The short version
- Houses that sit almost always have one of three problems: price, condition or access.
- Deals that fall apart often fail on the buyer's loan, the appraisal, or a municipal occupancy inspection.
- If you're done waiting, we buy houses as-is that have been on the market or fallen out of contract, and we close on your date.
Why houses sit
| Problem | What it looks like | What usually fixes it |
|---|---|---|
| Price | Showings but no offers, or no showings at all | Price to what similar houses sold for, not what neighbors are asking |
| Condition | Buyers like it, but inspections or appraisals kill the deal | Fix the big safety items, or sell to a buyer who doesn't need a loan |
| Access | Tenants, a vacant house nobody can show, or limited showing times | Make it easy to see, or sell to a buyer who needs only one walkthrough |
| Photos and marketing | Lots of online views, few showings | Better photos and an honest description |
Why deals fall through
- The buyer's loan. FHA and VA loans have property standards. Peeling paint, a bad roof or a missing handrail can stop a closing.
- The appraisal comes in low. The lender won't lend more than the appraised value, and the buyer may not have the difference.
- The inspection. The buyer asks for repairs or a big credit, and you can't agree.
- The city's occupancy inspection. In many St. Louis County cities, the house has to pass before the buyer can move in. See our as-is selling guide.
What to do next
| Option | Good when | Watch out for |
|---|---|---|
| Cut the price and relist | The house is in good shape and you can wait | Every month adds holding costs |
| Fix the deal-killers and relist | A few repairs would get it through inspections and appraisals | Repair costs and more time on the market |
| Rent it out | You can be a landlord and the numbers work | Turnover costs, tenants and rental inspections |
| Sell to a cash buyer | You want a sure closing without more repairs or showings | Compare your real net, not just the price |
Use the calculator in our cash offer vs. listing guide to compare one more round on the market against a cash sale now.
If your listing is still active
Respect your listing agreement. If your house is listed with an agent, talk to them first. You can get our offer once the listing expires or is cancelled, or your agent can bring us the deal.
Why sellers come to us after the market
We buy houses that didn't sell, as-is: no loan, no appraisal, no inspections from us. We pay all the closing costs, make an offer within 24 hours, and close on the date you pick. Henry has been buying houses in St. Louis since 2014 and is a licensed Missouri agent, so he can tell you honestly whether one more round on the market is worth it.
Common questions
My listing expired. Can you make an offer right away?
Yes. Once your listing agreement has expired or been cancelled, call us and we'll make an offer within 24 hours.
A buyer backed out after inspection. Will you buy it?
Yes. Send us the inspection report if you have it. It helps us make a faster, firmer offer.
Will you buy a house that won't pass an FHA appraisal?
Yes. We pay cash, so there's no lender appraisal and no FHA or VA property standards to meet.
Do I pay a commission if I sell to you?
No. There's no commission, and we pay all the closing costs.
This guide is general information for Missouri homeowners, not legal, tax or financial advice. Laws and local procedures change. Talk to a Missouri attorney, CPA or HUD-approved housing counselor about your situation. HJ House Buyers is a real estate investment company, not a law firm or real estate brokerage.