Missouri process · buyer view

The Missouri Home-Buying Process: Your Step-by-Step Checklist

This checklist walks a first-time Missouri buyer from picking a lender to getting the keys.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Get your money, paperwork, and agent lined up before you start touring homes. This is where you set your budget and pick the team that will represent you.

  1. Check your credit and set a real budget

    YouBefore talking to a lender

    Pull your free credit reports and look at your income, debt, and savings. Decide what you can comfortably afford for a monthly payment, not just the price tag on the house.

    You'll need

    • Recent pay stubs
    • Last 2 months of bank statements
    • List of monthly debts

    Cost: $0

  2. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Apply with 2-3 different lenders so you can compare interest rates and fees. A pre-approval letter shows sellers in Missouri that you can actually pay for the home.

    You'll need

    • W-2s (last 2 years)
    • Pay stubs (last 30 days)
    • Bank statements (last 2 months)
    • Photo ID

    Cost: $0

  3. Interview a Missouri buyer's agent

    YouBefore signing any agreement

    Talk to 2-3 licensed agents who work in your target Missouri city. Ask how they get paid, what areas they know, and how they will represent you.

    Cost: $0

  4. Read and sign the Missouri Brokerage Disclosure (BD) form

    Your agentAt the first substantial contact with your agent

    Missouri law requires your agent to give you the Brokerage Disclosure form at the first real conversation about a specific home or your needs. It explains who the agent works for (you, the seller, or both) so you know what kind of representation you are getting.

    You'll need

    • Brokerage Disclosure form (BD)

    Cost: $0

  5. Sign a written Buyer Representation Agreement before touring

    Your agentBefore your first home tour

    Since August 2024, any Missouri agent who is part of an MLS like MARIS must have a written buyer agreement with you before showing you a home, in person or on video. The agreement spells out the services, the time period, and the fee you may owe your agent if the seller does not cover it.

    You'll need

    • Missouri REALTORS Buyer Representation Agreement

    Cost: $0

  6. Tour homes and build a short list

    YouAfter pre-approval and signing your buyer agreement

    Visit homes in person when you can and take notes and photos for each one. Compare them on price, location, condition, and how they actually feel to walk through.

    Cost: $0

Phase 2 of 7 · typically 1-7 days

Offer

Write and submit your offer using the standard Missouri contract. Expect some back and forth on price, terms, and who pays your agent.

  1. Pull recent comps and pick your offer price

    Your agentBefore drafting the offer

    Ask your agent for sold prices of similar homes nearby in the last 3-6 months. Use those numbers, plus how long the home has been listed, to decide what to offer.

    You'll need

    • Comparable sales report

    Cost: $0

  2. Write your offer on the Missouri REALTORS Residential Sale Contract

    Your agentWhen you are ready to make an offer

    Most Missouri home offers are written on the Missouri REALTORS Residential Sale Contract. This form sets your price, closing date, contingency dates, and what stays with the home, so make sure every blank matches what you actually want.

    You'll need

    • Missouri REALTORS Residential Sale Contract

    Cost: $0

  3. Decide on earnest money and write the check

    YouWith the signed offer or shortly after acceptance

    Earnest money is a deposit (often 1-2% of the price) that shows the seller you are serious. In Missouri it must be held in the broker's trust account, not in their personal account, and it later gets credited to you at closing.

    You'll need

    • Personal check or wire instructions

    Cost: 1-2% of purchase price typical

  4. Choose your contingencies

    Your agentBefore submitting the offer

    Contingencies are escape hatches that let you back out and get your earnest money back if something goes wrong. The most common ones for a Missouri buyer are inspection (Investigation Period), financing, and appraisal.

    Cost: $0

  5. Address who pays your buyer's agent

    Your agentIn the offer or counteroffer

    Since the 2024 NAR settlement, the seller is no longer required to advertise a fee for your agent through the MLS. Your offer should clearly say whether you are asking the seller to pay part of your agent's fee, so there are no surprises.

    You'll need

    • Buyer Representation Agreement
    • Sale contract compensation section

    Cost: Varies

Phase 3 of 7 · typically 1-2 weeks

Under Contract

Your offer was accepted. Now you open escrow, read disclosures, and lock in your timeline.

  1. Deliver earnest money to the trust account

    Escrow / titleBy the date listed in the contract (often within a few days of acceptance)

    Send your earnest money to the brokerage's trust account or the title company on the deadline in the contract. Missing this deadline can give the seller a reason to cancel.

    You'll need

    • Wire instructions or check

    Cost: $0

  2. Read the Missouri Seller's Disclosure Statement

    Seller's sideWithin the first few days after acceptance

    Missouri does not require a one-size-fits-all seller's form, but Missouri law makes the seller's licensee disclose known material problems with the home. Read every page of the Seller's Disclosure Statement carefully and ask questions about anything that is unclear.

    You'll need

    • Missouri REALTORS Seller's Disclosure Statement

    Cost: $0

  3. Get the HOA or condo resale certificate (if applicable)

    Seller's sideAs soon as possible after going under contract

    If the home is a condominium, Missouri's condo law requires the seller to give you a resale certificate with the budget, rules, unpaid assessments, and bylaws. For other HOAs, ask for the dues amount, rules, and any special assessments in writing.

    You'll need

    • Resale certificate
    • HOA/condo declaration and bylaws
    • Current budget

    Cost: Often paid by seller; $100-300 if buyer covers

  4. Confirm every contract deadline on a calendar

    YouWithin 24 hours of contract acceptance

    Put each key date on your phone and email calendar, including inspection, loan, appraisal, and closing. Missing one can cost you money or the home.

    You'll need

    • Signed sale contract

    Cost: $0

Phase 4 of 7 · typically 10-15 days

Inspection

Use your Investigation Period to find out what is really going on with the home. This is your best chance to negotiate repairs or walk away.

  1. Schedule a general home inspection

    InspectorWithin the Investigation Period in your contract

    Hire a licensed home inspector to check the roof, foundation, plumbing, electrical, HVAC, and appliances. In Missouri, this happens during the Investigation Period defined in the standard Residential Sale Contract, so book it fast.

    You'll need

    • Signed sale contract
    • Inspector access details

    Cost: $350-600 typical

  2. Order a radon test

    InspectorDuring the Investigation Period

    Missouri does not require a radon test, but the EPA marks much of Missouri as a moderate-to-high radon risk area. A short-term test is cheap and tells you if the home has dangerous levels of radon gas.

    Cost: $125-250 typical

  3. Check whether the home was ever used as a meth lab

    Seller's sideDuring the Investigation Period

    Missouri law makes a seller disclose in writing if they know the property was used to make methamphetamine and was not cleaned up to state guidelines. If anything looks unclear, ask the seller's agent in writing and search local police news for the address.

    You'll need

    • Seller's written disclosure about meth contamination

    Cost: $0

  4. Check for underground storage tanks (UST)

    InspectorDuring the Investigation Period

    Older Missouri properties, especially homes built before the 1980s or properties that used heating oil, may have buried fuel tanks that can leak. Ask the seller in writing if any tanks are known on the property and have your inspector flag any pipes or fill caps in the yard.

    Cost: Tank scan $250-500 if needed

  5. Get the lead-based paint disclosure for older homes

    Seller's sideBefore you remove the inspection contingency

    Federal law requires sellers of homes built before 1978 to give you a lead-based paint disclosure and the EPA pamphlet 'Protect Your Family From Lead in Your Home'. You also have a 10-day window to do a separate lead inspection if you want one.

    You'll need

    • Lead-based paint disclosure
    • EPA pamphlet

    Cost: Inspection $300-500 if ordered

  6. Look up the sex offender registry yourself

    YouDuring the Investigation Period

    Missouri agents are not required to research nearby registered sex offenders for you. You can search by address on the Missouri State Highway Patrol's public registry online if this matters to you.

    Cost: $0

  7. Negotiate repairs or a price credit

    Your agentBefore the Investigation Period ends

    Review the inspection report with your agent and decide what you want fixed, credited, or accepted as is. Your written request must go to the seller before your Investigation Period ends or you lose your right to terminate.

    You'll need

    • Inspection report
    • Repair request or amendment form

    Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan and Appraisal

Your lender now does the heavy lifting on underwriting and the appraisal. Your job is to send documents quickly and avoid any new debt.

  1. Submit your full loan application

    LenderWithin 3-5 days of contract acceptance

    Send your lender every document they ask for, even if you sent it during pre-approval. Missing or late documents are the most common reason closings get delayed.

    You'll need

    • Signed sale contract
    • Updated pay stubs
    • Bank statements
    • Tax returns
    • ID

    Cost: Application fee $0-500

  2. Pay for and wait on the appraisal

    LenderRight after the inspection contingency is resolved

    Your lender will order a licensed appraiser to confirm the home is worth what you agreed to pay. If the value comes in low, you may need to renegotiate, bring more cash, or use your appraisal contingency to back out.

    Cost: $500-700 typical

  3. Lock in your interest rate

    LenderUsually 30-45 days before closing

    Ask your lender to lock the rate once you are happy with the number and have time to close inside the lock window. A rate lock keeps your monthly payment from jumping if rates rise before closing.

    You'll need

    • Rate lock confirmation

    Cost: $0 (rolled into loan)

  4. Do not open new credit or make big purchases

    YouFrom application until after closing

    New cars, store cards, or even job changes can blow up your loan at the last second. Wait until after closing to make any big money moves.

    Cost: $0

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing

Final paperwork, insurance, and money movement all happen here. You will also do one last walk-through to confirm the home is in the agreed condition.

  1. Choose the title company and order title work

    Escrow / titleWithin the first 1-2 weeks under contract

    Pick a Missouri title or escrow company to run the title search, issue title insurance, and handle closing money. Their title search makes sure no one else has a legal claim on the home before it becomes yours.

    You'll need

    • Sale contract
    • Lender contact info

    Cost: Title insurance roughly 0.3-0.5% of price

  2. Get a homeowners insurance policy

    YouAt least 1-2 weeks before closing

    Lenders require proof of homeowners insurance before they will fund your loan. Shop 2-3 carriers and pick a policy that covers full replacement cost of the home.

    You'll need

    • Property address
    • Year built
    • Square footage

    Cost: $800-2,500/year typical

  3. Review your Closing Disclosure 3 business days before closing

    LenderAt least 3 business days before closing

    Federal rules give you a Closing Disclosure at least three business days before closing that lists every fee, your loan terms, and the cash you need to bring. Compare it line by line with the Loan Estimate and ask your lender about anything that changed.

    You'll need

    • Closing Disclosure
    • Original Loan Estimate

    Cost: $0

  4. Do a final walkthrough

    YouWithin 24-48 hours before closing

    Walk the home 24-48 hours before closing to confirm agreed repairs are done and nothing new is broken. Test lights, faucets, the HVAC, and any appliances that were supposed to stay.

    You'll need

    • Repair receipts (if any)
    • Sale contract

    Cost: $0

  5. Confirm FIRPTA status if the seller is foreign

    Escrow / titleOnce title work begins

    If the seller is not a U.S. person, federal law (FIRPTA) requires that a percentage of the sale price be withheld and sent to the IRS. The title company usually handles this, but you as the buyer are legally on the hook, so confirm in writing that withholding is being done correctly.

    You'll need

    • Seller's signed affidavit of non-foreign status or IRS Form 8288

    Cost: Withholding amount handled at closing

  6. Confirm Missouri nonresident seller withholding (if needed)

    Escrow / titleBefore closing

    If the seller does not live in Missouri, the closing agent may need to withhold Missouri state income tax from the sale proceeds. This usually does not affect your cash to close, but confirm with the title company that it is being handled.

    You'll need

    • Seller residency information

    Cost: $0 (paid by seller)

  7. Wire your closing funds (watch for fraud)

    You1-2 business days before closing

    Send the cash to close by wire to the title company using only instructions you confirmed by phone with a number you looked up yourself. Wire fraud in real estate is common, and a wrong account number can mean your money is gone.

    You'll need

    • Closing Disclosure
    • Verified wire instructions

    Cost: Wire fee $15-50

Phase 7 of 7 · typically 1 day

Closing

Sign the final papers, hand over the money, and pick up your keys. Missouri does not charge a state real estate transfer tax, so closing costs here are usually lower than in some other states.

  1. Bring ID and sign your closing documents

    Escrow / titleOn the scheduled closing day

    Bring a government-issued photo ID to the closing table or notary appointment. You will sign your loan documents, the deed of trust, and other paperwork that legally completes the purchase.

    You'll need

    • Government-issued photo ID
    • Closing Disclosure

    Cost: $0

  2. Pay your closing costs

    Escrow / titleAt closing

    Your final closing costs usually run about 2-4% of the price and include lender fees, title insurance, prepaid taxes, and prepaid insurance. Missouri has no state real estate transfer tax, which keeps these costs lower than in many neighboring states.

    You'll need

    • Final Closing Disclosure
    • Proof of wired funds

    Cost: 2-4% of price typical

  3. Confirm the deed is recorded

    Escrow / titleWithin a few days of closing

    The title company records your deed with the county recorder so the world knows you own the home. Ask for a copy of the recorded deed and the final title policy once they are issued.

    You'll need

    • Recorded deed
    • Owner's title policy

    Cost: Recording fees included in closing costs

  4. Get the keys and move in

    YouOn or shortly after closing day

    Once funding is confirmed and the deed is recorded, the home is officially yours. Change the locks, set up utilities in your name, and update your address with your bank, employer, and the post office.

    You'll need

    • Keys
    • Garage and alarm codes

    Cost: Lock change $100-300 typical

Sources

  1. [1] MARIS MLS Rules - Buyer Agreement Requirement
  2. [2] IRS - FIRPTA Withholding on Dispositions of U.S. Real Property
  3. [3] IRS Form 8288 - FIRPTA Withholding
  4. [4] RSMo Chapter 448 - Condominium Property Act
  5. [5] Missouri State Highway Patrol - Sex Offender Registry
  6. [6] RSMo ss442.606 - Methamphetamine Contamination Disclosure
  7. [7] RSMo ss143.261 - Nonresident Withholding on Real Property
  8. [8] EPA Radon Zone Map
  9. [9] RSMo Chapter 319 - Missouri UST Program
  10. [10] RSMo ss339.770 - Brokerage Disclosure Requirements
  11. [11] NAR Settlement FAQs - Buyer Agreement Requirements
  12. [12] EPA - Lead-Based Paint Real Estate Disclosure
  13. [13] RSMo Chapter 442 - Title to Real Property
  14. [14] Missouri REALTORS - Residential Sale Contract
  15. [15] RSMo ss339.730 - Licensee Disclosure Duties
  16. [16] 20 CSR 2250-8.080 - Trust Account Rules

Last updated May 15, 2026