Sell Your Union, MO Home As-Is - No Repairs, No Agent, No Hassle

Yes - we buy houses throughout zip code 63084 and across Franklin County, including properties that sit in or near the Bourbeuse River flood plain. Flood zone location, past water intrusion, or elevated insurance costs do not disqualify your home. We factor those conditions into our offer honestly rather than using them as a reason to walk away. If your property has FEMA flood zone status or has experienced flood damage, just tell us upfront and we will work through it with you.

You do not touch a thing. We buy Union homes exactly as they stand - deferred maintenance, outdated systems, roof issues, foundation cracks, or years of wear. The whole point of an as-is cash sale is that the cost and hassle of repairs shifts to us, not you.

What that means practically: you skip the contractor bids, the inspection negotiations, and the weeks of waiting. You get an offer based on what the home is worth in its current condition, and you walk away without writing a single check for repairs. If you want to understand how condition affects your offer number, read our guide on how to sell your house as-is.

Missouri is a title company state, meaning closing is handled by a licensed title company - not an attorney, and not us alone. For Union sales, closing typically runs through a Franklin County title company. The title company confirms clear title, pays off any existing deed of trust balance or liens from your proceeds, and records the new deed with the Franklin County Recorder of Deeds.

Missouri uses a deed of trust instead of a traditional mortgage, so your lender holds a lien through that instrument. At closing, the title company satisfies that lien directly before any remaining funds come to you. You do not have to coordinate the payoff yourself. Missouri does not impose a state transfer tax, so recording fees are the primary county-level cost at closing.

We buy inherited properties regularly, and whether probate is required depends on how the estate is structured. In Missouri, probate goes through the county circuit court - for Union properties, that is Franklin County Circuit Court. If the estate exceeds $40,000 and no transfer-on-death deed or joint tenancy was in place, formal probate is likely required before the property can transfer.

The process typically takes 6 to 12 months, sometimes longer if the estate is contested. We can make you a cash offer now so you know what the property is worth, and then close once the court grants authorization to sell. You are not locked into anything - you just have a number in hand when you need it most. The Missouri homebuyer resource guide from Missouri Extension covers ownership transfer basics if you want background reading.

Tenant-occupied properties are not a problem for us. We buy landlord-owned homes in Union with tenants in place all the time. Under Missouri landlord-tenant law, an existing lease survives a sale - the tenant's rights do not disappear because ownership changed hands. We take over as the new owner and handle the tenant relationship from there. You are not responsible for eviction or lease termination before closing.

If the tenant is month-to-month, Missouri requires proper written notice before termination, which we manage after we own the property. You close, you get paid, and the tenant situation becomes ours to handle - not yours.

Liens and delinquent property taxes are resolved at closing, not before. The title company pulls a full title search, identifies any outstanding balances - including Missouri property tax delinquency, HOA liens, or judgment liens - and pays them from your sale proceeds. You do not need to come to closing with a check. In most cases, sellers with liens simply receive less at closing because the lien is satisfied first. If the total liens approach or exceed what we can offer, we will tell you plainly so there are no surprises.

Fair question, and one every seller in Union should ask. Legitimate cash buyers close through a licensed title company - never through wire transfers to unfamiliar accounts or without a written purchase agreement. Before you sign anything, verify the buyer's BBB rating, check that they have a real business address (not just a website), and confirm they use a licensed Missouri title company for closing.

Eagle Cash Buyers carries a BBB A+ rating. We put every offer in writing, use a fully licensed title company in Franklin County, and never charge fees or request upfront payment of any kind. If a buyer pressures you to skip the title company or sign over a deed without closing, walk away.

We can close in as few as 7 days once you accept the offer, though most sellers choose a date that works for their timeline - 2 weeks, 30 days, or longer if you need time to relocate. The title company drives the final schedule since they need time to run the title search and prepare closing documents, but there is no arbitrary waiting period on our end. You set the pace.