17% of FSBO sellers struggle with pricing, while 10% are stuck on paperwork. But the biggest roadblock for FSBO sellers isn’t pricing or paperwork; it’s invisibility.
Homes on the MLS sell for 17.5% more than those not on the MLS. But FSBO listings aren’t on the MLS. Without MLS exposure, a successful sale is almost impossible. No wonder FSBO listings dropped to an all-time low of just 5% in 2025.
Houzeo, Missouri’s #1 FSBO website, solves all three issues without the 3% commission. With the Gold plan, you get maximum MLS exposure, pricing assistance, and contract review, all 100% online.
Houzeo is America’s best home buying and selling platform.
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Key Takeaways
- Price Smart: Set your price using local comps and factors like the roof’s age, tornado risk, and insurance.
- Fix Deal Killers First: Tackle issues like moisture, termites, and safety items to get a great deal and avoid issues later.
- Prep and Present Well: Focus on curb appeal, staging, and clutter-free rooms to make a strong first impression. Also, see that the required alarms are in place.
- Market Widely: Combine an MLS listing with professional photos, a clear description, yard signs, open houses, and virtual tours to reach more buyers.
- Negotiate and Close Confidently: Evaluate offers based on price and contingencies. Work with a title company and an attorney, so your paperwork, deed transfer, and payout go smoothly.
Points to Remember Before Selling a House in Missouri
| Median Home Price in Missouri | $257,700 (Dec 2025) |
| Average Days on the Market | 45 (Dec 2025) |
| Homes for Sale | 24,550 Homes (Dec 2025) |
| Required Disclosures in Missouri | Methamphetamine production sites, child endangerment incidents, solid waste disposal or demolition landfills, structural defects, water intrusion, mold issues, code violations, HOA restrictions, sewer problems, etc. |
| Required Essential Documents in Missouri | Property Deed, Purchase Agreement, Closing Statement, Mortgage Payoff Statement, Title Report, HOA Documents, Property Tax Statement, Seller’s Disclosure Statement, Property Survey, etc. |
What Does Selling a House By Owner in Missouri Mean?
Selling a house by owner in Missouri means you manage the entire sale without a real estate agent. This approach, known as For Sale By Owner (FSBO), gives you full control and allows you to eliminate the listing agent’s fee.
But increased control comes with trade-offs: less exposure and more work. When you sell FSBO, your home won’t be on the MLS. It will be invisible to the 88% of buyers who use an agent to find their dream homes. You’ll also have to handle marketing, negotiations, and contracts all by yourself.
Pro Tip: Sell your home FSBO with Houzeo and enjoy MLS exposure, contract reviews, and complete support, all without steep agent fees!
How to Sell a House Without a Realtor in Missouri?
In Missouri, the process to sell your home without a Realtor is divided into two main phases:
- Listing Prep: You must price your home accurately, complete crucial repairs, and handle all required Missouri disclosures.
- Marketing & Negotiations: After listing, your attention should be on execution. Market your property, manage showings, negotiate offers, and sell your home successfully.
Missouri’s housing market stays active year-round, whether it’s college students in fall, holiday visitors in winter, or commuters throughout the seasons. To successfully sell your home by owner in this dynamic environment, follow these 8 steps:
1: Price Your Home Competitively
2: Check Maintenance and Make Repairs
3: Fill the Disclosure Forms
4: Make Your Home Market-Ready
5: Increase Your Property’s Visibility
6: Organize Home Showings
7: Review, Compare, and Negotiate Offers
8: Finalize the Sale
Step 1: Price Your Home Competitively
Pricing your home correctly is the single most important decision you’ll make as a FSBO seller. There are 8.0% more homes for sale and 7.2% more homes sold in Missouri than last year, giving buyers more power.
Your goal is to set a price that attracts them without leaving money on the table. A CMA report is your shortcut to accurate pricing, and you can get it for free with Houzeo’s Gold plan!
Compare Your Home to Recent Sales
The best way to start is with real estate comps, i.e., recently sold homes in your immediate area that are similar to yours. Don’t just look at list prices; focus on final sale prices. Here’s how you can compare your home:
- Get Your Facts in Order: Identify your property type (single-family, condo, townhouse, etc.), heated living area, bed/bath count, lot size, and school zone.
- Find Similar Properties: Look for 3 to 6 homes that have sold within the last 6 months. They should be as similar to your property as possible and located within a 0.25 to 1.0-mile radius. Only expand this radius if local inventory is extremely low.
- Account for Key Features: Adjust the value of your comps based on factors like:
- Finished basements and walk-out levels
- Proximity to rivers or lakes
- Roof age and material (critical for storms)
- Updated HVAC and foundation
- Updated kitchens and bathrooms
Understand Your Local Market
To price your home effectively, you must analyze your specific metro area and neighborhood. What works in Duenweg may not necessarily work in Columbia. Here’s a snapshot of the Missouri housing market:
| Location | Median Sale Price | Year-on-Year Change | Days on Market | Market Tempo |
|---|---|---|---|---|
| Duenweg | $92,500 | -22.9% | 66 | Not very competitive. |
| Kirkwood | $353,750 | -14.3% | 29 | Very competitive |
| Columbia | $334,500 | +11.5% | 70 | Somewhat competitive. |
| Springfield | $216,550 | +7.0% | 29 | Very competitive. |
| St. Charles | $347,250 | +8.2% | 18 | Very competitive. |
| Kansas City | $288,500 | +7.9% | 43 | Somewhat competitive. |
Your pricing strategy must reflect the trends in your specific housing market:
- In very competitive areas like Kirkwood, Springfield, and St. Charles, pricing toward the upper end of your CMA range remains realistic, as shorter days on market indicate strong buyer urgency despite recent price corrections in select pockets.
- In somewhat competitive markets such as Columbia and Kansas City, listing near the CMA midpoint helps attract steady buyer traffic while preserving room for negotiation, especially where appreciation remains positive but timelines stretch longer.
- In not very competitive locations like Duenweg, where prices have softened sharply and homes linger longer, consider pricing below your CMA midpoint to spark early interest and prevent extended time on market.
Pro Tip: If homes in your area are selling for 3% to 5% below list price, set your price accordingly. Have a plan to lower it within the first two to three weeks if buyer interest is low.
Consider Unique Features and Upgrades
Adjust your price to reflect your home’s condition and appeal in the Missouri market. A move-in-ready home with a roof built for storm resistance or an updated foundation can justify a premium price.
On the other hand, homes with broken windows, structural flaws, mold, etc., or are outside Master-Planned Communities or school zones should be priced lower.
Other Factors to Account For
- Flood Zones and Insurance: A buyer will check your flood zone. If your home is in a high-risk area, the insurance will be expensive. Check your property on the FEMA Flood Map Service Center and account for it in your asking price.
- Property Taxes: Your current tax bill is likely capped by Missouri’s Hancock Amendment. A new owner’s tax bill will be higher. Be upfront about this so buyers can accurately calculate their total monthly payment.
- Condo/HOA Disclosures: Buyers get a 3-day period to review the association’s documents. If your HOA has low financial reserves or an upcoming special assessment, it can scare buyers away. So, price your home accordingly.
👉 Tired of Reading? Watch how to sell your home by owner now
Step 2: Check Maintenance and Make Repairs
If you’re selling a home by owner, a pre-listing home inspection helps you catch issues early and keeps your sale on track. The goal is to identify and fix issues that could stop a buyer from getting an insurance policy or a loan.
Which Home Repairs Have the Highest ROI?
| Repair | Average Cost | Average Resale Value | Costs Recouped |
|---|---|---|---|
| Garage door replacement | $4,760 | $10,688 | 225% |
| Entry door replacement – Steel | $2,387 | $4,726 | 198% |
| Manufactured stone veneer | $12,101 | $21,455 | 177% |
| Siding replacement – Fiber cement | $23,470 | $24,236 | 103% |
| Minor kitchen remodel – Midrange | $27,880 | $26,333 | 95% |
| Siding Replacement | Vinyl | $18,907 | $15,365 | 81% |
What Issues Should You Fix Before You Sell Your Home in Missouri?
- Water, Moisture, and Mold: Missouri’s climate demands proactive moisture control. The Missouri Department of Health and Senior Services requires you to fix any water leaks you may find, like those from pipes or roofs. You also need to clean up any visible mold before showing your home.
- Septic and Well Systems: Follow DHSS recommendations and get a voluntary septic system inspection before you list. Having maintenance records and a clean report can be a major selling point.
- Condo-Specific Issues: Focus on unit-level problems that can stall a loan, such as corroded balcony railings, leaky basement drains, or old electrical panels. Be aware of any building-wide repairs as they will come up during the buyer’s underwriting process.
What are the Common Problems Found in Missouri Homes?
In Missouri, closings are most often blocked by these issues:
- Slope Issues: Heavy spring rains can cause foundation damage if the land around your home isn’t properly graded to direct water away from the house.
- Moisture Damage: Siding is common in Missouri homes and can be very durable when well-maintained. However, the weep screeds installed at the base of siding walls can cause water damage if not checked regularly.
- Worn Roof Materials: Missouri’s storms can cause asphalt shingles to wear out faster than expected, sometimes even before the warranty period ends.
- Old Plumbing and Electrical Systems: Older homes in Missouri might have plumbing or electrical systems that don’t meet current safety codes.
- Inadequate HVAC Systems: Heating is crucial in Missouri, and HVAC systems typically last between 10 and 15 years. However, the exposure to harsh winters, along with the frequency of maintenance checks can affect this lifespan.
To get ahead of potential problems, you can schedule a few targeted inspections:
- Roof, Foundation, and Storm Mitigation: If your home is older, buyers need a foundation inspection and a storm mitigation inspection for better insurance rates. Insurers have strict rules about the roof’s age and condition.
- WDI Inspection: Missouri’s humid climate is a breeding ground for termites and other pests that can cause structural damage. Buyers need a termite inspection for many government-backed loans.
Step 3: Fill the Disclosure Forms
There isn’t a mandatory, all-in-one Missouri seller disclosure form. Instead, you have to provide forms that focus on HVAC, pools, fences, zoning, access roads, and boundary disputes.
Additionally, federal and Missouri disclosure laws require you to provide buyers with several specific notices. If you fail to provide these disclosures, the buyer has a legal right to cancel the contract. With Houzeo’s Gold plan, you get all disclosures automatically assigned based on your MLS.
- Property Tax Disclosure Summary: This warns the buyer not to rely on your current property tax bill. It explains that a sale triggers a reassessment by the county property appraiser, which will likely lead to higher taxes.
- Radon Gas Warning: You must include a statutory warning about radon gas, a naturally occurring radioactive gas. This disclosure informs the buyer of the potential health risks and recommends that they have the property tested.
- HOA Disclosure: If the home is in a mandatory HOA, you must provide the buyer with an HOA-specific disclosure summary before they execute the contract. It explains all HOA rules and fees.
- Condominium & Cooperative Resales: You must provide the condo’s governing documents, like the declaration, bylaws, and the most recent financial report. The buyer then has 3 business days to cancel the contract, if they wish to.
- Floodplain and Zoning Compliance: Properties located near the Missouri or Mississippi Rivers, or their major tributaries, are subject to stringent floodplain and zoning regulations. While the Missouri Department of Natural Resources (DNR) manages watershed health, development is strictly regulated by the Missouri State Emergency Management Agency (SEMA) and local ordinances.
Missouri law explicitly states that a seller does not have to disclose certain “stigmatizing” or “psychologically impacted” events. You don’t have to disclose if the home was the site of a homicide, suicide, felony, or if a previous occupant had HIV or AIDS.
Step 4: Organize Home Showings
Listing your home on the MLS gets attention, but showings and open houses seal the deal. Buyers can’t picture life in the Show-Me State without seeing the screened-in porch or hearing the rustle of prairie grass. Here’s how to highlight your home’s best features:
- Host Open Houses: Show off your property’s charm in person. Plan open houses on weekends to highlight your fire pit area, front porch, or panoramic views of the Hills. Create a relaxed atmosphere for buyers to explore, ask questions, and envision living there.
- Schedule Showings Online: Buyers browsing Missouri property listings prefer online scheduling. Simplify this process with an online booking system like Houzeo Showings. Offer flexible times and virtual tours or live video showings for out-of-state buyers.
Step 5: Review, Compare, and Negotiate Offers
Missouri’s competitive real estate market means buyers may come with different types of offers. If you want full control over your home sale process, here are some questions to ask when figuring out how to sell your house without a Realtor:
- Are cash offers worth it? Ensure the buyer is legitimate and verify their proof of funds. It’s also important to assess whether the offer reflects the fair market value of the property to avoid underselling.
- Can the buyer finance the purchase? Verify the buyer’s pre-approval status with their lender to confirm they are fully qualified for financing. Also, ensure their loan type, whether it’s a VA or FHA loan, aligns with the conditions of the sale.
- How will contingencies impact the sale? In Missouri, properties near the river may include additional contingencies, like levee system inspections or flood plain certifications. Assess how they affect your sale timeline and negotiate to streamline the process.
- Who will cover closing costs? Sellers usually cover their own closing costs in Missouri, like escrow fees, HOA, etc. However, buyers may negotiate for them to contribute more. You must calculate your final proceeds and negotiate accordingly.
Step 6: Finalize the Sale
You now need professional legal help for this crucial step:
A real estate attorney can help you with the paperwork for selling a house by owner in Missouri and protect you legally. They handle things like title and closing documents. Typically, they charge $280 to $400 an hour.
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Download Your FSBO ChecklistHow Much Do You Save By Selling Your House By Owner?
Almost $14,000!
When you sell your house with a Realtor, you may have to pay as much as $16,266 on a median home of $271,100 in agent commissions.
However, with Houzeo, you can list your home for just $479—that’s less than a ribs dinner for two in Kansas City. You can save around $14,432 on the listing agent fee and go for a weekend in the Ozarks, buy a smoker, or build a backyard deck for summer barbecue nights.
Pros and Cons of Selling a House Without a Realtor
Steep agent commissions are prompting more owners to sell their homes by owner. However, before you sell your home without a Realtor, consider these pros and cons:
✅ Pros
- Save Thousands in Agent Fees: You typically have to pay 2.5% to 3% to a listing agent as Missouri real estate commissions. If you sell your home yourself, you get to keep a larger portion of the sale price.
- Sell Faster: You can list your house yourself whenever you are ready, no need to search for a Realtor or wait for their availability. You market and sell on your own schedule.
- Retain Control: You have complete control to price, market, and negotiate the sale. You can work at your own pace and decide what offers to accept based on your needs.
❌ Cons
- Limited Assistance: To sell a home by owner, you need to conduct showings, negotiate with buyers, and handle the legalities yourself. The time and effort required can often overwhelm first-time sellers.
- Potential Hidden Costs: If you list with a low-cost FSBO service, you may incur high hidden fees at closing. Additionally, platforms like Craigslist attract fraudsters and scammers, which may bring unnecessary risks.
👉 Ready to Sell Your Home By Owner? List on the MLS Now!
5 Mistakes to Avoid While Selling a House By Owner in Missouri
When you sell your home by owner, you must avoid these common mistakes:
- Forget the MLS: If you try selling your home without the MLS, it’s like hunting in the forest without a compass. To get more visibility on 100+ major platforms like Zillow, Trulia, and Realtor.com, you must opt for a Flat Fee MLS listing in Missouri with Houzeo.
- Misprice Your Home: You need to know your property’s true value. Price it too high and buyers won’t bite. Price it low and you leave money on the table. Use a home worth calculator and a CMA report to find the right price.
- Neglect Marketing: A home on sale without marketing is like Silver Dollar City without roller coasters – pointless! In Missouri’s competitive market, high-quality photos and a well-written description are essential. You can add a free yard sign to reach the widest audience.
- Ignore Seller Disclosures: Skip any of the legal forms and Missouri seller disclosures, and you’ll be in a pickle soon. Ensure you complete all required disclosures and hire a Missouri real estate attorney to help with the process.
- Fail to Negotiate Smartly: When a buyer extends a low offer, don’t fold. Stand firm on your asking price and terms. Buyers will test you—respond with the resolve of a Chiefs quarterback in overtime.
Alternatives to Selling Your Home By Owner in Missouri
If selling your home on your own is too daunting, here are some alternatives you can consider:
- Flat Fee MLS Services: You pay a fixed fee to list your home on the MLS and gain increased exposure. You stay in control of the sale and avoid high commissions.
- Discount Real Estate Agents: They offer services such as contract review at a lower fee than traditional agents. Discount brokers in Missouri charge between 0.5% and 2.5% as commission.
- Full Service Agents: They provide various services from listing to closing but charge a hefty 5% to 6% commission.
- Cash Buyers: You can sell your house fast for cash in Missouri to cash buyers and iBuyers looking for homes to flip and sell for a profit.
Should I Sell My House By Owner in Missouri?
Yes, selling your house by owner in Missouri is a smart move if you want to save on commissions. The key is to choose the best FSBO website in Missouri that lists your home on the MLS and gets you in front of serious buyers.
» Houzeo Reviews: Find out what customers have to say about Houzeo – Missouri’s best home-selling website.
