Key Takeaways
- SB 973 is signed and takes effect August 28, 2026: Governor Mike Kehoe signed the bill on July 13, 2026 (Office of Governor Mike Kehoe, July 13, 2026), so the rules below are not in force yet
- A written disclosure comes 14 days before the contract: Under the new law, a wholesaler must deliver a standalone written disclosure to the owner at least 14 calendar days before a purchase contract is entered
- Four things the disclosure has to say: The buyer is a wholesaler, the contract may be assigned for a profit, the wholesaler may never take title, and the price may be below market value
- If it is missing, the seller can walk: The owner may cancel any time before close of escrow without penalty and keeps the earnest money, with violations enforceable under the Missouri Merchandising Practices Act
- Sale-leaseback deals get their own rules: The Missouri Residential Sale Leaseback Protection Act adds a 14-day pre-signing disclosure, blocks title transfer for 30 days after execution, and carries civil penalties up to $10,000 per violation
- Nothing here bans cash sales: SB 973 regulates what sellers are told, not whether Missouri homeowners can sell a house for cash
The Missouri SB 973 wholesaler disclosure rules take effect August 28, 2026, and they exist for one reason: so a homeowner knows exactly how a deal works before signing anything. Governor Mike Kehoe signed Senate Bill 973 on July 13, 2026 (Office of Governor Mike Kehoe, press release, July 13, 2026). If you own a house in the City of St. Louis, in St. Louis County, in Kansas City, in Springfield, or anywhere else in the state, this law adds paperwork a buyer owes you before you commit.
This guide covers what SB 973 is, what a wholesaler actually does, what the new written disclosure must say, and what happens if a buyer skips it. It also covers the separate sale-leaseback protections the bill creates and the questions worth asking any cash buyer. Details below come from the Governor's office, the Missouri Senate, and reporting on the signed bill. Confirm the final wording against the enrolled text at senate.mo.gov before relying on any summary.
What Is Missouri SB 973, and When Does It Take Effect?
SB 973 is a Missouri law signed on July 13, 2026 that takes effect August 28, 2026 and adds seller-protection requirements to residential real estate deals. It cleared both chambers of the Missouri General Assembly on the final day of the 2026 session and was introduced by Senator Trent (Missouri Senate, SB 973). Governor Kehoe signed it as one of 36 bills he acted on that day (Office of Governor Mike Kehoe, July 13, 2026).
The bill does three things. It creates a written pre-contract disclosure duty for buyers acting as wholesalers. It creates the Missouri Residential Sale Leaseback Protection Act for homeowners who sell and then rent back. It also amends Missouri's delinquent-property-tax procedures and changes redemption rights on vacant residential property.
Because the effective date is August 28, 2026, none of this is live as of this writing. A Missouri seller reading this in late July 2026 is still under the prior rules.
What a Wholesaler Is, in Plain Language
A wholesaler is a buyer who signs a purchase contract on a house and then assigns that contract to a different buyer instead of closing on it personally. The contract itself is the thing being transferred. The person who signs the contract with you and the person who actually funds the closing can be two different parties.
Assignment is a normal, legal feature of Missouri real estate contracts, and it is not a warning sign by itself. Most purchase agreements in this industry let the buyer assign its rights, and many cash buyers say so in the agreement. What SB 973 adds is a requirement that the seller be told in a clear, separate document, in advance.
From a seller's chair, three practical questions follow. Who will be at the closing table, will that party have the funds, and does the price reflect a later resale? After August 28, 2026, a wholesaler has to answer that last question in writing before you sign.
The New 14-Day Disclosure and What It Must Say
Under the new law, a buyer acting as a wholesaler must deliver a standalone written disclosure to the owner at least 14 calendar days before entering a purchase contract. Standalone matters here. Reporting on the signed bill describes a separate document, not a clause buried in a contract packet.
The disclosure must tell the owner four things:
- The buyer is acting as a wholesaler. Not a retail buyer who plans to live in the house, and not necessarily the party who closes.
- The contract may be assigned to someone else for a profit. The right to buy your house can be sold, and the wholesaler may earn money on that transfer.
- The wholesaler may never take title. The name on your contract may never appear on a deed at all.
- The agreed price may be below market value. A cash, as-is price is often lower than a repaired house listed on the open market, and the law wants that stated plainly.
Two weeks is the point of the 14-day window. A homeowner in Dutchtown, Florissant, or Springfield gets time to read the document, call an attorney, and compare the number against other options. (Sources: Missouri Senate, SB 973; MAREI, July 2026; St. Louis Real Estate News, 2026.)
A disclosure like this is not an accusation aimed at the buyer. It describes a structure that has always existed in this industry. The change is that a Missouri seller reads it in advance instead of piecing it together later.
What If the Disclosure Never Shows Up?
If the required disclosure is not properly made, the owner may cancel the contract at any time before close of escrow without penalty. The earnest money goes to the owner. That is the remedy the new law hands the seller, and it costs the seller nothing to hold.
Violations are also enforceable under the Missouri Merchandising Practices Act, the state's general consumer-protection statute. That placement matters. It treats a skipped disclosure as a consumer-protection problem, not a private contract dispute.
Keep every document you receive, including the date it arrived. The cancellation right turns on whether the disclosure was properly made, and when. A dated envelope, email, or signed receipt is the difference between an argument and a record.
Sale-Leaseback Protections in the Same Bill
SB 973 separately creates the Missouri Residential Sale Leaseback Protection Act, which covers homeowners who sell a house and then stay in it as a renter. These deals are marketed to owners who need cash but do not want to move. They are hard to evaluate, because the sale price, the rent, and any buyback terms all interact.
The act sets out several protections. The required disclosure must be provided to the seller not less than 14 calendar days before the sale leaseback agreement is executed. The disclosure must be signed by the seller and the buyer at the same time. There is no transfer of title from the seller to the buyer until 30 days after execution.
Enforcement carries real weight. Any violation is subject to a civil penalty not to exceed $10,000 per violation. The Missouri Attorney General may bring an action to enforce the act, and any seller harmed by a violation may bring a civil action. If you are weighing a sell-and-stay arrangement, understand those protections before you sign.
Delinquent Taxes and Vacant Property
SB 973 also reforms Missouri's delinquent-property-tax procedures and changes redemption rights on vacant residential properties, with the same August 28, 2026 effective date. The practical effect will depend on your county, because Missouri runs three different tax-sale systems and the City of St. Louis does not follow the statewide default. Anyone behind on property taxes should treat the current mechanics as subject to change and confirm them with the county collector. Our guide to Missouri property tax sales and the three county systems explains how those regimes differ today.
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Let's chatWhat Missouri's New Real Estate Law for 2026 Does Not Do
SB 973 does not ban cash house sales, does not ban contract assignment, and does not add delay to a deal that was already transparent. It regulates disclosure. A seller who wants an as-is cash sale in Missouri can still have one after August 28, 2026.
Three things specifically stay in place:
- Selling as-is stays legal and common. Missouri's older stock, especially the pre-1940 brick in the City of St. Louis, produces a steady supply of houses that retail buyers avoid.
- Wholesaling stays legal in Missouri. The new law adds a disclosure duty, not a prohibition.
- Your timeline stays yours. The 14-day window sets how early you must be told, not how quickly you may decide once the clock has run.
Missouri's median sale price was $281,400 in March 2026, up 6.3% year over year, with a median of 44 days on market (Redfin, March 2026). The typical Missouri house value on Zillow's separate measure was $263,040 as of March 31, 2026, up 2.5% (Zillow, March 2026). In the City of St. Louis, the median sale price was $250,000 (Redfin, March 2026). None of that changes on August 28.
What to Ask Any Cash Buyer Before You Sign
The fastest way to use SB 973 is to ask its questions out loud now, months before the law requires anyone to answer them. Every item below covers something a straightforward buyer should be glad to put in writing. Our longer guide to the 10 questions to ask any cash buyer goes deeper on each one.
| Ask this | Why it matters under SB 973 | A straight answer sounds like |
|---|---|---|
| Are you buying this house yourself, or assigning the contract? | The first required statement in the new disclosure | A direct yes or no, plus how assignment works if it applies |
| Will you take title at closing? | The disclosure must warn that a wholesaler may never take title | A named closing party and the title company handling it |
| How did you get to this number? | The disclosure must say the price may be below market value | Local sales data, condition items, and the reasoning behind the figure |
| Can I see everything in writing before I sign? | The law requires a standalone written document, not a buried clause | A plain-language document sent to you, dated, with time to read it |
| Does this offer expire? | A 14-day disclosure window is meaningless against a 24-hour deadline | No countdown, and no pressure to answer on the first call |
| What do I pay at closing? | Fees are the most common gap between the quoted number and the check | An itemized answer on commissions, closing costs, and fees |
| What happens if I change my mind? | The new law gives sellers a cancellation right when disclosure fails | A clear explanation of your exit, in the contract, before you sign |
A buyer who answers all seven plainly is already operating the way Missouri law will require this fall. A buyer who dodges them has told you something useful.
How Propcash Approaches This
Propcash is a direct cash homebuyer. We make offers on houses ourselves, we buy as-is in any condition, and Missouri sellers pay no agent commissions, no closing costs to us, and no fees. Our offers are based on local market data, and we show you how we got to our number.
On disclosure, our posture predates the statute. Propcash provides a written, plain-language explanation of how the process works before any contract is signed, regardless of any law's effective date. Our purchase agreements disclose that contractual rights may be assigned, and we would rather a seller read that early than discover it at a closing table.
The rest is house rules rather than legal minimums. Our offers carry no countdown clocks, there is no obligation to accept, and if listing with an agent would clearly serve you better, we will say so. Our page on selling a house fast in St. Louis walks through the same process at the city level.
Between Now and August 28, 2026
Contracts signed before August 28, 2026 generally sit under the rules that existed before SB 973, since that is the bill's stated effective date. How the law treats a deal signed in mid-August that closes in September is a genuine timing question. The answer depends on the enrolled bill text and on your own paperwork, so do not guess at it.
If you are weighing an offer this summer, two steps cost almost nothing. Ask a Missouri real estate attorney to review the dates and the assignment language before you sign. Then ask the buyer for the written explanation the law will require in the fall. Any buyer that intends to comply in September can hand it to you in July.
Sellers in the City of St. Louis and St. Louis County have one more reason to read closely. The two are separate jurisdictions, with different courts and different tax-sale procedures. If property taxes are part of your situation, sort out which jurisdiction you are in first.
Frequently Asked Questions
When does Missouri SB 973 take effect?
SB 973 takes effect August 28, 2026. Governor Mike Kehoe signed the bill on July 13, 2026, as one of 36 bills he acted on that day (Office of Governor Mike Kehoe, July 13, 2026). Until August 28, the rules that applied before the bill still govern Missouri house sales, so the disclosure duty described here is not yet in force. Ask a Missouri real estate attorney which rules cover a contract in front of you now.
If you are selling in the Kansas City metro, our ranked guide to the best ways to sell your house for cash in Kansas City names the local buyers and shows where to ask for the written disclosure.
What does the Missouri SB 973 wholesaler disclosure have to say?
Reporting on the signed bill describes four required statements. The disclosure must say that the buyer is acting as a wholesaler and that the contract may be assigned for a profit. It must also say the wholesaler may never take title, and that the price may be below market value. It has to be a standalone written document delivered at least 14 calendar days before a purchase contract, and the enrolled bill at senate.mo.gov controls.
Can I cancel a contract if the wholesaler did not give me the disclosure?
Under the new law, if the required disclosure is not properly made, the owner may cancel the contract at any time before close of escrow without penalty. The earnest money goes to the owner. Violations are enforceable under the Missouri Merchandising Practices Act, the state's consumer-protection statute. Because the law is new and enforcement practice has not developed yet, a Missouri real estate attorney should review your contract before you act on it.
Does Missouri's new real estate law for 2026 ban wholesaling or cash sales?
No, SB 973 does not ban wholesaling and does not ban cash house sales in Missouri. It requires a buyer acting as a wholesaler to put the structure of the deal in writing, in advance, in a standalone document. A seller who wants a straightforward as-is cash sale can still have one. The change is that the seller is told how the deal works before signing rather than after.
What is the Missouri Residential Sale Leaseback Protection Act?
It is a separate set of protections created by SB 973 for homeowners who sell a house and then stay in it as a renter. The required disclosure must be provided to the seller not less than 14 calendar days before the agreement is executed, and both parties sign it at the same time. Title cannot transfer until 30 days after execution. A violation carries a civil penalty of up to $10,000, the Attorney General may enforce the act, and a harmed seller may bring a civil action.
Does SB 973 apply to a contract I sign before August 28, 2026?
The stated effective date is August 28, 2026, so contracts signed before that date sit under the prior rules as a general matter. How the law treats a deal signed in August that closes in September is harder, and the answer turns on your own paperwork. Ask a Missouri real estate attorney to look at the dates before you sign. Nothing stops you from asking any buyer for the written explanation the law will require in the fall.
What should I ask a "we buy houses" company in Missouri before signing?
Ask whether the company is buying the house itself or assigning the contract, whether it will take title at closing, and how it arrived at the number. Ask to see every disclosure in writing before you sign, ask whether the offer expires, and ask what happens if you change your mind. A buyer who answers plainly and in writing is already operating the way Missouri law will require after August 28, 2026.
Transparency Was Always the Right Standard
SB 973 codifies something reasonable sellers already wanted: a written explanation of the deal, delivered early enough to think about it. Starting August 28, 2026, a Missouri homeowner approached by a wholesaler should expect a standalone document two weeks ahead of any contract. It should say plainly who the buyer is, what may happen to the contract, and how the price relates to market value.
Until then, and after, the seller's move is the same. Ask the questions in writing, keep the answers, and run the paperwork past a Missouri real estate attorney. Propcash writes its Missouri content this way because the standard the state is adopting is the one a seller should hold every buyer to, including us.
Why wait? Sell your house “as is” for cash today
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Let's chatDisclaimer: This article is for informational purposes only and does not constitute legal advice. Missouri SB 973 was signed July 13, 2026 and takes effect August 28, 2026. It is a new law, and official guidance, agency interpretation, and industry practice may evolve. The descriptions above are drawn from the Governor's office, the Missouri Senate, and published reporting on the signed bill; the enrolled bill text at senate.mo.gov controls. Verify current requirements and consult a licensed Missouri real estate attorney before relying on any summary, including this one.