Missouri process · seller view

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

Selling a home in Missouri means moving through about seven stages, from prepping the listing to signing closing papers.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

You get the home ready, set a price, and put it on the market. Most of the legal and money decisions you make as a seller start here.

  1. Pick a listing agent and sign a listing agreement

    Your agentBefore the home goes on the market

    Interview two or three agents and ask how they market homes, what they charge, and how they will report progress to you. In Missouri, the agent who lists your home is your seller's agent and owes you full loyalty under state agency law.

    You'll need

    • Photo ID
    • Property tax bill
    • Mortgage payoff info

    Cost: $0 to sign (commission is paid at closing)

  2. Read and sign the Brokerage Disclosure Form

    Your agentAt your first meeting with the agent

    Your agent must give you a Missouri Brokerage Disclosure Form (the RECAD-style BD form) at or before your first real conversation about working together. It explains the agency relationship and your rights as a seller. Read it, ask questions, then sign.

    You'll need

    • Brokerage Disclosure Form

    Cost: $0

  3. Set a listing price with a comparative market analysis

    Your agentBefore listing on the [[MLS]]

    Ask your agent for a written comparative market analysis (CMA) that shows recent sales of similar homes in your neighborhood. Use it to pick a price that is high enough to leave room for negotiation but realistic for current market conditions.

    You'll need

    • Comparative market analysis

    Cost: $0

  4. Fill out the Missouri Seller's Disclosure Statement

    YouBefore any showings if possible

    Missouri does not legally require a single mandatory disclosure form, but state law requires you and your agent to disclose known material facts about the home's condition. Use the Missouri REALTORS Seller's Disclosure Statement and answer honestly. Hiding a known defect can come back later as a lawsuit.

    You'll need

    • Seller's Disclosure Statement

    Cost: $0

  5. Check for special Missouri disclosures that may apply

    YouBefore any showings

    Missouri has specific disclosure rules for certain situations. If your home was ever used as a meth production site and not cleaned up to state standards, you must disclose that in writing. If the home was built before 1978, federal law requires a lead-based paint disclosure. If you sell a condominium unit, you must also provide a resale certificate under Chapter 448.

    You'll need

    • Meth disclosure (if applicable)
    • Lead-based paint disclosure (pre-1978 homes)
    • Condo resale certificate (if applicable)

    Cost: $0-$200 (condo resale packet fee, if applicable)

  6. Clean, declutter, and make minor repairs

    YouBefore professional photos

    Walk through every room and fix small things buyers will notice: leaky faucets, burned-out bulbs, scuffed paint, sticky doors. A deep clean and decluttered look almost always pays for itself in higher offers. Skip big renovations unless your agent recommends them based on your local market.

    Cost: $200-$2,000 typical

  7. Approve photos and go live on the MLS

    Your agentWhen the home is show-ready

    Review your listing photos, description, and price one more time before your agent submits the listing to the local MLS (in much of Missouri this is MARIS). Once live, your home appears on Zillow, Realtor.com, and other public sites within hours.

    Cost: $0

Phase 2 of 7 · typically 1-4 weeks

Offer

Buyers tour the home and send written offers. You and your agent review each one, then accept, reject, or counter.

  1. Make the home available for showings

    YouAfter the listing goes live

    Keep the home clean and leave for showings so buyers feel comfortable looking around. Your agent will manage scheduling through the lockbox and showing app. The more flexible you are with times, the more buyers you get through the door.

    Cost: $0

  2. Review each written offer with your agent

    Your agentAs offers come in

    An offer is more than the price. Look at the proposed closing date, financing type, earnest money amount, inspection period, and any contingencies the buyer is asking for. Your agent should summarize the strengths and weaknesses of each offer side by side.

    You'll need

    • Missouri REALTORS Residential Sale Contract from each buyer
    • Pre-approval letters
    • Proof of funds (cash offers)

    Cost: $0

  3. Decide whether to offer to pay the buyer's agent

    Your agentBefore responding to offers

    Since August 2024, MLS systems including MARIS no longer publish what a seller pays a buyer's agent. You can still choose to offer compensation, but it is now negotiated through the offer itself. Talk to your agent about whether offering compensation will attract more buyers in your price range.

    Cost: Varies (often 2%-3% of sale price if offered)

  4. Counter or negotiate the terms you want changed

    Your agentWithin 1-3 days of receiving an offer

    If an offer is close but not perfect, your agent will prepare a written counter-offer that changes only the terms you want adjusted. Common counters cover price, closing date, what stays with the home, and which repairs you will or will not make.

    You'll need

    • Counter-offer form

    Cost: $0

  5. Sign the accepted offer and start the clock

    YouWhen terms are final

    Once you and the buyer agree on every term, you both sign the Missouri REALTORS Residential Sale Contract. The signed contract sets the timeline for inspections, financing, and closing, so save a fully executed copy and mark every deadline on your calendar.

    You'll need

    • Signed purchase contract

    Cost: $0

Phase 3 of 7 · typically 3-7 days after acceptance

Under Contract

The signed contract triggers a list of seller deadlines. You deliver disclosures, the buyer puts earnest money into escrow, and both sides start their due-diligence work.

  1. Confirm the buyer deposited earnest money

    Escrow / titleWithin 1-3 days of acceptance

    The contract names a date by which the buyer must wire or deliver the earnest money deposit to the escrow or title company. In Missouri these funds must be held in a separate trust account by the broker or title company. Your agent should send you written confirmation once it lands.

    You'll need

    • Earnest money receipt

    Cost: $0

  2. Deliver all completed disclosures to the buyer

    YouWithin 1-5 days of acceptance

    Send the buyer copies of your Seller's Disclosure Statement and any required state or federal disclosures (lead-based paint, meth, condo resale certificate). Document the date you delivered them. If a major issue comes to light later, this delivery date will matter.

    You'll need

    • Seller's Disclosure
    • Lead-based paint disclosure (pre-1978)
    • Other applicable disclosures

    Cost: $0

  3. Open title and escrow

    Escrow / titleWithin a few days of acceptance

    Your agent will send the signed contract to a title company chosen in the contract. The title company orders a title search, prepares a preliminary title commitment, and acts as the neutral escrow holder until closing. Confirm with your agent which title company is handling your file.

    You'll need

    • Signed contract

    Cost: $0 upfront (paid at closing)

  4. Request a written payoff from your current mortgage lender

    YouWithin the first 2 weeks under contract

    Call your lender and ask for a written payoff quote good through your closing date. Send it to your title company. The payoff figure (with daily interest) is what is subtracted from the sale proceeds to release the lien on your home.

    You'll need

    • Most recent mortgage statement

    Cost: $0-$50 (some lenders charge a payoff fee)

  5. Tell your title company if you are a nonresident or foreign seller

    Escrow / titleWithin the first week under contract

    If you live outside Missouri or are not a U.S. tax resident, special withholding rules can apply at closing. Missouri law allows withholding of state income tax on nonresident sellers, and federal FIRPTA rules require buyer-side withholding on foreign sellers. Flag this early so the title company can prepare the right forms.

    You'll need

    • Seller's tax residency information
    • IRS Form 8288 (if FIRPTA applies)

    Cost: Varies (withheld from proceeds, not out of pocket)

Phase 4 of 7 · typically 10-14 days

Inspection

The buyer hires inspectors to evaluate the home. You may get a list of repair or credit requests and have a chance to respond.

  1. Make the home accessible for the buyer's inspections

    You1-2 days before each inspection

    Unlock attic and crawl-space access, move stored items away from the electrical panel and water heater, and make sure pilot lights are on so inspectors can test the furnace and stove. The easier it is to inspect, the less likely small issues turn into red flags.

    Cost: $0

  2. Review the buyer's inspection response with your agent

    Your agentWithin the investigation period stated in your contract

    After inspections, the buyer typically sends a written request for repairs, a credit, or a price reduction. Read it carefully with your agent. Under the Missouri REALTORS Residential Sale Contract, the buyer must deliver this notice within the investigation period or the contract usually moves forward as-is.

    You'll need

    • Buyer's inspection response or addendum

    Cost: $0

  3. Decide whether to repair, credit, or refuse

    YouWithin the response window in your contract

    You generally have three options: fix the items the buyer asked about, give a credit at closing for the buyer to handle them, or refuse and risk losing the deal. Credits are often cleaner because you avoid hiring contractors on a deadline. Talk through the trade-offs with your agent before responding in writing.

    You'll need

    • Repair estimates (if needed)

    Cost: Varies based on items requested

  4. Handle radon, meth, or underground tank follow-ups if they come up

    Your agentAs specialty inspection reports arrive

    Missouri does not require radon testing, but much of the state sits in an EPA Zone 1 radon area, so buyers commonly test. If the buyer's inspector finds a meth-history concern, an abandoned underground storage tank, or elevated radon, your duty to disclose any new known material fact kicks in. Talk to your agent before responding.

    You'll need

    • Radon report
    • UST records (if applicable)
    • Meth decontamination records (if applicable)

    Cost: Varies (mitigation costs $800-$2,500 typical if you agree to fix)

  5. Sign a written inspection resolution

    Your agentBefore the investigation period ends

    Once you and the buyer agree on what gets repaired or credited, your agent will prepare a written addendum to the contract. Both sides sign it. Without this signed document, repair promises and credit amounts are not enforceable.

    You'll need

    • Inspection resolution addendum

    Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The buyer's lender orders an appraisal and finishes underwriting. You cooperate with appraiser access and any lender-required repairs.

  1. Allow appraiser access to the home

    Your agentAfter inspection issues are resolved

    The buyer's lender hires an independent appraiser to confirm the home is worth the agreed sale price. Coordinate access with your agent. Leave the home tidy and the appraiser will typically spend 30-60 minutes inside and around the property.

    Cost: $0 (buyer pays appraisal fee)

  2. Send your agent's CMA and recent updates to share with the appraiser

    Your agentJust before or on the appraisal day

    Ask your agent to gather recent comparable sales and a short list of upgrades you have made (new roof, new HVAC, new kitchen) and offer them to the appraiser. The appraiser is not required to use them but often will, and it can help support the contract price.

    You'll need

    • List of recent upgrades
    • Receipts (if available)

    Cost: $0

  3. Decide how to respond if the appraisal comes in low

    Your agentWithin a few days of receiving the appraisal

    If the appraisal is below the sale price, the buyer's lender will not finance the gap. You generally have three options: drop the price to the appraised value, ask the buyer to bring extra cash, or split the difference. Your agent should walk you through what is realistic for your market.

    You'll need

    • Appraisal report

    Cost: Varies (any price reduction comes out of your proceeds)

  4. Complete any lender-required repairs

    YouBefore the loan can be cleared to close

    Some loan programs, especially FHA and VA, require specific safety items to be fixed before closing (peeling paint on pre-1978 homes, missing handrails, broken windows). Get bids quickly, complete the work, and send paid receipts to the title company.

    You'll need

    • Contractor invoices and receipts

    Cost: Varies

  5. Watch for the buyer's loan commitment date

    Your agentOn or before the financing deadline in your contract

    Your contract includes a financing contingency date by which the buyer must show they have a loan commitment. Ask your agent for written confirmation as soon as the buyer's lender clears underwriting. If the date passes without a commitment, talk to your agent about your options.

    You'll need

    • Loan commitment letter

    Cost: $0

Phase 6 of 7 · typically 3-7 days before closing

Pre-Closing

Final paperwork is prepared, you move out, and the buyer does a final walk-through. Last chance to fix any issues before signing day.

  1. Review your closing figures with the title company

    Escrow / title1-3 days before closing

    The title company prepares a seller settlement statement that shows your sale price, payoffs, prorations, and expected net proceeds. Read it carefully. Missouri has no state transfer tax, so a clean Missouri statement should not include one. Ask the title closer to explain any line you do not understand.

    You'll need

    • Seller settlement statement

    Cost: $0 (title fees show on the statement, deducted from proceeds)

  2. Schedule utilities and services to end the day after closing

    You3-7 days before closing

    Call your electric, gas, water, internet, and trash providers. Schedule a final reading or shutoff for the day after closing so the buyer can switch service into their name without a gap. Keep homeowner's insurance active through the closing date.

    Cost: Varies (small final bills)

  3. Move out and leave the home clean

    YouBy the closing date

    Plan to be fully moved out by the morning of closing unless your contract specifically says otherwise. The home should be broom-clean with all personal items, trash, and items not included in the sale removed. Anything left behind can become a dispute.

    Cost: $0-$500 (cleaning service if hired)

  4. Gather keys, remotes, manuals, and warranties for the buyer

    YouDay before closing

    Collect every house key, mailbox key, garage door remote, smart-lock code, alarm code, and appliance manual. Put them in a labeled bag or envelope to leave on the kitchen counter or hand to your agent at closing. Buyers notice.

    You'll need

    • Appliance manuals
    • Warranty paperwork

    Cost: $0

  5. Cooperate with the buyer's final walk-through

    Your agent24-48 hours before closing

    Within 24-48 hours of closing the buyer will do a final walk-through to confirm the home is in the agreed condition and that any negotiated repairs are complete. Make sure the home is empty and accessible. Any last-minute issues are easier to fix before money changes hands than after.

    Cost: $0

Phase 7 of 7 · typically 1 day

Closing

You sign the deed and closing documents, the buyer's funds are released, and the title company records the sale. You hand over the keys.

  1. Attend closing and sign the deed and closing documents

    Escrow / titleOn closing day

    Bring a government-issued photo ID. You will sign the deed transferring the property to the buyer, the bill of sale for any included personal items, and the final settlement statement. In Missouri many closings are handled by a title company, though either side can choose to use an attorney as well.

    You'll need

    • Government-issued photo ID
    • Signed deed
    • Settlement statement

    Cost: $0 (closing costs are deducted from proceeds)

  2. Confirm your mortgage is paid off and released

    Escrow / titleClosing day through 30 days after

    The title company uses your sale proceeds to wire the payoff to your old lender. Within a few weeks, your lender should record a release of the mortgage with the county. Watch your final mortgage statement and any mail from the lender confirming the loan is closed.

    Cost: $0

  3. Receive your net proceeds by wire or check

    Escrow / titleClosing day or the next business day

    After the deed is recorded, the title company releases your net proceeds either by wire to your bank or by cashier's check. Wire is faster and safer. Confirm wire instructions with the title closer over the phone, not just by email, to avoid wire fraud scams.

    You'll need

    • Voided check or signed wire instructions

    Cost: $0-$30 (wire fee, if any)

  4. Hand over keys and possession

    YouClosing day

    Unless your contract gives you extra possession time, the home belongs to the buyer the moment the deed is recorded. Leave the keys, remotes, and codes for the buyer either at the property or with your agent to deliver. Take final meter readings if your utilities require it.

    Cost: $0

  5. Save your closing packet for tax time

    YouAfter closing

    Keep a digital and paper copy of every closing document for at least seven years. You will need the final settlement statement, sale price, and closing date when you report the sale on your federal and Missouri state tax returns. If you had capital gains, your tax preparer will ask for these.

    You'll need

    • Final settlement statement
    • Deed copy
    • Mortgage payoff confirmation

    Cost: $0

Sources

  1. [1] NAR Settlement FAQs - Compensation
  2. [2] MARIS MLS Rules - Buyer Agreement Requirement
  3. [3] MARIS - Mid-America Regional Information Systems
  4. [4] IRS - FIRPTA Withholding on Dispositions of U.S. Real Property
  5. [5] IRS Form 8288 - FIRPTA Withholding
  6. [6] RSMo Chapter 448 - Condominium Property Act
  7. [7] RSMo ss339.730 - Licensee Disclosure Duties
  8. [8] RSMo ss442.606 - Methamphetamine Contamination Disclosure
  9. [9] RSMo ss143.261 - Nonresident Withholding on Real Property
  10. [10] Missouri DOR - Personal Tax and Withholding
  11. [11] EPA Radon Zone Map
  12. [12] RSMo Chapter 319 - Missouri UST Program
  13. [13] RSMo ss339.770 - Brokerage Disclosure Requirements
  14. [14] NAR Settlement FAQs - Buyer Agreement Requirements
  15. [15] RSMo ss339.770 - Brokerage Disclosure Requirements
  16. [16] EPA - Lead-Based Paint Real Estate Disclosure
  17. [17] RSMo ss339.730 - Licensee Duties and Disclosures
  18. [18] Missouri REALTORS - Residential Sale Contract
  19. [19] RSMo ss339.730 - Licensee Disclosure Duties
  20. [20] Missouri REALTORS - Standard Forms
  21. [21] 20 CSR 2250-8.080 - Trust Account Rules

Last updated May 15, 2026