate agent and help you along your home buying journey. Here’s how you can reach me: 314-252-8416 or kweindel@gmail.com.

When Are Home Prices Going To Drop?

kweindel@gmail.com (Kyle Weindel) — Mon, 12 Dec 2022 00:52:28 GMT

As a real estate agent, a question that I’m getting from a lot of clients is “When are home prices expected to go down?” I want to show you how I analyze the major data points of the real estate market. Some of the data includes reviewing a buyers market vs a sellers market, interest rates, how fast a home sells and how much it sells for. This combination of data is how I advise my clients on navigating the ever changing market and could lead us to the answer of when they will go down.

Months of Inventory

Here's one important piece of data that I look at. "Months of Inventory" tell us how much supply and demand is in the market. This measurement represents the number of months it would take for the current inventory of homes on the market to sell. If we have 4 months, that is considered a balanced market. Less than 4 months, is a seller's market, and greater than 4 months is a buyer's market. Right now, we have 1.46 months of inventory and in Dec of 2021 we only had .74 months of inventory!

2. Interest Rates

Interest rates are another piece of data we can use to estimate where the market is going. Interest rates on a 30-year, fixed mortgage will not only determine the buying power that my client has, but will also affect supply and demand of a market. The higher the interest rates climb, the less buyers can afford, and in some situations, it may turn an eligible buyer into an ineligible buyer. When there are less buyers in the market, home prices will drop.

3. List Price to Sale Price Ratio and Average Days on Market

Looking at the list price to sale price ratio and the average days on the market helps us understand the current market conditions. If homes are selling well above the list price and quickly, then we are in a strong seller's market. If homes are selling below the list price and slowly, then we are in a buyer's market. Having an agent who understands market timing can save you money and make you tens of thousands of dollars during a real estate transaction. As you can see from the graphs below, when looking at how homes are selling compared to their listed price and how fast they are selling, we are currently only seeing traditional seasonality of the market. The last time the average home sold for less than listed price was February of 2020, before COVID.

4. Average Sale Price

Obviously, what ultimately determines when home prices will decrease is when we start to see a reduction in the average sale price of a market. What you can see in the graph below is that we have seen a reduction in the average price of a home, but these are by no means record lows.

It’s extremely important to realize that the data I’ve been sharing is specific to St. Louis / St. Charles Missouri areas, which cover a broad range of homes. When you are buying or selling a home it’s critical that you understand how the market is performing in that subdivision and having an agent that can provide that data to you and help you understand it. If you or someone you know is thinking about buying, selling, building, or investing, I would love to help and appreciate any referrals.