Selling an Inherited House in Missouri: Probate, Fees, and Your Options

An inherited house is usually the thing an heir wants handled, not managed. If you are selling an inherited house in Missouri, probate is the process that decides when anyone is allowed to sign a deed, and it sets the pace for everything that follows. Missouri gives estates a real shortcut that many states do not offer, and it also charges a statutory fee that most heirs do not see coming.

This guide covers both sides. We will tell you exactly how the process works before you sign anything, including the parts that are not in our favor, so you can decide what to do with the house on your own schedule.

Do you have to go through probate to sell an inherited house in Missouri?

Usually yes, if the house was part of the decedent's estate. Missouri probate is governed by RSMo Chapter 473 and runs through the Probate Division of the Circuit Court in the county where the decedent lived. Until the court issues letters naming a personal representative, no one has recorded authority to convey the house, and a buyer's title company will ask to see that authority before closing.

Whether a particular house is part of the estate turns on how title was held. That is a document question, not a guess, so have a Missouri attorney read the deed before you open a case or sign a listing agreement.

One deadline sits ahead of everything else. A will must be presented within one year of death or it is forever barred (RSMo 473.050). Families who spend a year deciding whether to file can lose the ability to use the will at all, which changes who inherits the house.

The two paths: independent versus supervised administration

Missouri runs estates on one of two tracks. Independent (unsupervised) administration lets the personal representative act without case-by-case court approval and is faster and cheaper, while supervised administration puts the court in the loop on major decisions (RSMo 473.780, 473.787; Fritz Law, October 2025). Independent administration is available when the will authorizes it or when all heirs and devisees consent.

That distinction matters directly for selling. Under independent administration, the personal representative's authority to sell estate real property is broader and does not require a separate court order for each step. Under supervised administration, court approval is generally required before a sale can proceed, which adds filings, hearing dates, and time.

Do not rely on the general rule alone. The letters the court issues state what this personal representative may do in this estate, and title companies read that document, not a statute summary. Confirm the specific grant of authority to sell before you agree to a closing date.

How long does Missouri probate take?

In an independent estate, a personal representative can often finish administration after six months and ten days from first publication of letters by filing a statement of account, provided all statutory notices, claims, and taxes are properly handled. Full administration commonly runs six to twelve months and up. Supervised and contested estates run longer still.

The six months and ten days figure is not arbitrary. It sits just past the creditor claim window, which is the real gate on closing an estate:

• Notice of letters: the clerk publishes notice once a week for four consecutive weeks (RSMo 473.033).
• Inventory: the personal representative must file an inventory within 30 days after letters (RSMo 473.233).
• Creditor claims: most claims must be filed within six months after first publication of notice of letters (RSMo 473.360).
• Absolute bar: claims are barred one year after the date of death regardless (RSMo 473.444).
• The will: must be presented within one year of death or it is forever barred (RSMo 473.050).

A sale can generally happen well before the estate closes, once letters are issued and authority is clear. Proceeds typically stay in the estate until administration wraps up, so plan for the house to sell first and the money to distribute later.

What Missouri probate actually costs

Missouri sets a statutory minimum fee schedule under RSMo 473.153 for both attorney and personal-representative compensation, calculated from the size of the estate. Both the attorney and the personal representative can each charge under that schedule, so the two amounts stack on the same estate.

The scale is easier to see with a number. On a $300,000 estate, the minimum attorney fee alone is roughly $8,050 (RSMo 473.153). That is before the personal representative's compensation, before court costs, and before any request for extra compensation for extraordinary services. Most competitor guides describe Missouri probate as fast and stop there.

Does a small estate affidavit cover a house in Missouri?

Rarely, because the threshold is low. A small estate affidavit is available only if the entire estate, minus liens and debts, is less than $40,000, and it cannot be filed within 30 days of the decedent's death (RSMo 473.097). Missouri's statewide median sale price was $281,400 in March 2026 (Redfin, March 2026), and the typical house value was $263,040 (Zillow ZHVI, March 2026), so a house carrying meaningful equity generally pushes the estate past the limit on its own.

Two more conditions apply above $15,000 of estate value. A notice to creditors must be published, and a bond must be filed in an amount not less than the value of the personal property (RSMo 473.097). The affidavit is a real tool for an estate that is mostly a bank account and a car. It is a poor fit for one that includes a house with equity.

Missouri probate terms, defined

Missouri estate paperwork uses a small set of terms that decide who can sell the house and when. These are the ones you will see on the filings.

• Probate: The court process that identifies a decedent's assets, pays valid debts, and transfers what is left to heirs or devisees. In Missouri it runs under RSMo Chapter 473.
• Personal representative: The person the court appoints to administer the estate. Missouri uses this single term for both an executor named in a will and an administrator appointed without one.
• Letters: The court document proving the personal representative's appointment and stating what that person is authorized to do, including whether they may sell real property.
• Independent administration: The unsupervised track, available when the will authorizes it or all heirs and devisees consent, in which the personal representative acts without case-by-case court approval (RSMo 473.780, 473.787).
• Supervised administration: The track in which the court reviews major decisions, including sales of estate real property, which generally require approval.
• Small estate affidavit: A simplified alternative to full administration for estates under $40,000 net of liens and debts, unavailable within 30 days of death (RSMo 473.097).
• Statement of account: The filing an independent personal representative uses to close administration, often available six months and ten days after first publication of letters.
• Cash home buyer: A company or individual that buys a house directly with its own funds, in current condition, without a mortgage contingency, and can typically close in days rather than the one to two months a financed sale takes.

Carrying costs and your three options

Once authority to sell is clear, heirs generally have three realistic paths: list with an agent, sell to a direct cash buyer, or keep the house and rent it. The right one depends on the condition of the house, how far away you live, and how long the estate can absorb the carrying costs.

Those costs run the whole time. Missouri assesses residential real property at 19% of market value (RSMo 137.115.5), and the tax bill, insurance, utilities, and yard work continue whether anyone lives there or not. A vacant inherited house also invites problems that get expensive, and unpaid taxes eventually reach a Missouri property tax sale. If the house carries a mortgage that stopped being paid, our guide to stopping a foreclosure in Missouri covers that clock separately.

Propcash is a direct cash homebuyer. We buy houses across Missouri with our own funds, in any condition, and we handle what is still inside. Take what you want, leave the rest. There are no agent commissions, no closing costs charged to you, and no fees, so the process is free for sellers. Our offers are based on local market data, and we will show you how we got to our number. Our offer stands, so you can take it to the estate's attorney before you decide.

We will also tell you when a cash sale is not your best move. If the house is in good shape, an heir lives nearby, and the estate can comfortably carry the taxes and insurance for a few months, listing with a local agent may return more, and we will say so and point you to one. That is a judgment about your estate, not about what is convenient for us. City-level detail is on our St. Louis cash buyer options and Kansas City cash buyer options pages, and current pricing context is in our Missouri housing market guide for 2026.

Or call or text (615) 552-4296 to speak with the decision-maker. There is no obligation, and no rush to decide.

Frequently Asked Questions

Do I have to go through probate to sell an inherited house in Missouri?

Usually yes, if the house was part of the decedent's estate. Missouri probate runs under RSMo Chapter 473 through the Probate Division of the Circuit Court in the county where the decedent lived, and a buyer's title company will want to see letters showing who has authority to sign the deed. Whether a specific house is part of the estate depends on how title was held, which a Missouri attorney should confirm from the deed. A will must be presented within one year of death or it is forever barred (RSMo 473.050).

How long does probate take in Missouri?

In an independent estate, a personal representative can often close administration after six months and ten days from first publication of letters by filing a statement of account, if all statutory notices, claims, and taxes are handled. Full administration commonly runs six to twelve months and up, and supervised or contested estates run longer. The main constraint is the creditor claim window, which is generally six months after first publication of notice of letters (RSMo 473.360). An absolute one-year bar from the date of death also applies (RSMo 473.444).

How much does probate cost in Missouri?

Missouri uses a statutory minimum fee schedule under RSMo 473.153 for both attorney and personal-representative compensation, calculated from the size of the estate. Both the attorney and the personal representative can each charge under that schedule, so the two amounts stack. On a $300,000 estate, the minimum attorney fee alone is roughly $8,050, before the personal representative's compensation, court costs, or any extraordinary services. Heirs who budget for one fee and discover two are the most common source of surprise in Missouri estates.

Can I use a small estate affidavit for an inherited house in Missouri?

Rarely, because the threshold is low. A small estate affidavit is available only if the entire estate, minus liens and debts, is less than $40,000, and it cannot be filed within 30 days of the decedent's death (RSMo 473.097). Missouri's statewide median sale price was $281,400 in March 2026 (Redfin, March 2026), so a house with meaningful equity generally pushes the estate past the limit on its own. If the estate value exceeds $15,000, a notice to creditors must be published and a bond must be filed in an amount not less than the value of the personal property.

Can a personal representative sell a house without court approval in Missouri?

It depends on which administration path the estate is on. Under independent administration, the personal representative's authority to sell estate real property is broader and does not require case-by-case court approval (RSMo 473.780, 473.787). Under supervised administration, court approval is generally required before a sale. The safe practice either way is to read the letters the court issued and confirm the specific grant of authority before signing a contract.

How fast can I sell an inherited house in Missouri?

The estate, not the buyer, usually sets the floor. Once letters are issued and the personal representative has clear authority to sell, a cash purchase that does not depend on a lender can close in as few as 7 days, while a listed sale takes longer because Missouri houses sold in a median of 44 days in March 2026 (Redfin, March 2026) before closing time is added. Sale proceeds typically stay in the estate until administration closes. There is no rush to decide, and confirming your authority with a Missouri attorney first is worth the wait.