St. Louis Inherited Home Selling Guide 2025 (Fast Cash Tips)

Written by David Dodge  

Inheriting a house in St. Louis sounds like winning the lottery—until you realize it often comes with a pile of paperwork, family tension, a 60-year-old furnace, and a basement full of someone else’s memories.

You’re not just selling a house. You’re closing a chapter while juggling probate court, siblings who haven’t spoken in years, and the nagging question: “Am I going to owe taxes on this?”

You’re not alone. Every month in the St. Louis region, hundreds of families face the exact same situation. Some drag the process out for two painful years. Others close in as little as ten days and walk away relieved.

This guide is written for you—the executor, the out-of-town heir, the sibling stuck with all the phone calls—so you can make the best decision without losing your mind (or your inheritance).

Why Inherited Properties Feel So Overwhelming

1. Emotional weight – It’s not just a house; it’s where you grew up, where Grandma made Thanksgiving dinner, where memories live in every corner.
2. Legal complexity – Missouri probate laws, wills, affidavits, and court filings most people have never heard of.
3. Time pressure – Property taxes, utilities, and insurance don’t stop just because someone passed away.
4. Family dynamics – One sibling wants to keep it “in the family,” another needs cash yesterday, and a third lives in California and just wants their check.
5. Physical condition – Deferred maintenance adds up fast. A house that looked fine in 1995 may need $80,000+ in updates today.

The good news? You have more options than ever in 2025, and the process doesn’t have to destroy your family or your bank account.

Let’s walk through every step.

Step 1: Understand Missouri Probate (And How to Possibly Skip It)

What is probate, exactly?

Probate is the legal process that proves a will is valid (or determines who inherits if there is no will) and gives someone official authority to handle the estate.

In Missouri, almost every house that was solely owned by the deceased must go through probate before it can be sold—unless the owner planned ahead.

Ways to completely bypass probate in Missouri

1. Transfer-on-Death (TOD) Deed – Also called a beneficiary deed. The owner records this simple form while alive, and the house automatically passes to the named beneficiary at death. No probate.
2. Joint Tenancy with Right of Survivorship – If the house was co-owned (e.g., husband and wife), it automatically becomes 100% owned by the survivor.
3. Living Trust – The house is retitled into the trust while the owner is alive. Trusts avoid probate entirely.
4. Small Estate Affidavit – If the entire probate estate (not just the house) is under $40,000, you can use a simplified affidavit instead of full probate.

If none of these apply, you’re looking at probate. The timeline in St. Louis City and the surrounding counties (St. Louis County, St. Charles, Jefferson, etc.) is usually 8–18 months, though simple estates with no disputes can finish in 6–9 months.

Why the title must be 100% clear before selling

No legitimate buyer—or their mortgage lender—will touch a house with a “cloud on title.” Even if you have a signed contract, the sale will fall apart at closing if probate isn’t finished or if heirs haven’t signed off.

Step 2: Who Actually Has the Legal Power to Sell?

This is where most families get stuck.

Scenario A – There is a will

The person named as “executor” or “personal representative” applies to the probate court for Letters Testamentary. Once the judge signs them, that person has authority to list and sell the house.

Scenario B – No will (intestate)

Missouri’s intestate succession laws decide who inherits. The court appoints an “administrator” (often the closest relative who applies). That person gets Letters of Administration.

Scenario C – Multiple heirs own the house together

This is incredibly common. Mom’s will says, “My three children inherit equally.” After probate, the three kids own the house as tenants in common.

Result? All three must sign the purchase agreement and the deed at closing. If one heir refuses, you may need a court-ordered partition sale—expensive, slow, and stressful.

Essential documents you’ll need

• Original death certificate (with raised seal)
• Original will (or declaration that there isn’t one)
• Letters Testamentary / Letters of Administration
• Any disclaimers or renunciations from heirs who don’t want their share
• Photo ID for all signing heirs

Pro tip: Get at least 10 certified copies of the death certificate when you order them. You’ll need them for banks, life insurance, DMV, and more.

Step 3: Face the True Condition of the House

Walk through the house with a contractor or experienced investor and make a brutally honest punch list.

Common issues in St. Louis inherited homes

• Roofs 25–40 years old (most insurance companies won’t insure them)
• Cast-iron plumbing stacks and galvanized supply lines
• Knob-and-tube or aluminum wiring
• Settling foundations (very common in the clay soil of St. Louis County)
• Asbestos siding, tile, or duct wrap
• Old single-pane windows and no insulation
• Hoarding-level cleanouts

2025 average costs in the Greater St. Louis metro area (St. Louis City, County, St. Charles, Jefferson & Franklin counties)

If the punch list totals $60,000–$100,000, ask yourself: “After repairs, commissions, and holding costs, will I actually net more than if I sold as-is?”

In most cases, the answer is no.

Step 4: Taxes – The Good News and the Few Got

Missouri inheritance & estate tax

Zero. Missouri eliminated its estate tax years ago. You owe nothing to the state just for inheriting.

Federal estate tax

Only applies to estates over $13.61 million in 2025. Almost no St. Louis families hit this threshold.

Capital gains tax & the magic of step-up in basis

This is the part most heirs get wrong.

When you inherit property, the IRS “steps up” the cost basis to the fair market value on the date of death.

Example:

• Grandma bought the house in 1972 for $32,000.
• It’s worth $285,000 when she passes in 2025.
• Your new basis is $285,000.
• You sell six months later for $290,000.
• Taxable gain = $5,000 (not $258,000!)

If you sell immediately or within a reasonable time, capital gains taxes are usually minimal or zero.

Exceptions that can trigger taxes:

• The house appreciates significantly after death (e.g., you hold it 5 years and values skyrocket).
• You move in and claim it as your primary residence for less than 2 of the last 5 years before selling (losing part of the $250k/$500k exclusion).

Bottom line: For most inherited St. Louis homes sold within a couple of years, taxes are not the monster people fear. Still, consult a CPA if the estate is over $1 million or involves trusts.

Step 5: Your Three Realistic Options in 2025

Option 1 – Traditional sale with a real estate agent

How it works: Fix the house, clean it out, stage it, list on MLS, wait for offers.

Pros

• Highest possible price (in a hot market)

Cons

• 4–9 months average time on market (longer if repairs are needed)
• 5–6% commission + 1–2% seller closing costs
• Multiple showings, inspections, appraisal risks
• Repairs and cleanout costs often exceed $50k
• Financing and appraisal contingencies can kill deals

Best for: Move-in-ready homes in desirable neighborhoods (Ladue, Clayton, Webster Groves) with only one or two heirs who have time and cash.

Option 2 – Sell as-is for cash to an investor or iBuyer

How it works: Get 3–5 cash offers, pick the best one, close in 7–30 days.

Pros

• Zero repairs, zero cleanout
• No commissions, no closing costs paid by you
• Certainty—no financing fall-throughs
• Ideal for multiple heirs, out-of-state owners, or probate situations

Cons

• Offer will be below retail value (typically 65–85% of repaired value minus costs)

Best for: 95% of inherited homes in St. Louis.

Option 3 – Keep and rent it

Only choose this if:

• The house is in excellent condition, or you’re willing to invest in updates
• You want to be a landlord (or pay a management company 8–10% monthly)
• You’re comfortable with St. Louis tenant laws and eviction processes

Most heirs discover within six months that accidental landlording is a second job they never wanted.

How House Sold Easy Makes Inherited Sales Truly Easy

We’ve bought over 1,000 homes in the St. Louis area since 2003, and inherited properties are our specialty.

Here’s what sets us apart:

• 20+ years buying exclusively in St. Louis City, County, St. Charles, Jefferson, and Franklin counties
• We buy in ANY condition—hoarder houses, fire damage, foundation issues, you name it
• Out-of-state heirs love us: Everything can be done remotely with e-signatures and mobile notaries
• We pay ALL normal closing costs (title insurance, recording fees, transfer taxes)
• Close as fast as 7 days or on whatever date works for your family
• No cleanout required: Take the sentimental items and leave the rest—we handle donation, recycling, or disposal at our expense

Final Checklist Before You Sign Anything

1. Confirm probate status and who has authority
2. Gather all required documents in one folder
3. Get at least three cash offers—prices can vary 20–30%
4. Run numbers both ways: repair + list vs. as-is sale
5. Talk to a CPA if the estate is complex
6. Never pay upfront fees to anyone promising to “help” you sell

You Don’t Have to Do This Alone

Selling an inherited home in St. Louis doesn’t have to mean months of stress, family arguments, and sinking tens of thousands into repairs you’ll never enjoy.

Whether you’re in Ballwin, Belleville, Florissant, or Fenton, we’re local, we’re experienced, and we’re ready to help.

Call or text 636-525-1566 anytime—yes, even evenings and weekends. There’s never any obligation, and we’ll give you a fair, written cash offer within 24 hours of seeing the property.

You’ve already been through enough. Let us make the sale the easiest part of this journey.

We look forward to helping your family move forward.

Ready to Buy or Sell in St. Louis? House Sold Easy Has You Covered!

Navigating St. Louis’ red-hot luxury market doesn’t have to be a headache. With House Sold Easy, it’s all about less hassle—we’ve got you covered from start to finish. Our St. Louis experts know every corner of this city and will make buying your dream home or selling your high-end property a breeze. Don’t miss out on the hottest market in the U.S.! Contact House Sold Easy today and let’s make your real estate goals happen!