Selling your home in St. Louis, Missouri or the Metro East, Illinois
How I help sellers price right, prepare, sell and close: the steps, the mistakes that cost sellers money, what selling costs, and the rules that differ between Missouri and Illinois. Updated October 2026.
How selling your home works
From our first conversation to handing over the keys. I handle the paperwork, scheduling and negotiation so you can focus on your move.
Talk through your goals
Your timeline, where you're moving, what you need to net from the sale, and anything about the house that worries you.
Price it with real data
I walk through the home and prepare a comparative market analysis of recent sales, active competition and homes that didn't sell, so you see why a price will work.
Sign the listing agreement and start the paperwork
We complete your seller's disclosures and, in most towns, apply for the occupancy inspection right away. Some inspections take weeks to schedule.
Prepare the home
We decide together which repairs and cleanup are worth the money and which aren't. Then come professional photos and the listing write-up.
Go live and show the home
Your home goes on the MLS, which feeds Zillow, Realtor.com, Homes.com and every agent's search. I schedule showings and send you feedback.
Review offers and negotiate
I compare offers on more than price: financing strength, contingencies, closing date and what the buyer is asking you to pay. Then I negotiate for the best overall deal.
Inspection, appraisal and closing
I negotiate the buyer's repair requests, track the appraisal and the buyer's loan, make sure the occupancy permit is done, and get you to the closing table.
The price decides how fast you sell and what you net
- Price to the market, not the Zestimate. Online estimates can't see your updates, your street or the condition inside. Recent sales of similar homes nearby can.
- The first two weeks matter most. That's when buyers and their agents pay the most attention. A home priced right from day one gets more showings and stronger offers.
- Overpricing usually costs money. Homes that sit get price cuts, and buyers start asking what's wrong with them.
- Know your net. I'll show you an estimate of what you walk away with after commissions, closing costs, taxes and any payoff.
Spend where buyers notice
Most sellers don't need a renovation. They need a clean, bright, well-maintained house in its best light.
- Fix the small, obvious things. Dripping faucets, burned-out bulbs, sticky doors and peeling paint make buyers wonder what else was skipped.
- Declutter and deep clean. It costs little and photographs well.
- Neutral paint where it's needed. Usually the best return of any pre-listing project.
- Curb appeal. Trim, mulch, a clean front door and working porch lights.
- Ask before big projects. New kitchens and bathrooms rarely pay back fully before a sale. I'll tell you what buyers in your price range expect.
What costs sellers time and money
Starting the occupancy permit too late
Most towns on both sides of the river require one before the buyer moves in. St. Louis County inspections can take four to six weeks to schedule, so I apply when we list, not after we have a contract.
Hiding known problems
Disclose what you know. In Illinois the law requires a written disclosure report before the contract is signed. In Missouri, sellers can be liable for concealing known defects. Honest disclosure protects your sale.
Picking the highest price, not the best offer
A slightly lower offer with strong financing, fewer contingencies and no request for closing-cost help can put more money in your pocket and actually close.
Overreacting to the inspection
Every inspection report finds something. Most repair requests are negotiable, and a small credit often keeps a deal together.
Being home for showings
Buyers relax and stay longer when the owner isn't there. Step out, and take pets with you if you can.
Selling before planning your next move
Know where you're going and how the timing works before you list. I can line up the sale and your next purchase together.
Costs of selling
Before you list, I'll give you a written net sheet estimating what you'll walk away with. Your title company prepares the final figures.
- Real estate commissions. Negotiable, and set in writing in the listing agreement. We'll discuss whether to offer compensation to the buyer's agent.
- Mortgage payoff. Your remaining loan balance, plus interest up to the closing date.
- Title and closing fees. Charged by the title company that handles the closing.
- Property taxes. Prorated so you pay for the time you owned the home. Illinois taxes are billed a year behind, so Illinois sellers usually give the buyer a credit at closing for taxes not yet billed.
- Illinois transfer tax. $0.50 per $500 of the price to the state, plus county tax. Usually paid by the seller. Missouri has none.
- Repairs, credits and occupancy fixes. Anything agreed after the inspection or required by the town's occupancy inspection.
- Buyer concessions, if any. Some buyers ask the seller to pay part of their closing costs. It's negotiable.
Selling in Missouri vs. Illinois
| Missouri (St. Louis City & County) | Illinois (Metro East) | |
|---|---|---|
| Seller disclosure | No state-mandated form, but sellers can be liable for concealing known defects. Most St. Louis sellers complete the St. Louis REALTORS® seller's disclosure. | Required by law. Sellers give buyers a Residential Real Property Disclosure Report before the contract is signed and update it if anything changes. |
| Radon | No state disclosure law. | Sellers give buyers the state radon pamphlet and disclose any known test results. |
| Lead-based paint | Federal law, both states: homes built before 1978 need a lead-based paint disclosure. | |
| Transfer tax | None. | State tax of $0.50 per $500 of price, plus county tax. Usually paid by the seller. |
| Property tax at closing | Prorated between buyer and seller. | Billed a year behind, so the seller usually credits the buyer at closing. |
| Occupancy permit | Required by most municipalities. St. Louis County inspections can take weeks to schedule, so apply when you list. | Required by most towns. In Collinsville, for example, the seller applies before the sale. |
| Closing | Handled by a title company. Sellers don't typically hire an attorney. | Handled by a title company. Sellers don't typically hire an attorney. |
Questions sellers ask me most
If yours isn't here, call or text 314-494-6038.
What is my home worth?
It depends on recent sales of similar homes nearby, your home's condition and updates, and what's competing with it right now. I'll prepare a free comparative market analysis and walk you through it. Request your free home value analysis.
How long will it take to sell?
A well-priced home in good condition often goes under contract within a few weeks, and closing usually takes another 30 to 45 days. Your price, location and the season all affect timing.
What does it cost to sell my home?
Commissions, title and closing fees, your mortgage payoff, prorated property taxes, any agreed repairs or credits, and in Illinois the transfer tax. I'll give you a written net sheet before you list.
Are real estate commissions negotiable?
Yes. Commissions are set in writing in the listing agreement, and we'll also discuss whether to offer compensation to a buyer's agent.
Should I make repairs before I list?
Fix the small, obvious things and clean thoroughly. Big remodels rarely pay for themselves before a sale. I'll tell you what's worth doing for your price range.
Can I sell my house as-is?
Yes. You'll still need to disclose known defects, and most towns still require an occupancy inspection, though some allow the buyer to take on the required repairs. We'll price it to reflect its condition.
Do I need an occupancy permit to sell?
In most towns on both sides of the river, yes. The rules, fees and timing vary by town. I'll check your town's requirements when we list and start the application early.
What do I have to disclose?
In Illinois, sellers must give a written Residential Real Property Disclosure Report before the contract is signed. In Missouri there's no required state form, but you shouldn't conceal known defects. Homes built before 1978 also need a lead-based paint disclosure.
Can I buy my next home before I sell this one?
Often, yes. It depends on your finances. A lender can tell you whether you can carry both, and I can time the sale and purchase together. The Buyer Guide walks through the buying side.
Do I need an attorney to sell?
Not usually. In the St. Louis area a title company handles the closing on both sides of the river, and sellers don't typically hire an attorney.
How do I get started?
Book a free home value consultation or call or text me at 314-494-6038. We'll talk about your goals and timeline, and I'll prepare a market analysis for your home.
Out of 8 people, only Gary actually came in and saw me… He showed up, was respectful, took notes the whole time, came prepared with his own notes and ran me through what I could expect… Even with my challenges, he was able to get my home sold and meet my requirements.
The best there is in St.Louis. Want to sell your house quick and at what its worth? Gary will make it happen.
Gary helped us buy our new place, then sell the old place a month later. He’s great at explaining concepts that are way above my head in a way I can understand.
Sources: Illinois Residential Real Property Disclosure Act (765 ILCS 77); St. Louis REALTORS®; City of Collinsville; Illinois transfer tax statute. General information, not legal or tax advice.