Selling an Inherited House in Missouri
Yes. An inherited Missouri house can be sold once you know how title passed. A beneficiary deed, a tenancy by the entirety or a joint tenancy may already have put it in your name. Otherwise the estate's personal representative sells it, usually without a court order in an independent administration. Then the practical questions take over: insurance, the year-end tax bill, what the house is really worth in its current condition, and what everyone in the family wants.
Reviewed by Dennis Fassett, founder of Dennis Buys Houses · Updated November 2026
Written for people who've inherited a Missouri house, in St. Louis or anywhere else in the state. It's general information, not legal or tax advice.
How Did Title Pass?
- Beneficiary deedThe grantee named in a recorded beneficiary deed takes the house. (RSMo § 461.025)
- A widow or widowerMarried owners usually hold as tenants by the entirety, so the house is already the survivor's.
- A co-ownerOnly if the deed clearly set up a joint tenancy; otherwise it's a tenancy in common.
- A trust owns itWhoever is successor trustee handles the sale under the trust terms.
- It's in the estateThen the personal representative is in charge of it. (See How to Sell a House in Probate in Missouri.)
The First Month
- Have the homeowners policy updated or replaced.
- Track down the loan, tax and utility statements.
- Pin down who has legal authority to sign.
- Change the locks and check on it often.
- Have the real conversation with the other heirs.
What St. Louis Houses Bring With Them
A lot of inherited St. Louis homes are older brick houses and flats. Expect questions about tuckpointing, the roof, old boilers or furnaces, cast-iron plumbing, lead paint and basement water. In the city, check for code violations and occupancy permit requirements, which can affect a sale.
Want a Number to Compare Against?
Tell me about the house and who's involved. I'll give you a firm as-is offer the family can discuss, and if listing would beat it, I'll say so.
Four Ways to Go
Move In
Property taxes are assessed to the owner, so update the assessor's records and watch for any senior tax freeze or credit that ended with the person who died.
Rent It
Missouri's landlord rules are fairly landlord-friendly, but city occupancy and licensing rules can apply. (See Selling a House With Bad Tenants in Missouri.)
Repair and List
Best price if the heirs agree on a budget and someone can manage the work.
Sell As-Is
When the roof, tuckpointing or plumbing are overdue, or the house is still full, an as-is sale skips all of it. Selling as-is to a real estate investor strips out most of the work: there are no showings to prep for, no repair bids to collect, no truckloads to the dump, and the closing lands when you want it to. Dennis Buys Houses doesn't make you clean out. Take what you want to keep and leave the rest behind; we'll take it from there. If we come across anything personal or valuable, we'll make sure you get it.
What It's Really Worth
The assessor's appraised value is for taxes. Recent sales of similar houses nearby tell you more. Then be honest about the roof, masonry, HVAC, plumbing, electrical, foundation and basement. In St. Louis, a single block can change the price a lot.
Disclosure
Missouri doesn't require a statutory seller disclosure form, but sellers can't conceal known defects, and agent-listed sales usually use a disclosure form anyway. Heirs who never lived there can say what they don't know. Homes built before 1978 have federal lead-paint disclosure rules.
The Contents
Go after the paperwork, pictures, jewelry and heirlooms first. Whatever's left can be split among relatives, sold, donated or left for an as-is buyer.
When You Share It With Siblings
- A joint salePut the asking price, the point person and the expense split on paper.
- BuyoutBase it on an appraisal or agreed number.
- One sibling living thereSet terms for costs and an end date.
- No agreementAny co-owner can file for partition in circuit court.
Deadlines That Don't Wait
Missouri property taxes are due December 31 each year. Unpaid taxes lead to a land tax suit in St. Louis City or the collector's tax sale in St. Louis County. (See Selling a House With Delinquent Property Taxes in Missouri.) A mortgage that goes unpaid can be foreclosed by a trustee's sale. (See Selling a House in Foreclosure in Missouri.) An empty house has its own risks. (See Selling a Vacant House in Missouri.)
Taxes on the Sale
Your tax basis in an inherited house usually resets to its value when the owner died, so selling within a year or so often produces little or no gain. An appraisal pegged to the date of death helps prove it. Missouri has no inheritance or estate tax, but it does have an income tax, and St. Louis City has an earnings tax for residents, so check with a professional.
Selling From Out of State
Remote signings are routine for Missouri title companies. The tough part is protecting the property through storm season and January cold from another state.
A Seller Who Cared More About Being Done
An out-of-state seller reached out after his father passed. The family house was dated but solid, and I warned him a couple of times that an agent could likely get him more. He went with me regardless, since putting it behind him meant more than the extra money. He didn't travel for closing, either; the proceeds were wired to him. I'll always put both numbers in front of you. (The full story is on my About page.)
Mistakes Missouri Heirs Make
- Leaving the policy in the deceased owner's name.
- Overlooking a beneficiary deed.
- Assuming survivorship from two names on the deed.
- Ignoring city code or occupancy permit issues.
- Letting the December 31 tax bill go unpaid.
- Selling without a written sibling agreement.
Where I Fit, and Where I Don't
Missouri heirs usually reach out when the house needs real repairs, is full of a lifetime of belongings, has code or title issues, or they live out of town.
Also, there's no need to empty the house for Dennis Buys Houses. Anything you leave, we take care of.
If it's in good condition and everyone agrees to list, an agent should beat my number, and I'll say that.
However it shakes out, I'll tell you upfront if I'm a good fit or not.
From a Seller Who Inherited
“Thanks for buying my Mom’s house. I didn’t know what to do after three real estate agents told me they wouldn’t list it in the condition it was in. I appreciate you being flexible with me and giving me time to remove the pictures and other valuables that my Mom had. Thanks also for not pressuring me to sell like some of the other guys that sent letters. The process was stressful enough without being pressured to sign a contract.”
Read more reviews from homeowners I've worked with
Frequently Asked Questions
Often. A beneficiary deed or survivorship ownership may skip probate, and an independent personal representative can sell without a court order.
Missouri's transfer-on-death deed, recorded during the owner's life, which passes the house outside probate.
No. Save the things that matter; in an as-is sale, Dennis Buys Houses handles what's left.
Usually not much if you sell soon, because the basis steps up. Missouri doesn't tax inheritances.
There's no statutory form, but you can't hide known defects.
Any co-owner can file for partition, though most families settle first.
Your county recorder, assessor and collector have the key records. Key statute: RSMo § 461.025 (beneficiary deeds).
Missouri Selling Guides
- How to Sell a House in Probate in Missouri
- Selling a Vacant House in Missouri
- Selling a House With Bad Tenants in Missouri
- Selling a House in Foreclosure in Missouri
- Selling a House With Delinquent Property Taxes in Missouri
Inherited a Missouri House You'd Rather Not Keep?
Send me the address and who has a say. You'll get a straight as-is number, and if a buyout or listing is smarter, I'll point you there.