Losing someone is hard enough. Then a house comes with it: keys, bills, a mailbox filling up, and family members asking what happens next. This guide walks through the first steps and the honest pros and cons of each option. It is general information, not legal advice. For anything about the estate itself, talk to a Missouri probate attorney.
First, take care of the house in the short term
Before any big decisions, a few practical things protect the property and the estate:
- Secure it. Lock up, collect spare keys, and make sure someone checks on it.
- Call the insurance company. Tell them the owner has passed and ask whether the policy still covers a vacant house.
- Keep the utilities sensible. Heat in winter helps prevent frozen pipes.
- Keep paying property taxes if you can. In St. Charles County, property with delinquent taxes can be offered at the county’s annual tax certificate sale, held on the fourth Monday of August.
- Gather paperwork. Look for a will, a trust, the deed, mortgage statements and recent tax bills.
Does the house have to go through probate?
Not always. In Missouri, how a house passes depends on how it was titled and what paperwork exists. Some common situations:
- Beneficiary deed. Missouri allows a deed that names someone to receive the house when the owner dies. If one was signed and recorded before death, the house may pass outside probate.
- Joint ownership or a trust. A house held jointly with survivorship rights, or held in a trust, may also pass outside the probate estate.
- Everything else. If the house was in the owner’s name alone, it usually goes through the Probate Division of the St. Charles County Circuit Court in St. Charles (for a St. Charles County resident).
An attorney can look at the deed and tell you which applies.
Missouri probate basics, at a high level
A few points from Missouri law and the St. Charles County court are worth knowing early:
- There are time limits for the will. Missouri law generally requires a will to be presented to the probate court within set time limits (in many cases, within one year after the date of death). A will not presented in time can be barred.
- Small estates have a simpler path. If the whole estate, after liens and debts, is worth $40,000 or less, heirs may be able to use a small estate affidavit, starting 30 days after the death. For many houses, the mortgage balance matters here, so get advice.
- Larger estates need an attorney. The St. Charles County Circuit Court says estates of $40,000 or more must be handled by an attorney.
- Creditors get a window. Once letters are granted and notice is published, creditors generally have six months from the first published notice to file claims.
- Who can sign a sale. In many cases, a house can be sold while the estate is open. Who signs and whether the court must approve depends on the kind of estate. Your attorney will know.
Your options for the house
There is no single right answer. Here is an honest look at each path.
Keep it
Someone in the family moves in or keeps it as a second home.
- Good if: the family wants to keep it and can afford it.
- Trade-offs: someone takes on the mortgage (if any), taxes, insurance and upkeep. If several heirs share it, agree in writing on who pays what.
Rent it out
- Good if: the house is in rentable shape and someone is willing to be a landlord or hire a manager.
- Trade-offs: repairs, tenant turnover and city rental rules. Check with your city about any rental license or inspection before you lease it.
List it with a real estate agent
- Good if: the house is in good condition, you have time, and you want to expose it to the most buyers.
- Trade-offs: you may need repairs, cleaning and showings, and you will usually pay a commission and other selling costs. The house sits until it sells, and you keep paying the bills meanwhile.
Sell it as-is to a direct buyer
- Good if: the house needs work, it is full of belongings, heirs live far away, or the family wants a simpler process.
- Trade-offs: a direct buyer’s price usually reflects the repairs and risk they take on, so you may net less than a fixed-up retail sale. It is worth comparing.
Many families ask for a number from a direct buyer and also talk to an agent, then compare what they would actually walk away with.
How a direct sale works with Patriot Homebuyer
We are a local, family-run home buyer and have been buying houses in the St. Louis area since 2016. We buy houses directly, as-is, so there are no agent commissions on a sale to us. Here is how it works:
- Tell us about the house online, by phone, or by sending photos.
- Get a preliminary cash offer. During business hours, we can usually give you a preliminary cash offer within 30 minutes, based on what you tell us and public records.
- Walkthrough. We see the house in person or by video, then give you a final written offer.
- You pick the closing date. Closing is handled by Continental Title Company. You are welcome to have your own attorney review everything.
We buy in St. Charles, St. Peters, O’Fallon, Cottleville, Dardenne Prairie, Weldon Spring, St. Paul, Wentzville, Lake St. Louis, Maryland Heights, Bridgeton and Ballwin.
Learn more on How does this work?, our FAQ, or our St. Charles page.
Frequently asked questions
Do I have to go through probate to sell an inherited house in Missouri?
Not always. A house with a recorded beneficiary deed, held jointly with survivorship, or held in a trust may pass outside probate. If it was in the owner’s name alone, probate is usually needed. Ask a Missouri probate attorney.
What is a small estate affidavit in Missouri?
It is a simpler court process for estates worth $40,000 or less after liens and debts. It can be filed starting 30 days after the death.
How long do creditors have to file claims against an estate?
Generally six months after the first published notice of letters. Your attorney can confirm the dates for your estate.
Can I sell an inherited house as-is?
Yes, you can sell to a buyer who purchases as-is. Whoever has legal authority over the house must sign, so confirm that with your attorney first.
Who pays the property taxes while the estate is open?
The taxes keep coming due. Usually the estate or the heirs pay them. In St. Charles County, delinquent property can be offered at the annual August tax sale, so stay current if you can.
Talk it over, no pressure
If you have inherited a house in St. Charles County or nearby St. Louis County and want a straight answer on what it might sell for as-is, call 314-710-2685 (Mon-Fri 8 am-4 pm, weekends by appointment) or start from home with photos. We come to you.