Selling an Inherited Home in St. Louis, MO — 2026 Guide

Missouri has no state inheritance tax. Heirs of St. Louis properties pay no Missouri inheritance tax regardless of their relationship to the deceased — and federal estate tax only applies to estates over $13.61 million (2024 threshold). The primary complications for St. Louis heirs are: (1) which court to file in (St. Louis City and St. Louis County are separate jurisdictions), (2) the LRA’s active acquisition of tax-delinquent St. Louis City properties, and (3) the carrying costs during the probate process. A cash sale closes in 7 to 14 days once you have probate authority. Skip The Agent delivers written cash offers within 24 hours.

If you have inherited a home in St. Louis and need to understand your options, this guide covers Missouri’s inheritance tax rules, the St. Louis City vs. County probate distinction, the LRA’s role in tax-delinquent properties, and how to sell quickly once you have authority to do so.

Missouri Inheritance Tax: What St. Louis Heirs Actually Owe

Missouri has no state inheritance tax. Missouri repealed its state inheritance tax and does not currently impose one. Heirs of St. Louis properties — regardless of their relationship to the deceased — owe no Missouri state inheritance tax.

Federal estate tax does not apply to most estates. Federal estate tax only applies to estates exceeding $13.61 million (2024 threshold). The vast majority of St. Louis estates fall well below this threshold.

Capital gains and stepped-up basis. When you inherit a St. Louis property, your cost basis for capital gains purposes is the fair market value at the date of death — not what the deceased originally paid. If you sell for approximately the date-of-death value, you owe no capital gains tax. This is one of the most significant tax benefits of inherited property.

St. Louis City vs. St. Louis County: Which Probate Court?

This is the most important jurisdictional question for St. Louis heirs. St. Louis City and St. Louis County are separate legal jurisdictions — St. Louis City is an independent city, not part of any Missouri county. Filing in the wrong probate court delays the process.

St. Louis City properties → file in the St. Louis City Circuit Court (Probate Division), 10 N. Tucker Blvd., St. Louis, MO 63101
St. Louis County properties → file in the St. Louis County Circuit Court (Probate Division), 7900 Carondelet Ave., Clayton, MO 63105
Properties in surrounding counties (Jefferson, St. Charles, Franklin) → file in that county’s circuit court probate division

Typical probate timeline: 4 to 8 months for straightforward Missouri estates. Complex estates, disputes among multiple heirs, or title complications can extend this.

Missouri’s simplified/summary administration: Missouri allows a simplified probate process for smaller estates (under $40,000 in personal property and no real estate, or real estate passing to surviving spouse/minor children). For real property valued higher than this, full administration is typically required.

The LRA and Tax-Delinquent St. Louis City Properties

The Land Reutilization Authority (LRA) is a St. Louis City quasi-governmental agency that acquires tax-delinquent properties through the St. Louis City tax foreclosure process. If the inherited St. Louis City property has delinquent city taxes, the LRA may already have an interest or could acquire it.

Key facts for heirs:

St. Louis City tax delinquency accrues interest and penalties
After extended delinquency, the City of St. Louis can initiate tax foreclosure
The LRA acquires properties that go through this process
Outstanding St. Louis City taxes and LRA liens must be cleared at closing

A cash buyer accounts for outstanding city taxes and delinquencies in the offer calculation — these come out of sale proceeds at closing. You do not bring cash to the table.

Carrying Costs During St. Louis Probate

During the 4 to 8 months of Missouri probate, the estate continues to incur:

Property taxes: St. Louis City non-homestead taxes run $1,800 to $3,200+ annually depending on location; St. Louis County varies by municipality
Vacant property insurance: $90 to $165 per month
Utilities (minimum): $50 to $100 per month
Maintenance: Lawn, winterizing, basic security

Monthly carrying cost range: $285 to $525 per month without a mortgage.

Selling a St. Louis Inherited Property: Your Options

Option A: Sell as-is to a cash buyer (fastest) Once you have probate authority, a cash sale closes in 7 to 14 days. No repairs, no cleaning, no showings. We assess once and make a written offer within 24 hours. This stops the carrying cost clock fastest.

Option B: Clean up and list traditionally For St. Louis properties in decent condition in areas with active buyer demand (Webster Groves, Kirkwood, south county, Chesterfield), a traditional listing may net more. The challenge is coordinating for out-of-state heirs and the additional time required.

Frequently Asked Questions

Do St. Louis heirs pay inheritance tax? No. Missouri has no state inheritance tax. There is no Missouri inheritance tax regardless of the heir’s relationship to the deceased. Federal estate tax only applies to estates over $13.61 million.

Which probate court do I file in for a St. Louis inherited property? If the property is in St. Louis City (an independent city), file in the St. Louis City Circuit Court Probate Division. If it is in St. Louis County, file in the St. Louis County Circuit Court Probate Division in Clayton. The city and county are entirely separate jurisdictions.

What is the LRA and how does it affect inherited St. Louis City properties? The Land Reutilization Authority (LRA) is a quasi-governmental agency that acquires tax-delinquent properties in St. Louis City through the city’s tax foreclosure process. If the inherited property has delinquent city taxes, outstanding LRA-related amounts must be cleared at closing. A cash buyer handles this — it comes from sale proceeds.

How long does Missouri probate take for a St. Louis property? Typically 4 to 8 months for straightforward estates. Missouri allows simplified probate for smaller estates, but inherited real estate typically requires full administration.

What are the carrying costs on a vacant St. Louis estate property? St. Louis City non-homestead taxes run $1,800 to $3,200+ annually. Vacant insurance runs $90 to $165 per month. Total carrying costs without a mortgage: $285 to $525 per month.

See all your options: Sell My House Fast St. Louis MO: Every Real Option in 2026 for all your St. Louis options compared.

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Written by Addai Lewellen and Grant Umali, co-founders of Skip The Agent LLC. Addai brings deep experience in real estate acquisitions and deal structuring across Midwest and national markets. Grant brings a background in marketing, sales, and customer success. They handle every deal personally. Reach them directly at skiptheagent.llc.