Selling a Home As Is in Missouri (A-to-Z Guide)

Selling a house ‘as is’ in Missouri can be done, but you’ll need to use a sales contract that includes an ‘as is’ condition clause.

‘As is’ means the seller won’t do any improvements to the property. The house is sold as the seller offers it — defects, damage, problems, and issues included.

Yes, absolutely. You can sell a home ‘as is’ in Missouri.

But before we get into the details of answering the question, “How do I go about selling my house ‘as is’ in Missouri,” we need to introduce a few important elements of the sale.

The first element we’ll look at is the legal disclosures the Show-Me State requires from sellers.

A real estate disclosure is a legal document that tells prospective buyers what you know about your sale house.

This includes any material faults and defects, dangers or potential dangers, and any health risks associated with the property.

Your real estate agent, an agent representing potential buyers, or a Missouri real estate attorney representing the potential buyer, may ask you to complete a disclosure form.

You don’t need to hire an inspector to take a look at the house, but you do need to disclose any known defects that could reduce the value of the house or endanger the new owners.

The disclosure form doesn’t ask you to share details such as a haunted house, bed bugs, or if there was a death in the house.

While some states require the seller to disclose any fire damage and the presence of polybutylene pipes, Missouri does not.

It’s always advisable, however, to honestly share this information with potential buyers when you know these conditions are present in your house.

A fracking disclosure also isn’t required by Missouri law, but it’s a category to be completed on the Realtor disclosure form.

Here’s a review of the things you must legally disclose to potential buyers in Missouri:

• The presence of a solid waste or demolition landfill site or radioactive and hazardous materials in the house or on the property must be disclosed.

• Federal laws require you to let potential buyers know about the presence of lead-based paint. Buyers have a legal 10-day period to test for lead paint. This can be extended if both parties in the sale agree.

• Missouri law requires sellers to disclose registered sex offenders living near your sale house — if you’re aware of that fact.

• State laws also require you to let buyers know if your house was or has ever been used as a methamphetamine lab. This disclosure must also note any meth convictions for any occupants of your house — past or present.

• Some localities require owners of a non-occupied house to obtain a certificate of occupancy. This certificate documents the personal chain of ownership for the property. Check with your local government to see if it’s required for your sale, particularly when you have a non-owner occupied house.

The disclosure used by agent members of the professional trade organization Missouri Realtors — a branch of the National Association of Realtors (NAR) — asks for more information about your house, including:

• Details of the home’s basic electrical, heating, plumbing, and cooling systems
• Selling a house with a failed septic system or sewage problems
• Any roof, gutter, or exterior finish issues and past or present termite damage
• Selling a house without improvement permits for additions and alterations
• Presence of radon gas, mold, lead pipes and lead paint or asbestos
• Selling a house with foundation problems, unstable or fill soils, flooding, and disclosing the location of a house in a flood zone
• Water damage to the house
• Presence of any above- or below-ground cisterns
• Selling a house with the presence of electromagnetic fields
• Required membership in a homeowner’s association

There’s a place on the Realtor’s disclosure where you can decline to fill out the form. Just check that box if you don’t wish to disclose anything other than the legal requirements.

The Missouri statute of limitations for real estate disclosure contracts is five years.

You can leave stuff behind when you sell your Missouri house ‘as is’, but you need to disclose that you’re doing that. Your buyer also needs to agree to accept your stuff.

Expert Insight

What are the common pitfalls related to properly disclosing the home’s condition?

The most common pitfalls include failing to disclose recurring water intrusion, foundation movement, roof leaks, mold, termite or wood-destroying insect damage, outdated electrical systems, plumbing issues, sewer line problems, or previous fire or flood damage.

Another mistake is minimizing issues that have been patched multiple times instead of permanently repaired.

Buyers often discover these problems during inspections or after closing, which can lead to disputes or legal claims.

I also advise sellers to disclose any known insurance claims, unpermitted renovations, boundary or easement issues, and defects affecting major systems like HVAC or the water heater.

If you’ve repaired something, it’s better to explain what happened and provide documentation rather than leave it out entirely.

My advice to Missouri homeowners is simple: when in doubt, disclose. Being transparent protects you far better than hoping a buyer won’t notice a known issue.

A thorough disclosure, even in an “as-is” transaction, reduces the risk of future liability and helps the sale proceed more smoothly.

— Tim Gaasch, Clever Offers, Real Estate Expert & Vice President of Account Management

Disclosure is very important, especially with AS IS properties.

As long as the buyer is aware of the condition KNOWN by the seller, the burden is on the buyer to decide if for the price, they can take on repairs.

If the owner is a family member selling as for, say, a deceased parent, their knowledge about the details of the home are limited and they can disclose accordingly sharing “seller has never occupied the home, has limited knowledge, and has answered to the best of their knowledge.”

If there is GOOD NEWS to report like a recently updated roof, HVAC system or something else of value, you do not want to miss an opportunity to share that good news through the marketing and disclosure.

A pitfall would be when selling AS IS and the home goes under contract with a buyer that is not well funded, good chance the contract will fall through during inspections.

Reselling the home the 2nd or 3rd time can be even more challenging and the seller often ends up netting less than expected.

— Pamela Bardy, Bardy Signature Home Team at Keller Williams, Founder and Owner/Realtor

Sellers also run the risk of getting into trouble with regard to documentation.

For example, if a homeowner obtained quotes for repairs, filed claims with their insurance, or had inspections showing deficiencies, those may become important to a seller if there is a post-closing dispute.

Many buyers will ultimately uncover those issues with their own inspection or by reviewing permits or even getting their own contractor to assess the work, so omissions may be more easily identified than the average seller may think.

When in doubt, I recommend you disclose the information. Most lawsuits that I have seen in my time with residential real estate have not been about the issues with the property.

Rather, I have seen lawsuits for the seller’s failure to disclose the issues. You have to look out for both you and the buyer. It will reduce the likelihood of a lengthy court dispute.

Just because you are selling your property as is does not mean you have to be ignorant to the issues.

The safest route is to disclose what you know, because the legal risk comes more from what was not disclosed rather than the condition of the property.

— Ben Mizes, Clever Real Estate, President

Should you sell your Missouri house ‘as is’ or fix it up? The only way to answer that question is to sit down and make a couple of lists of advantages and disadvantages.

We’ll start out with some basics for your lists.

Pros of Selling Your House As Is

• Selling a house ‘as is’ is faster than fixing and then selling. Repairs take time, particularly with local supply delays of some materials your repairs may require.

• You’ll avoid having to vet repair people and pay the bills for those repairs. You also won’t need to supervise workers to make sure they show up to complete the contracted work.

• You’ll be able to skip the open houses with your neighbor looky-loos coming to visit.

• Many times, you can skip the professional home inspections, especially when you sell to a Missouri cash home buyer.

• You’ll avoid reports done by a real estate inspector in Missouri for prospective buyers. Once you have the inspection report, it’s a known defect or problem. ‘As is’ buyers understand that the house is sold without any repairs or warranties.

Cons of Selling Your House As Is

• Finding buyers sounds easy, but you may have major problems locating people who want to buy ‘as is’. The more prospective buyers, the more opportunities for your sale.

• Additionally to the seller closing costs, you’ll end up with a lower sales price when selling ‘as is’. Someone like a cash real estate buyer in Missouri understands they’re on the hook to pay for repairs and they’ll offer accordingly.

Why sell a Missouri house ‘as is’? Use the starter list of comparisons above and add advantages and disadvantages that apply to your personal situation.

When you factor in the time savings and the cost savings, you may find selling a home in Missouri ‘as is’ offers the best way for you to sell.

Many sellers forget to factor in the regular cost of mortgage payments (if any), insurance, monthly utilities, and maintenance during the time you’re doing the repairs. Those payments add up quickly.

How to Sell a House As Is, Fast and For Cash Directly to an Investor

When you sell your house to an investor, you need to know a few things about who investors are and what they offer.

Who Are Cash House Buyers?

Missouri property investors have cash and look for real estate investment opportunities, especially houses in ‘as is’ condition. There are some advantages to selling a home to an investor.

Cash buyers look for owners selling marital property during divorce, selling real estate in probate, selling a house for job relocation, and those selling a damaged house.

Missouri real estate investors also look for homeowners selling a house with taxes owed.

Cash buyers search for investment property in Missouri for a number of other reasons. Some focus on buying rental properties, and others want a house that they’ll buy cheap, refurbish, and sell at its full market value.

Cash house buyers usually work with investor-friendly title companies in Missouri. These firms know the ins and outs of dealing with cash sales.

Pros of Selling Your House As Is Directly to an Investor

• Selling to a cash house buyer means a speedy closing. They want to move quickly to get into the house to do the rehab.

• Investors bring cash. That means you can skip the time it takes to do a formal appraisal for a mortgage lender. It also means you don’t need to wait for an underwriter to decide whether or not to fund your buyer’s purchase.

• When you sell your house yourself, and the investor doesn’t use an agent, you’ll skip paying real estate commissions. That can be a significant saving.

• Investors typically pick up the bill for closing costs.

Cons of Selling Your House As Is Directly to an Investor

• Your offer from an investor won’t be market value. Investors discount the repair costs and their profit margin when making an offer.

• You’ll also be on your own to make sure your interests are protected. Licensed real estate professionals are trained to represent your best interests, but you won’t have one in this transaction. You can actually hire one, but it’s uncommon in this type of sale because you’ll have to pay the agent a hefty commission on top of making a discount for the investor.

Finding the Best Cash House Buying Company

Where do you find these cash house buying companies?

The easiest way is to use the internet. Use a few basic search terms to find companies. Then narrow your search to companies in your area by using the location of your house.

If the home is located in a rural area, also use the largest nearby city as a search term. For example:

• iBuyer companies in Springfield MO
• Cash house buyers in Springfield MO
• Sell my house fast Springfield MO
• We buy houses Springfield MO
• Sell my house fast Springfield MO

How to Choose an Ethical Investor?

Finding an investor isn’t hard, but finding an investor with a strong sense of real estate ethics requires some time to research.

Before you request a cash offer, check the business history of the investor. Look for at least three years of solid investing. Ask for recommendations from prior sellers to investigate.

Check the Better Business Bureau (BBB) and the Missouri State Attorney General’s office for any prior complaints or legal actions against the investor or the investment company.

Expert Insight

What should home sellers look for when screening cash house buyers?

If you’re a homeowner thinking about working with a cash buyer, there are a few things to keep in mind.

Cash buyers are not all the same. Some are legitimate investors with the cash to buy your home, while others are companies that contract homes to sell to other buyers.

This distinction can greatly impact your home selling experience.

One of the most important things to do when considering a cash buyer is to determine whether or not they will be actually buying your house.

This can be as simple as deciding if the buyer will be buying the house themselves or will be selling it to someone else.

Legitimate buyers should also have the cash to buy the home. If a cash buyer actively buys homes, it is a good indication that they will not back out.

— Ben Mizes, Clever Real Estate, President

Don’t accept the first cash offer you receive. Get offers from at least two or three companies so you can compare not only the purchase price but also the closing timeline, fees, and contract terms.

Carefully review the purchase agreement for inspection contingencies, cancellation clauses, or hidden fees that could reduce your proceeds at closing.

A reputable Missouri home-buying company should clearly explain every term and shouldn’t pressure you to sign immediately.

Legitimate cash buyers are transparent about their process, can demonstrate they have the funds to close, and give sellers enough time to review the agreement before making a decision.

— Tim Gaasch, Clever Offers, Real Estate Expert & Vice President of Account Management

How to Sell a House As Is by Listing It by Owner

Before we get into the details of listing by owner, let’s answer the question, “How does selling a house ‘as is’ work in Missouri?”

If you sell your house yourself, sell to an investor, or work with an agent, the steps are pretty much the same.

• Listing. This step asks you to fill out a listing form and the disclosures.
• Promotion. All about advertising and promoting in this step.
• Offer and contract. Here you’ll field offers, decide on the best, and sign a contract.
• Title and escrow. A title search looks for any problems such as a lien. Escrow handles the money exchange for the transaction.
• Closing. This step is the final one. You sign the final documents and give the keys to the new owner. Unlike some states, no attorney is necessary during this step.

When listing by owner, you’ll need to handle all of these steps. However, one of the first things you need to do is figure out your current home value.

Knowing what your home is worth helps you set a competitive price that attracts buyers while ensuring you get a fair deal.

Where Can You List a House For Sale by Owner?

The most basic step in listing a house ‘for sale by owner’, known as an FSBO, is using a sign on the property. That may bring you calls, but there’s no guarantee the callers are qualified to buy.

In a fast-moving market, your sign may bring a ton of calls. In a slow-moving market, your sign will just sit in the yard season after season.

It’s a good idea to distribute information on your house listing everywhere you can. Some suggestions:

• ‘For sale by owner’ real estate sites offer a place to contact potential buyers who have access to the internet.

• Use social media to post about your property listing. Don’t forget to feature nearby amenities. Your house may be a fixer, but the surroundings might be wonderful and attractive to potential buyers. Record a video showing your property, upload it to YouTube, and add it to your posts on social media.

• Put out notices about your listing in the neighborhood. Your neighbors may have friends or family they want to see move into your house.

• Contact large local employers. The HR departments at these companies might have transferred employees looking for a house during the job relocation. Provide those departments with a copy of your listing.

Pros of Selling Your House by Listing It by Owner

• You skip Realtor commissions on the selling side. You also skip the commission on the buyer’s side when you sell to someone who doesn’t use an agent (although, it’s rare, so you’ll likely still have to pay the buyer’s agent).

• You control the sale, including closing dates and exact terms of the contract.

• You can market to everyone — investors, non-investors, those using an agent and those without professional representation. This expands your potential buyer pool.

Cons of Selling Your House by Listing It by Owner

• You don’t have a professional to represent your best interests. You are on your own in every step of the selling process.

• You are the point person for everything. You’ll need to be aware of ‘for sale by owner’ seller closing costs. Failure to meet legal requirements can potentially void your sale. Worse, failure to follow the law could mean court challenges and fines.

Expert Insight

What are the common pitfalls when selling a house by owner?

Many homeowners seem to think the biggest hurdle for finding a buyer is listing the property online for a house sale by owner (FSBO).

Most challenges arise after a potential buyer is found and expresses interest in the property.

Listing pricing is a common mistake for homeowners.

Without the experience to know the market for comparable properties, they often price the property as much as they are emotionally attached to it, or even less to sell as quickly as possible.

Homes with an overpriced listing can go unsold for a long time, making potential buyers suspect there is something wrong with it.

An undervalued property can sell for much less than its true worth.

— Ben Mizes, Clever Real Estate, President

When a homeowner often chooses to sell on their own, many different scenarios can happen:

1. They can put the sign in the yard and info on websites directing calls to them directly.

A challenge is the homeowner not knowing who they are letting in their home. Are the buyers truly qualified to purchase, and what is common/normal for next steps?

2. For homeowners, knowing the next steps for the inspection process and appraisal process is challenging even if they have purchased a home before (on average, only 3 times in a person’s lifetime does that happen).

— Pamela Bardy, Bardy Signature Home Team at Keller Williams, Founder and Owner/Realtor

Another common mistake is overlooking legal paperwork and disclosure requirements.

Missouri sellers are still expected to disclose known material defects, even in a for-sale-by-owner transaction.

Incomplete or inaccurate disclosures can lead to disputes after closing.

— Tim Gaasch, Clever Offers, Real Estate Expert & Vice President of Account Management

Who Are Real Estate Agents?

Real estate agents are professionals who guide you through the sales transaction. They’ll wrangle the listing, marketing, and assist through the escrow and closing processes.

Missouri agents must be licensed and be supervised by a real estate broker. State licensing mandates passing education courses and an exam before any licenses are issued.

The Show Me State has specific regulations guiding agents and brokers. These include representing clients with “good faith, loyalty, and fidelity.”

Realtors also have access to all the transaction forms. These forms have been vetted by legal professionals to make sure your home sale meets all the Missouri laws.

Some other important considerations about agents:

• Some work as a partnership or a team. If you sign up with a team, you may have more than one agent working with you.
• Agents sometimes have assistants who handle the paperwork. These assisting agents must also hold real estate licenses.

Pros of Selling Your House As Is with a Real Estate Agent

• Realtors have access to a comprehensive listing of prior sales and prices. This research base means they can price aggressively and get the best price for your house.

• Agents have a fiduciary responsibility to represent you first. Your best interests come first with your agent, who is skillful in negotiating the best terms of the deal with your buyer.

Cons of Selling Your House As Is with a Real Estate Agent

• Missouri real estate agent commissions fall within the national average of 5-6% to pay agents on both sides of the transaction — seller’s and buyer’s. The Realtor costs when selling a house mean your closing costs in Missouri increase with the agent commissions.

• Agent sales are usually slower than sales that don’t involve real estate professionals. Sales brought by agents typically involve buyers who need mortgages to buy a house. Lenders require property appraisals and time to underwrite these loans. This can add weeks to the closing time.

How to Choose an Ethical Real Estate Agent?

Real estate is like any other business field. There are quality agents and there are those who aren’t as ethical.

The only way to weed out the agents you don’t want to do business with is to do research. Some tips to sort through the stack of agent advertisements include:

• Asking for a resume. Make sure it includes recommendations from people involved in past transactions. Some agents have professional listing portfolios with all this documentation done up in a fancy presentation binder.

• Confirming those recommendations. Don’t take the word of the agent or a fancy portfolio. Follow up to see what the recommendations say in person about the prospective agent.

• Checking with people who wrangle agents. This includes the Better Business Bureau (BBB) and the Missouri Attorney General’s Office to see if the prospective agent has been involved in questionable dealings in the past.

• Looking for a “Realtor.” Only members of the National Association of Realtors (NAR) (and the state affiliate) can use that title. It means the agent has additional training above and beyond what the state requires. The NAR has a code of ethics for members. Bad behavior can mean sanctions or suspension. The association will even withdraw a membership for an agent for frequent violations of the rules.

You have a house. It needs work. And now you have some options for selling. We’ve explored disclosures, your options for selling, and the pros and cons for each approach.

Expert Insight

What should home sellers look for when screening real estate agents to hire?

One of the most common mistakes home sellers make is choosing an agent who quoted the highest listing price or lowest commission.

A better option is to consider which agent will be able to take a home sale from start to finish.

First, sellers need to ask all agents for examples of comparable homes they sold. They should be of a similar size, be of a similar price of a home in the same neighborhood.

Agents love to talk about their expertise in the real estate market; however, what sellers should be looking for is proof that the agent sold comparable homes with the same market conditions.

Second, sellers should ask how agents came up with their suggested price.

A quality agent will take time to explain the reasoning behind the listing price to include comparable homes that sold recently, what homes are available in the area, how many potential buyers there are, and that market’s conditions as a whole.

If agents are suggesting prices that are higher with no justification, that should be taken as a sign to move on.

— Ben Mizes, Clever Real Estate, President

It is always good to interview up to 3 agents. Solid questions to ask would be:

1. Do you specialize in working with sellers and or buyers?

2. What are your average days on market for homes you list?

3. How would you say you are different from the other agent options we have available?

I’d start with these. You could follow up with these questions as well:

4. How many showings should I expect within a 3 week period?

5. What is your strategy for helping hone in on the initial list price?

6. Once it is under contract, what can we expect?

Agents with experience should be able to answer these and be prepared with more about their marketing strategy.

— Pamela Bardy, Bardy Signature Home Team at Keller Williams, Founder and Owner/Realtor

It’s important to confirm that the agent is licensed in Missouri and has experience handling transactions similar to yours, whether it’s a first-time home sale, an inherited property, or an as-is home.

Read the listing agreement carefully before signing, paying close attention to the contract length, cancellation terms, and any additional fees.

Choosing an experienced, transparent agent who communicates well is often more valuable than selecting the one who makes the biggest promises.

— Tim Gaasch, Clever Offers, Real Estate Expert & Vice President of Account Management