Last Updated: August 2026
Important
Please read all disclosures carefully before entering into any agreement with SellMyHouseFastStCharles.com. These disclosures are provided to ensure you are fully informed about the nature of our transactions and your rights as a Missouri property seller.
Real Estate Investment Disclosure
SellMyHouseFastStCharles.com, owned and operated by We Buy Houses St. Louis, MO LLC, operates as a real estate investment company. We purchase residential properties from homeowners for investment purposes, including renovation and resale, rental, or other investment strategies. We are not acting as your real estate agent or broker in any transaction.
We are not a licensed real estate brokerage. Any purchase offer made by SellMyHouseFastStCharles.com is made in our capacity as a real estate investor, not as a licensed agent representing your interests.
As a real estate investor, our goal is to purchase your property at a price that allows us to profit from the transaction after accounting for renovation costs, holding costs, and resale expenses. Our offers are typically 70-80% of a property's estimated after-repair value (ARV), which is lower than full retail market value. You have the right to seek independent professional advice before accepting any offer.
We strongly encourage all sellers to consult with an independent, licensed real estate professional or attorney before entering into any purchase agreement with us, especially if you are unfamiliar with real estate transactions, are in financial distress, or are part of a probate or estate proceeding.
Missouri Seller Advisory
Under Missouri law, you as the property seller are entitled to certain protections and have specific rights in any real estate transaction. The following advisories are provided in accordance with Missouri real estate practice standards.
Your Right to Independent Representation
You have the right to be represented by a licensed Missouri real estate agent or attorney of your choosing at any time during the transaction. SellMyHouseFastStCharles.com does not discourage, limit, or penalize sellers who seek independent legal or real estate counsel. Any cost of independent representation is yours to bear, but we consider it a healthy part of an informed transaction.
Missouri Property Disclosure Requirements
Missouri law generally requires sellers to disclose known material defects in residential property. Even when selling to an investor, you may have disclosure obligations. We will provide you with the appropriate Missouri Seller's Disclosure Statement form, but you are responsible for accurately completing it. Failure to disclose known material defects may expose you to legal liability.
As-Is Purchase Acknowledgment
Our purchase offers are made on an "as-is" basis. This means we are accepting the property in its current condition, including all known and unknown defects, and we do not require you to make any repairs. Our offer price reflects our assessment of the cost to bring the property to market-ready condition. You are not waiving your disclosure obligations by selling as-is; you are confirming that we accept the property regardless of its condition.
Right to Cancel
Your rights to cancel, and any review period, will be stated clearly in your written purchase agreement, and certain transactions may carry cancellation rights under Missouri law. We do not use high-pressure tactics or impose unreasonable cancellation penalties. If you have any questions about the cancellation terms in your agreement, please consult an attorney before signing.
Equity and Fair Market Value Advisory
Offers from real estate investors like SellMyHouseFastStCharles.com are typically below the property's full retail fair market value. This discount exists because we absorb the risk, cost, and time associated with renovating and reselling the property, and we provide you with speed, certainty, and convenience that a traditional market sale cannot guarantee.
We encourage you to consider the full picture when evaluating our offer. A traditional market sale may yield a higher gross sale price, but it typically involves realtor commissions, repair costs, carrying costs during the listing period, and the risk of buyer financing falling through. Many sellers find that after accounting for these costs and the time value of money, a direct sale provides comparable net proceeds.
You are under no obligation to accept our offer. We provide a free, no-obligation offer as a service to homeowners who want to understand their options. Reviewing our offer does not bind you to sell your property to us.
Contact Form & Data Use Disclosure
When you submit a request for an offer through our website, you are providing your contact information and property details so we can evaluate your property, prepare an offer, and follow up with you about your options. We do not sell your personal information to third parties.
By submitting the form, you consent to being contacted by We Buy Houses St. Louis, MO LLC and its brands by phone, text message, or email. You may opt out of further contact at any time, including by replying STOP to any text message. Please see our Privacy Policy for complete details on how we collect, use, share, and protect your information.
No Guarantee of Purchase Offer
Submitting your property information through our website does not guarantee that we will make a purchase offer. We reserve the right to decline to make an offer on any property for any reason, including but not limited to property condition, location, title issues, or current market conditions.
Any verbal or preliminary estimate of value is not a binding offer. A binding purchase offer will only be made in writing, signed by an authorized representative of SellMyHouseFastStCharles.com, and delivered to you directly.
Contact Us
If you have questions or concerns about these disclosures, please contact us:
We Buy Houses St. Louis, MO LLC