How We Buy Houses in St. Louis
When you sell to us, you skip every painful step of the traditional home sale. No agent. No commissions. No showings. No repairs. No closing costs. No financing falling through at the last minute. We are local cash home buyers in St. Louis, Missouri. We buy houses in any condition, in any neighborhood, in any situation. Below is exactly how it works, start to finish, with nothing hidden.
Our 4-Step Process to Buy Your St. Louis House
We built this process to take less time than a single open house. Most sellers go from first call to cash in hand in under two weeks.
Step 1. You tell us about your house.
Fill out the short form on this page or call us at (314) 947-2552. We need the address, a few quick details about the property, and your timeline. The whole thing takes about 90 seconds. There is no obligation, no pressure, and no credit check.
Step 2. We schedule a 15-minute walkthrough.
We come to the house, look at the property, and ask a few questions. You do not need to clean. You do not need to fix anything. You do not even need to be there if a tenant or family member can let us in. We are not inspectors. We are not appraisers. We are buyers, and we are evaluating your house, not judging it.
Step 3. You get a fair, no-obligation cash offer in 24 hours.
After the walkthrough, our team runs the numbers and sends you a cash offer, usually within 24 hours, sometimes the same day. If you have questions, we answer them. If you say no, that is okay. There is no follow-up pressure.
Step 4. You pick the closing date.
If you accept, we close at a local title company. You pick the date. We can try to close in as little as 14 days if you need to move fast. If you need 30, 60, or 90 days, we work with that too. At closing, you sign a stack of papers and walk out with a cashier's check or a wire to your account. Done.
Why We Pay Cash
Most home sales fall apart because the buyer cannot get a loan. The bank pulls out. The appraisal comes in low. The buyer changes their mind. You are back to square one.
We do not have those problems. We use our own funds. There is no bank to approve us. There is no appraisal to come in low. When we say we are buying your house, we are buying your house. Our offer is the price you get at closing, not a starting number that drops later.
That is why our deals can close in 14 days if need be, when traditional sales take 60.
How We Calculate Your Offer (with the actual math)
This is the part most cash buyers will not show you. We will.
The formula:
Your Cash Offer = ARV minus Repairs minus Our Margin
If your house has an ARV of $250,000 and needs $40,000 in repairs, our margin on a deal that size is typically $25,000 to $40,000 depending on the project. So you would see an offer in the $160,000 to $185,000 range.
Some sellers get a higher offer than that. Some get less. It depends entirely on the condition of the house and what the comps are doing in your neighborhood.
Our offer is based on three numbers:
1. After-Repair Value (ARV).
This is what your house would sell for after it is fully renovated. We pull this from recent sales of similar homes in your neighborhood (called "comps"). Real comps, not online estimates.
2. Estimated Repair Cost.
This is what we will spend to get the house sold. We have a contractor team that gives us a real number, not a guess. Roof, HVAC, foundation, kitchen, bath, paint, flooring, landscaping. All of it.
3. Our Margin.
This is what we keep for the work, risk, and time. It covers holding costs (taxes, insurance, utilities while we own the house), closing costs on both ends, real estate fees when we resell, and a profit. Without a margin, we cannot stay in business.
When Selling to a Cash Buyer Makes the Most Sense
Selling to us is not always the right choice. We will tell you that up front.
It usually is the right choice when:
The house needs significant repairs and you cannot or do not want to do them
You inherited the property and live out of state or do not want to deal with it
You own a rental and you are tired of being a landlord
You are going through a divorce or estate situation and want a clean, fast exit
You need to move quickly for a job, family, or life change
The house is vacant and costing you money every month
You have tried listing with an agent and it did not sell
It is usually not the right choice when:
- The house is in great condition and you are not in a hurry
- You are willing to wait 60 to 120 days for the highest possible price
- You do not need to sell at all and you are just curious
If you are in the second group, we will tell you to list with an agent. We are not the right buyer for everyone, and we will not waste your time.
What It Costs You (Nothing)
A traditional home sale costs you a stack of fees. Selling to us costs you zero.
| Cost | Listing with an agent | Selling to us |
|---|---|---|
| Agent commissions (6%) | $15,000 on a $250K house | $0 |
| Closing costs | 1% to 3% | $0 (we cover them) |
| Repairs and updates | $5,000 to $50,000+ | $0 |
| Cleaning and staging | $500 to $3,000 | $0 |
| Holding costs (60+ days) | Mortgage, taxes, utilities | $0 |
| Inspection / appraisal | $400 to $800 | $0 |
Our offer is the number you see at closing.
Frequently Asked Questions About Our Process
How long does the whole process take?
It is up to you. We can move faster if you need it. We can also slow down if you need 30, 60, or 90 days.
Do I have to clean or fix anything?
No. Leave the house exactly as it is. If you want to take items with you, take them. If you want to leave items behind, leave them. We will handle everything.
What if my house is occupied by a tenant?
We buy houses with tenants in place all the time. We will work around the lease and the tenant. You do not have to evict anyone before you sell.
Are you a real estate agent?
No. We are direct buyers, not agents. We are not listing your house. We are buying it from you with our own funds.
Ready to See What Your House Is Worth in Cash?
Fill out the form below or call us at (314) 947-2552. We will get you a fair, no-obligation cash offer within 24 hours. No fees. No agents. No pressure. Just a real number.
The Simple Way To Sell Your House
We buy houses in St. Louis, MO. Any condition, any situation. If you are looking to sell your house in the St. Louis area fast, contact us today! We can help!
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DISCLAIMER: We Buy Houses St. Louis, MO LLC is a real estate investment company and not a licensed real estate brokerage. We do not represent sellers or buyers in any agency capacity, nor do we provide real estate, legal, or financial advice. We are professional real estate investors who buy properties directly from homeowners in "as-is" condition. Any information provided on this website is for informational purposes only and should not be construed as financial or legal advice. If you require legal, financial, or tax guidance, please consult a licensed professional.