What Should You Expect From Your Realtor When Selling in Missouri?
Published by Cash Flow Deals · Last updated 2026-10-08
In Missouri, expect to sign an agency agreement before a broker lists your house as your agent. Under section 339.730, that seller's agent must present all written offers in a timely manner, even once you're under contract, and disclose every adverse material fact they know or should have known. They don't have to look for more offers while you're under contract. If certainty beats a listing's upside, Cash Flow Deals gives you two offers: our Cash offer, where we buy as-is and close, or our higher Premium offer through novation, where your home may be listed during the 15 business days of inspection and a licensed agent brings each buyer.
| List with a Missouri agent | Cash offer | Premium offer | |
|---|---|---|---|
| What you sign first | A written agency agreement with the broker | A written contract, binding only once both sides sign | A written contract, binding only once both sides sign |
| Who buys | A buyer your listing brings in | Cash Flow Deals buys the house as-is | A real FHA or conventional buyer, through novation |
| Your number | Whatever a buyer offers and you accept | Our as-is number | A higher number than the Cash offer |
| Listing and showings | Listed, with showings, until a buyer signs | No listing. One walk-through by our team | May be listed during the 15 business days of inspection. A licensed agent brings each buyer; showings are scheduled with you ahead of time and take 10 to 15 minutes |
| Inspection period | Set in the purchase contract | 15 business days | 15 business days |
| Closing date | Set once a buyer signs a purchase contract | 45 days or less, on a date you help pick | 45 days or less, on a date you help pick |
| Fees | The commission written into your listing agreement | No listing commission to Cash Flow Deals | Cash Flow Deals is paid as a separate line item on the closing statement |
| If financing falls through | The purchase contract decides what happens next | Not applicable: we're the buyer | You can still take the Cash offer |
Decide What Your Missouri Listing Agreement Allows
Certainty starts with the agreement you sign, and Missouri sets what has to be in it. Before a broker lists your house as your seller's agent, section 339.780 of the state's statutes requires a written agency agreement with you. It has to include the agent's duties under section 339.730 and the terms of compensation.
The Missouri Real Estate Commission's rule, 20 CSR 2250-8.090, names 14 items every written seller's agency listing agreement must contain. Two are numbers: the price and the commission to be paid, bonuses included. Two are dates. A definite beginning date. An expiration date.
Two more are about your agent working both sides of your sale. The agreement has to state whether the broker or agent may act as a disclosed dual agent, representing both you and the buyer, and whether they may act as a transaction broker, helping both of you without representing either. Missouri allows dual agency only with the consent of all parties to the sale, under section 339.750.
If your agent also helps the buyer, section 339.710 makes them a transaction broker by default, not a dual agent, as long as you and the buyer are told right away and it's confirmed in writing before the contract is signed. If you'd rather your agent work for you alone, those two lines are where you say no. Saying no has a trade-off: if you haven't agreed to the switch to transaction broker, section 339.755 lets the agent withdraw from representing you in that sale, without liability.
Two protections come with the paper. The agreement can't contain a provision requiring you to notify the broker of an intent to cancel the listing after the expiration date. And the licensee has to give you a legible copy when you sign.
Before you sign, read the dates and the two lines on working both sides.
Hold Your Agent to the Duties in Section 339.730
Once you've signed with a broker as your seller's agent, section 339.730 of Missouri's statutes sets what that agent owes you.
Under section 339.730 of the Revised Statutes of Missouri, your seller's agent must present all written offers to and from you in a timely manner, even if your house is already under a contract for sale.
Other duties sit in the same list. Your agent has to disclose to you all adverse material facts they actually know or should have known. Section 339.710 defines one as a fact related to the property, not reasonably ascertainable or known to a party, that negatively affects its value. If they know about a material matter but its specifics are beyond their expertise, they have to tell you to get expert advice. They also have to account in a timely manner for all money and property they receive.
The same section also sets a limit. While your house is under a contract for sale, your agent doesn't have to look for more offers. If you want more offers coming in anyway, write that into the agreement. Section 339.780 says nothing in it stops you from signing a written contract with a broker that adds duties beyond the ones it specifies, and the first duty section 339.730 lists is performing the terms of your written agreement.
The price is your call. The statute has your agent seek a price and terms acceptable to you. Our view: set that price from homes that sold in the same condition as yours, not from fixed-up homes yours doesn't match. We read days on market as the market's verdict on your price against the homes buyers pick instead. Showings without offers tell us buyers see a price that doesn't fit the condition in front of them. If the price has to come down, we think the case for it should be as-is sales, shown to you up front.
List With a Missouri Agent, or Take One of Two Offers
Our view: a listing's exposure to buyers whose lenders fund the purchase is where a higher price comes from, and you pay for that exposure in time. If a closing date you can plan on is worth more to you, Cash Flow Deals puts two offers on the table, and you choose one.
1. Cash offer: Cash Flow Deals buys your Missouri house as-is and closes on it. Nothing gets listed. Our team walks through once.
2. Premium offer: a real FHA or conventional buyer pays a higher number than our Cash offer, through novation. You sign with us at a number you agree to and give us permission to bring that buyer in our place. During the 15 business days of inspection, your home may be listed, and a licensed agent brings each buyer; showings are scheduled with you ahead of time and take 10 to 15 minutes. The buyer signs a new contract with you directly. Their lender funds it, and the title passes once, straight from you to the buyer. We're paid as a separate line item on the closing statement. If that buyer's financing falls through, you can still take our Cash offer.
3. Inspection: 15 business days, whichever offer you take.
4. Closing: 45 days or less, on a date you help pick.
Common questions
What's the first form a Missouri agent should give me?
The Broker Disclosure Form the Missouri Real Estate Commission prescribes. In a residential sale where you don't have a brokerage relationship yet, a licensee has to provide it at the earliest practicable opportunity during or after your first substantial contact. No matter what, they have to provide it once they get personal or financial information from you or before you sign a brokerage service agreement, whichever happens first (20 CSR 2250-8.097).
If I allow dual agency in Missouri, what can't the agent tell the buyer?
Without your consent, a dual agent can't tell the buyer that you're willing to accept less than the asking price, or what's motivating your sale. The terms of any earlier offers or counteroffers stay undisclosed too, unless you consent (section 339.750).
Can my listing agent also list homes that compete with mine?
Yes. Section 339.730 lets a seller's agent show buyers properties you don't own and list competing properties for sale without breaching any duty to you.
Does my agent have to tell buyers about problems with my house?
Yes. A Missouri seller's agent has to disclose to buyers all adverse material facts they actually know or should have known. They owe buyers no duty to inspect the house independently (section 339.730).
Can I compare both offers before I decide?
Yes. Neither offer binds you until a written contract is signed by both sides, and you can read it with an attorney first. Anyone on the title can join the call.
Keep reading
What this means for your options
Selling without a realtor saves the listing-side commission, but you take on marketing, negotiation, and paperwork yourself. Our flat-fee structure gets you a licensed brokerage without the traditional 3% listing-side cost.
Wait and see
Keep the property as-is and hope conditions improve. The mortgage, insurance, and upkeep keep costing money while you wait, with no set date for things to turn around.
List with a traditional agent
Standard MLS listing, typically 5-6% in commission, and a financed buyer whose deal depends on appraisal, inspection, and lender approval — any of which can fall through after weeks on market.
Sell to Cash Flow Deals
No repairs, no showings, no financing contingency on your side — our novation structure connects you with a bank-financed buyer at a price locked at signing. Usually within one business day.
See your selling options before you decide anything.