We Buy Inherited and Probate Houses in St. Louis
Bird River Properties buys inherited and probate houses in St. Louis for cash, exactly as they sit. No cleaning, no repairs, and none of the hassles that come with listing. We can also help you handle the legal side. Over the past six years we have bought over 40 inherited and probate homes, so this is a situation we know inside and out.
When People Call Us About an Inherited House
Usually people reach out to Bird River Properties when a parent or a sibling has passed away, and the heirs handling the estate already have homes of their own. The last thing anybody wants is to rehab an inherited house in order to bring it up to today’s standards. So they call us to skip all of it: the cleanout, the updates, the repairs, and the months of waiting that come with a realtor.
They also call because the legal side can seem intimidating. We have been through it many times, so we can walk you through what to expect and refer you to a trusted probate attorney when you need one. That is why so many heirs tell us we are the best option to sell an inherited house in St. Louis.
What Is Probate in Missouri?
In plain terms, probate is the process of an heir gaining the legal right to sell a property. In Missouri, it usually takes about six months. If the estate’s net proceeds will be under $40,000, a small estate affidavit can shorten that timeframe quite a bit. One of our home buying specialists can help you figure out which path fits, and you make the final call with an attorney.
It may sound stressful, but when its handled right, it moves along smoothly. We always recommend having an attorney, and if you do not have one, we will refer you to an expert estate attorney who handles the filings for you. If you come to us before the process starts and plan to sell us the home, we will even cover that attorney’s cost.
Here is the basic path:
- File with the court. You file an application for letters of administration or letters testamentary in the county where the property sits.
- Clear the liens. A few filings confirm there are no unresolved liens, like Medicaid or a mortgage.
- Get approved to sell. The court confirms you as the executor and clears the home for sale.
Most of us are not attorneys and have never set foot in a courtroom, so having one on your side makes the whole thing far easier.
Can You Sell a House That Is Still in Probate?
Yes. As long as the estate inventory is complete, you can sell while the house is still in probate. The funds simply sit in a trust until the probate period clears. Once the court approves you as executor, the letters testamentary are in hand, and the inventory is processed, you are free to sell, and we take it from there.
Selling early has a real upside: you stop worrying about the upkeep, the maintenance, and everything else that comes with a vacant home.
What If There Are Multiple Heirs or Siblings?
That is common, and it works just like a normal sale. One heir acts as the executor and leads the sale, but we will work with all siblings equally to make sure everyone is on the same page.
To keep everyone in the loop we are happy to talk with each sibling, whether that is one on one, together on a call, or in person at the house. We have bought multiple homes with five or more heirs, so we know how to keep things moving whether everyone is close or distant.
Complications We Can Help With
Inherited homes tend to come with baggage. Here is what we handle:
- Liens and back taxes. We can often negotiate liens from MO HealthNet or Medicaid down to a smaller amount, so the heirs keep more of what they deserve.
- Reverse or delinquent mortgages. We help confirm the correct payoff and make sure no extra interest was tacked on.
- A house full of belongings. As a direct buyer, we do the cleanout. You do not.
- Major repairs. You never lift a hammer. We handle all of it, so you never have to become a contractor.
We Work Directly With Your Attorney and the Court
We work hand in hand with any heir’s probate attorney, with the court, and the title company. If you don’t have an attorney, we have a great estate attorney we can refer you to. That means you are never stuck playing middleman. We know the process and the paperwork, so we do everything we can to keep it moving and get you to closing.
Why Selling to Us Beats Listing
Inherited houses usually need a lot: a full cleanout, cleaning, and updates to meet today’s standards. Listing one means real contracting work, and most heirs have no interest in renovating a loved one’s home after they have passed. Sell to Bird River Properties and none of that lands on you. We buy inherited houses in any condition, from well kept homes to full gut jobs, all across the metro, including nearby areas like Florissant.
Selling From Out of Town
If you live out of the area, this is easy. You do not clear out a thing, you really don’t even need to come to St. Louis if you don’t want to. We set up a remote closing, send a notary to you wherever you are, and coordinate with the attorney and title company so it all goes smoothly.
What Sellers Ask Us, and How We Set Their Mind at Ease
The first question is almost always, “What do I actually have to do here?” People picture dumpsters, painting, and a pile of repairs. With us, none of that happens. We buy the house as it sits the day we see it. Take what you want, leave the rest, and sell on your terms.
To put heirs at ease, we walk them through our process and our Google reviews so they can see we are honest and transparent. When we give you our word or our offer, we stick to it, every time.
A Real Inherited House We Bought and Renovated
We walked this home towards the beginning of probate, worked patiently with the heirs, and honored our quote the entire way. After closing, we brought it back to life for a new family.
⭐⭐⭐⭐⭐
“Brandon and Josh were great to work with. They had to deal with two people (heirs) instead of just one person and gave us all the time and attention we asked for. They offered a non-binding quote while the house was in probate for one half year and stuck to that quote when it finally came into our possession. The title process was facilitated by Brandon and they were always available for questions.”
— Tony Spenard, Google Review
Selling an Inherited House
We once bought an inherited house in De Soto with nine heirs. Eight were in contact and on good terms, but one could not be found anywhere, and the family asked for our help locating them so the sale could go through. It took a few days, but we found the missing heir, walked everyone through the process, held it all together, and made sure every single heir got paid. We have since brought that house up to today’s standards and sold it to a new family who will make new memories. The sellers told us that without us, they would never have reconnected with their family member or sold the home. We were glad to help through the whole thing and, in the end, buy their family home.
Frequently Asked Questions
Can probate be avoided?
Yes, in several situations probate can be avoided entirely:
- The home was in a trust. If the property was held in a living trust with a named beneficiary, it passes directly to that person, outside of probate.
- The owner has been deceased for over a year. In Missouri, if it has been more than a year and no estate was ever opened, we can often use an affidavit of heirship to establish ownership and skip the entire court process.
- A beneficiary deed was recorded. Missouri allows a beneficiary deed, also called a transfer on death deed, which passes the home straight to a named beneficiary when the owner passes, with no probate needed.
- The property was jointly owned. If the home was held jointly with right of survivorship, it passes automatically to the surviving owner.
Every situation is a little different, so we always recommend confirming with an attorney. And if probate cannot be avoided, we can still help you sell and walk you through the whole process.
Can I sell a house that is still in probate in Missouri?
Yes, as long as the estate inventory has been completed and the court has approved you as executor. The proceeds are held in trust until probate clears, and we handle the rest of the sale from there.
How long does probate take in Missouri?
Usually about six months. If the net proceeds are under $40,000, a small estate affidavit can shorten it. An attorney can tell you which path fits your situation.
Do I need an attorney to sell an inherited house?
We always recommend it, and if you do not have one, we can refer you to a probate attorney and even cover the cost if you sell the home to us.
What if my siblings and I inherited the house together?
That is common and no problem. One heir acts as executor, and all heirs need to agree to the sale. We are happy to get every sibling on the same page, individually or together.
Do I have to clean it out or make repairs to sell an inherited house?
No. We buy the house exactly as it sits. Take what you want, leave the rest, and we handle the cleanout, repairs, and everything else.
Get a Cash Offer for Your Inherited St. Louis House
If you have inherited a house in St. Louis, or you are working through probate and want to sell, reach out. Call us at (314) 207-5288 or fill out the form, and we will walk you through your options.