Selling a house or land as-is in Missouri.
Star Thing Valley, a real estate investment brand of Star Thing LLC, buys houses and land as-is in Missouri, or assigns its contract to an investor who buys. We pay the closing costs.
Star Thing LLC is not a licensed real estate broker. This solicitation is not from a licensed real estate professional.
What we take off your plate.
Why sellers work with us.
- Our investor network.
We work with investors, builders and land buyers, and with companies that show signed contracts to those buyers. When we assign, we offer the contract to buyers who buy properties like yours. We share your property's details only after you sign.
- No repairs.
We buy as-is. You don't fix, renovate or stage anything. We prefer the property vacant and clear of trash, but it doesn't have to be; we take its condition into account in our price.
- No commission, and we pay the closing costs.
There's no agent commission. We pay deed preparation, transfer taxes, title insurance, recording and the closing agent's fees. If we assign the contract, we're paid a fee from the difference between your price and what the buyer pays.
- No bank loan needed.
Our contract doesn't depend on a loan. During the 14-business-day inspection period we may still cancel, including if we can't buy it, partner on it or pass the contract to another buyer.
- Liens and back taxes, paid from your proceeds at closing.
Any mortgage, liens or unpaid taxes are paid from your sale proceeds at closing, through the title company or closing attorney. If they add up to more than the price, the difference has to be covered before closing; we'll tell you if we see that.
- Inherited or complicated ownership.
We work through death certificates, probate and heirs' paperwork to confirm who can sell.
- You always know where you stand.
Our full contract is public, your state's extra terms have their own page, and there's a fixed end date: if we don't confirm by business day 14, the contract ends on its own and you're free to sell to anyone. The closing date is written in your contract; ask us about it before you sign. Read the full contract →
Your options, side by side.
| Topic | Sell to Star Thing LLC | List with an agent | Sell it yourself |
|---|---|---|---|
| Commission | None. If we assign, our fee comes from the price difference | Usually, often for both agents | No listing commission; you may pay a buyer's agent |
| Closing costs | We pay all of them | Your share | Your share |
| Repairs | None, as-is. We may ask a lower price if the inspection finds surprises | Buyers often ask for repairs or credits | Buyers often ask for repairs or credits |
| Buyer's loan | No financing condition | Often a loan, which can be delayed or denied | Often a loan, which can be delayed or denied |
| Can the buyer back out? | Yes, during our 14-business-day inspection period | Usually during the contingency periods | Usually during the contingency periods |
| Price | A written as-is price in the purchase agreement, from us, based on what investors pay for similar properties, paid in full in cash at closing, with no loan contingency. It changes only if our inspection finds something we didn't expect. Usually lower than a listed sale | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does |
Every detail, row by row: compared with listing with an agent · compared with selling it yourself
See it with your own numbers: Compare what you'd keep
Before you sign.
Four things every seller should know.
- We may assign the contract.
We may assign your contract to an investor or an affiliated company (a company with the same owner as Star Thing LLC), which then buys your property at your price.
- After an assignment, you deal with the new buyer.
Once the new buyer signs an agreement to take over our obligations and we send you a copy with their name and contact details, they take our place, and Star Thing LLC is released. You agree to this release when you sign.
- The inspection period is 14 business days.
Weekends and federal and state holidays don't count. If we don't confirm in writing that we're moving forward, the contract ends on its own.
- Vacant and clear of trash is preferred, not required.
If tenants, belongings or trash will still be there at closing, tell us before we make an offer. We take it into account in our price, and the contract lists anything that stays.
Selling in Missouri.
Our Missouri contract, word for word, on top of our standard terms.
Terms in your contract
Principal
Buyer is purchasing as a principal for its own account and is not Seller's agent or broker. Seller consents now to Buyer's assignment of this agreement to any assignee, and Seller will close with the assignee on these terms.
Wholesaler disclosure
For 1-4 unit residential property, Seller and Buyer signed and dated the separate wholesaler disclosure statement required by RSMo 407.3600 on ______________, 20___, at least 14 calendar days before the Effective Date of this agreement (Section 18(b)), and no binding agreement was signed before both had signed and dated it (RSMo 407.3600.3). If this disclosure was not made as RSMo 407.3600.2 requires, Seller may cancel this agreement at any time before closing without penalty, and the closing agent will pay any earnest money to Seller within 30 days after cancellation (RSMo 407.3600.4).
Methamphetamine
Seller discloses under RSMo 442.606 that, to Seller's knowledge, methamphetamine [has / has not] been produced on the Property.
Methamphetamine convictions (RSMo 442.606(2))
Seller discloses that, to Seller's knowledge (including what Seller should have known), the Property [was / was not] the place of residence of a person convicted of any crime listed in RSMo 442.606(2), and [was / was not] the storage site or laboratory for any substance involved in such a conviction.
Notices you sign first
Wholesaler Disclosure (RSMo 407.3600)
Signed at least 14 days before the contract.
Missouri law requires a wholesaler acting as a grantee, before entering into a contract or agreement that conveys an interest in residential real property, to provide certain information to the record owner in a conspicuous manner printed in boldface type font size not less than twelve points. Failure by a wholesaler to present or complete this form shall be considered an unlawful and unfair practice under the Missouri Merchandising Practices Act. Any person who enters into an agreement that conveys an interest in residential real property to a wholesaler acting as a grantee without receiving this disclosure has a cause of action against the wholesaler. A wholesaler acting as a grantee is prohibited from entering into a binding contract to acquire an interest in residential real property unless this statement is signed and dated by the record owner of the property.
The owner acknowledges that the person presenting this document is a wholesaler, as defined in section 407.3600 of the Revised Statutes of Missouri, and that the owner is advised to seek legal advice before entering into any agreement or contract with the wholesaler. A wholesaler is acting on the wholesaler's own behalf and does not represent the owner in this transaction. A wholesaler enters assignable contracts with owners and seeks to sell or assign the wholesaler's interest for a profit. The wholesaler may assign the wholesaler's interest in the purchase contract to a third party without the owner's consent before closing. The wholesaler may charge a fee to the third-party buyer separately for profit. The agreed purchase price between the owner and wholesaler may be below market value and is conveyed voluntarily.
The owner acknowledges disclosure of the information provided in this form by signing and dating below:
For a home built before 1978: the federal lead-based paint disclosure (Exhibit C) and the EPA pamphlet, before you sign the contract.
Closing
Through a title company, escrow company or closing attorney. We pay all closing costs. Any mortgage or liens are paid from your sale proceeds. If a seller isn't a U.S. person for tax purposes, federal law (FIRPTA) may require part of the price to be withheld for the IRS at closing.
Your rights
If Missouri law gives you more rights than this page lists, those rights apply. This page describes our contract; it isn't legal advice.
Missouri market right now
What home buyers in Missouri are facing.
Public numbers, updated each time we update this page.
30-year mortgage rate (U.S.)
7.32%
Up from 6.19% a year ago
Freddie Mac PMMS, via FRED, week of Oct 22, 2026 · source
Median days on market (Missouri)
57 days
Up from 56 days a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Median listing price (Missouri)
$300,000
Down from $302,450 a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Listing prices are asking prices, not sale prices, and they aren't a value for your property. Our offer is a separate as-is price and is usually lower than a listed sale.
Other states we buy in.
25 states.