How to Wholesale Real Estate in St. Louis, MO
St. Louis is an independent city, not part of St. Louis County, so its deeds, probate cases and tax sales run through City offices of their own. Low prices, a huge stock of pre-war brick homes and a busy landlord market make it one of the most active wholesaling cities in the Midwest.
The short answer
Is wholesaling legal in St. Louis?
St. Louis follows Missouri law. Yes, but since August 28, 2026 you must give the seller a separate, signed written disclosure before contracting.
Read the Missouri wholesaling guide for the full rules.
St. Louis at a glance
| Primary county | St. Louis City |
|---|---|
| Typical home value | About $182,000 (Zillow Home Value Index, St. Louis City, Aug 2026) |
| Housing stock | Mostly pre-1950 solid brick: single-family homes, two-family flats and four-families, many over 100 years old |
| Where to search deeds | St. Louis City Recorder of Deeds (land records); St. Louis County Recorder of Deeds for county suburbs |
| Probate court | 22nd Judicial Circuit Court, Probate Division (City of St. Louis); 21st Circuit Probate Court for St. Louis County |
| Who handles closings | Title companies (Missouri closes through title companies) |
The market
Why investors wholesale in St. Louis
St. Louis combines entry-level prices with a very old housing stock. Many brick homes and flats need tuckpointing, roofs, electrical and plumbing work that owner-occupant buyers avoid, which creates steady discounts for investors. The city also runs frequent delinquent land tax sales and a large public land bank, so distressed inventory keeps appearing. Buy-and-hold landlords, rehabbers and out-of-state investors all buy here, which gives wholesalers a deep exit list at price points where small fees still pencil out.
South City (Dutchtown, Mount Pleasant, Gravois Park)
Dense blocks of 1900s–1920s brick single-family homes and two-family flats; landlords and rehabbers buy steadily in the low price tiers.
Tower Grove South and Bevo Mill
Brick bungalows and flats with stronger resale values, popular with flippers who renovate for owner-occupant buyers.
North City (Walnut Park, Baden, O’Fallon)
Some of the lowest prices in the metro, with many vacant or tax-delinquent brick homes; buyers here are mostly experienced landlords and rehabbers who price in heavy repairs.
Near North Riverfront and Hyde Park
Historic brick row buildings and flats; investors buy for long-horizon rehab and rental plays.
North County inner-ring suburbs (Ferguson, Jennings, Florissant)
Postwar brick ranches and small bungalows in St. Louis County; a large single-family rental market, but check each municipality’s occupancy inspection rules.
Deal flow
Finding motivated sellers in St. Louis
- Delinquent land tax suits. The City’s Collector of Revenue files suit on delinquent parcels about a year before the sale, and the Sheriff’s Office runs several land tax sales each year. Owners on the suit list have months to sell before the sale date, which is your window.
- Probate cases. New estates are filed in the Probate Division of the 22nd Judicial Circuit (City) or the 21st Circuit Probate Court (County). Search Missouri Case.net for new estates and reach the personal representative or their attorney.
- Vacant building registrations. Under City Ordinance 68610, vacant residential buildings with code violations can owe a $200 semiannual registration fee. Owners paying these fees on empty buildings are often ready to sell.
- Code violations and condemnations. The Building Division issues violations and condemnation notices on problem buildings. Owners facing repair orders on older brick homes are frequent motivated sellers.
- Pre-foreclosures. Missouri foreclosures are mostly non-judicial trustee’s sales, with notices published in a local legal newspaper before the sale. Track new notices for City and County addresses.
Your exit
Finding cash buyers in St. Louis
Search the St. Louis City Recorder of Deeds and the St. Louis County Recorder of Deeds for warranty and special warranty deeds recorded in the last six to twelve months where the buyer is an LLC or the price is well below list, then match the names to the City Assessor and County parcel records. Repeat buyers in South City and North County are usually buy-and-hold landlords; buyers in Tower Grove South and Bevo Mill are more often flippers. Also watch who is buying at the Sheriff’s land tax sales and from the Land Reutilization Authority, because those are active cash buyers.
St. Louis tip
Budget for the City’s Certificate of Inspection
In the City of St. Louis, the sale of an occupied home needs a Housing Conservation Certificate of Inspection if one has not been issued in the last 12 months, and rental units need one before a new tenant moves in. Many St. Louis County municipalities have their own point-of-sale inspections. Ask your title company early which inspection applies, because failed items on old brick homes can delay a closing or change your buyer’s numbers.
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FAQ
Wholesaling in St. Louis: common questions
Is wholesaling legal in St. Louis?
Yes. St. Louis follows Missouri law, which allows assigning your own purchase contract without a license. Since August 28, 2026, SB 973 (§407.3600 RSMo) requires a separate, signed written disclosure to residential sellers before you contract. See our Missouri wholesaling guide for the details.
Do I need to live in St. Louis to wholesale there?
No. You can pull records, market to sellers, and build your buyer list remotely. You will want a local title company and someone who can walk properties, because condition varies a lot from one brick home to the next.
How much do houses cost in St. Louis?
Zillow’s Home Value Index put the typical home in the City of St. Louis at about $182,000 in August 2026. Prices vary widely by neighborhood, from well under that in parts of North City to much higher in the Central West End and parts of South City.
Is St. Louis City the same as St. Louis County?
No. The City of St. Louis is an independent city with its own Recorder of Deeds, Collector of Revenue, Sheriff and circuit court. St. Louis County is a separate county with 80-plus municipalities. Always confirm which side of the line a property is on before you pull records or check inspection rules.
More markets
Other city guides near St. Louis
Compare other markets nearby, or read the full Missouri wholesaling guide.
Wholesaling guides for St. Louis investors
Sources. Last reviewed September 2026.
- City of St. Louis: Delinquent Land Tax Suit and Sale Schedule
- City of St. Louis: Residential Occupancy Permit and Housing Conservation Inspection
- City of St. Louis Ordinance 68610 (vacant building registration fee)
- St. Louis City Recorder of Deeds
- 22nd Circuit Court: Probate Division
- Zillow Home Value Index: St. Louis City, MO
Your next step
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