St Louis Real Estate Search

Contingencies:   Home Inspections

Contract "contingencies" are factors in the buyers acceptance of the contract, allowing the sale 'subject to' satisfactory completion of the contingency.   In other words, contingent sale allows the buyer to place conditions on the sale closing such as home inspection, appraisals, financing, title and survey.

The first contingency usually addressed in a home sale is for inspections.  

In the St Louis area, most contracts written are either the St Louis Association of Realtors Residential Sale Contract or Special Sale Contract.  The Residential Sale Contract includes a 'built in' provision for inspection contingency with a blank for how many days the buyer has to perform inspections.  The Special Sale Contract has no such provisions, but does have an additional rider that can be added which includes provisions for inspections spelled out.  

Types of Inspections

Home buyers have several options to choose from.  Generally inspections are performed simultaneously with one or more inspectors visiting the home at a scheduled time.  The buyer(s) are STRONGLY encouraged to attend these inspections as they often times help the prospective new owners on the many potential maintenance issues that can arise.  

1.  Building Inspection --major systems, roof, gutters, structure, drainage, electrical and plumbing, doors and locks are all throughly tested and inspected.  Results are usually summarized and detailed.  Good inspections include photos too.

2.  Termite Inspections --perimeter of home, yard, and all exposed basement joists are examined for any current or past evidence of termites or wood destroying insects (carpenter ants, etc.)

3.  Radon Inspection -- Radon gas, a radioactive gas found, is naturally occuring as is rises from the ground into the air.  Homes can trap this gas in basements and in slab homes so that levels of this gas exceed healthy levels.  Persistent exposure to excessive levels of radon gas are known to cause lung cancer.  Various types of radon inspections test the levels to make sure that radon levels don't exceed US EPA guidelines.  Hazzardous levels may be easily remediated. 

4.  Sewer Lateral -- The sewer line can be inspected with a camera to make sure the sewer travels all the way out to the main line and any cracks or roots are noted.    St Louis City  and St Louis County both have very different mandatory insurance plans if problems exist.  Costs to repair a sewer lateral can cost thousands, so identification prior to purchase can be helpful. 

5.  Lead Paint -- lead hazard inspections are important if young children reside in the home and / or if the home was built prior to 1978.  Old windows and poorly maintained paint coats are good indicators that the home may need a lead test.  

Latest City Listings $200,000 and up

$489,000
3 Beds ⋅ 3 Baths ⋅ 26058634 MLS ⋅ COMING SOON Status
Professional pictures expected Wed, 9/16 and showings to begin Friday, 9/18. Don't miss this beautiful Gaslight Square townhouse built in 2004 with LOTS of recent updates: NEW refrigerator (2026), Dishwasher (2021), HVAC (2026), Hot water heater (2026), Smart Security door locks (2024), Deck (2023), Lower level rec room finish (2021) and included washer & dryer (2021). More info coming soon!

St Louis
$199,900
2 Beds ⋅ 2 Baths ⋅ 26058723 MLS ⋅ ACTIVE Status
Set in the heart of Dogtown, this charming bungalow offers the perfect blend of classic character, comfortable living and an unbeatable location. Step inside to a spacious family room with beautiful hardwood floors and plenty of natural light. The dining room offers flexible space for gathering around the table or creating a comfortable home office. The bright kitchen features crisp white cabinetry, tile backsplash, stainless steel appliances and plenty of storage and counter space. Two spacious bedrooms with hardwood floors and ceiling fans share an updated full bath. The finished lower level adds even more living space with a large bonus room and an additional full bath with walk-in shower. Outside, enjoy a fully fenced yard, patio and oversized one-car garage with additional storage. Known for its welcoming community, neighborhood gathering spots and legendary St. Patrick’s Day celebration, Dogtown has a character all its own. Forest Park is just minutes away, putting the St. Louis Zoo, The Muny, Saint Louis Art Museum, golf courses and miles of trails practically in your backyard. With easy access to downtown, sporting events, concerts and some of the city’s best dining and entertainment, this is a great opportunity to enjoy the best of St. Louis city living. Don’t miss out!

1334 San Jacinto Ct, St Louis
$279,900
2 Beds ⋅ 2 Baths ⋅ 26058823 MLS ⋅ ACTIVE Status
Welcome Home! St Louis City Living with a county feel! Open Concept Living, Brick Ranch in the VillaNova neighborhood, offers 2 bedrooms, 2 full baths, updated kitchen and bath, partially finished basement, w/ a 1 car attached garage and level fenced yard. NEW Roof Sept. 2026! As you step in the front door you will notice the open floor plan: Spacious living room w/ fireplace and LR leads seamlessly into a breakfast area and updated kitchen w/ granite tops, pantry, S/S appliances, center island w/ seating area and is great for entertaining. The view of the flat back yard extends your space out onto the outdoor patio seating area. Large primary bedroom has a huge walk-in closet! OOOooooo! Tastefully Updated full bath w/ tub/shower combo w/ custom tile and has a covenient vanity area. Two additional hall closets are nice for all the extras and 2nd bedroom complete the main floor. Downstairs find the partially finished lower level w/ family room, bar room w/ beverage refrigerator, hall seating/reading area and full bath w/shower. Storage, laundry and utility rooms round off the basement. Attached 1 car garage w/ interior house access. Must see this one in person! Updates include: Roof '26, Fence '24, Windows, Kitchen, bath.

5118 Kingwood Dr, St Louis
$1,795,000
4 Beds ⋅ 4 Baths ⋅ 26058843 MLS ⋅ ACTIVE Status
Some homes are beautiful. Others are memorable. And every so often, an opportunity comes along that may only present itself once in a lifetime. Tucked into the heart of Lafayette Square and facing the park, this extraordinary residence on prestigious Park Avenue began life in 1869 as the Church of the Unity and is now the oldest church on the square. Designed by architect Frederick Raeder, who in 1874 became the first person appointed to lead the School of Architecture at Washington University, the building's remarkable original character remains at the heart of this extraordinary private residence. From the soaring 26-foot tall arched ceilings and exposed wood beams to the enormous stained-glass double doors and magnificent stained-glass windows, the architecture creates a sense of scale, character and history that simply cannot be recreated. Yet for all its drama, this is not a home that feels like a museum. Thoughtfully transformed for modern living, it offers generous living and entertaining spaces, including a main-floor primary suite and a second bedroom on the main level—an uncommon advantage in a neighborhood where most of the homes place the primary suite upstairs. Four bedroom suites in all, an expanisve masterfully designed chef's kitchen, main-level laundry, potential theater/game room and wine cellar in the lower level and an attached, finished garage with both heating and cooling provide the comfort and functionality expected of a truly exceptional residence. And when it comes time to entertain, the scale and character of this home make it possible to host gatherings on a level few private residences could ever accommodate—from intimate dinners to some of the most lavish celebrations imaginable, all within a setting your guests will never forget. The outdoor spaces offer an entirely different experience. Just off the kitchen, a covered porch leads to a private patio tucked beneath mature trees and illuminated by string lights—a wonderfully peaceful retreat where filtered sunlight, quiet evenings and the surrounding greenery create a setting that feels almost magical. A separate rear yard provides a perfect spot for four-legged family members, while the expansive front lawn, larger than many entire lots in Lafayette Square, offers an abundance of possibilities for entertaining, gardening, play or simply enjoying the extraordinary setting directly across from Lafayette Park. More than a home, this is the kind of place that becomes part of your identity—a conversation piece that friends remember, visitors talk about and everyone who enters will have a story to tell. Perhaps most fittingly, the current owners found a way to honor the history of these walls in the most personal way possible. When they began planning their wedding, they realized they didn't need to search for the perfect venue—they were already living in it. Beneath these soaring ceilings, surrounded by family and friends, they exchanged their wedding vows and began the next chapter of their lives. They were married here. Now, this extraordinary home is ready for someone else to begin theirs.

2123 Park Ave, St Louis
$415,000
26057370 MLS ⋅ ACTIVE Status
4448 Gibson Avenue presents an opportunity to acquire a fully renovated, income-producing duplex in the heart of The Grove. Both spacious 1-bedroom, 1-bathroom units are currently leased at $1,475 per month, generating $35,400 in annual gross rental income. The property has been extensively renovated and has proven to be an easy-to-manage asset with minimal ongoing repairs and maintenance. Each unit features tall ceilings, large windows with abundant natural light, hardwood floors, original pocket doors, quartz countertops, stainless steel appliances, and in-unit washer and dryer. The property also offers private outdoor space, a backyard, and off-street parking. Located in one of St. Louis’ most desirable urban neighborhoods, 4448 Gibson is within walking distance of The Grove’s restaurants, breweries, cafés, and entertainment and just minutes from Cortex, Barnes-Jewish Hospital, Washington University Medical Campus, and Forest Park. With strong in-place rents, quality renovations, and a highly desirable location, 4448 Gibson offers investors a turnkey opportunity with immediate cash flow and limited day-to-day management.

4448 Gibson Ave, St Louis
$439,900
26058557 MLS ⋅ ACTIVE Status
Incredible turn-key investment opportunity situated on a prime corner in the heart of Fox Park and Tower Grove East neighborhoods. This fully rented, low-maintenance mixed-use property at 2901-2903 Sidney Street is a proven cash-flow generator from day one. Featuring a perfect blend of high-demand residential spaces and a prime storefront commercial unit, this historic brick building offers immediate stability and a diversified revenue stream. Each unit boasts thoughtful updates, with classic South City charm. Phenomenal location, fully occupied, and impeccably maintained—add this effortless crown jewel to your portfolio before it’s gone!

2901 Sidney St, St Louis
$300,000
26058437 MLS ⋅ COMING SOON Status
Opportunity is knocking! DOGTOWN! 4-Family building located on highly sought-after Clayton Avenue! Price reflects that it is being sold in its current AS-IS condition. This property will be the perfect winter project for an investor looking to expand their portfolio. The prime location provides the potential for high rental income. Two-car garage. Make sure you check out the photos of the basement! Historians report that the very unique basement style provided a cold, cellar-like environment for food/fruit storage. The new owner could easily move into the current owner's unit, which is completely liveable, while rehabbing the rest of the building. Don’t miss out on your chance to restore this gem to its former glory! Showings to begin at the public open house on Monday, 9/14 from 4-6 p.m. No sight-unseen offers will be considered.

6704 Clayton Ave, St Louis
$295,000
2 Beds ⋅ 2 Baths ⋅ 26056365 MLS ⋅ ACTIVE Status
Welcome to the Highly Sought after Southwest Gardens Neighborhood! This Future Home of Yours features 2 Large Bedrooms, 2 Full Baths, a Nice Sized Kitchen with Granite Counter Tops and Stainless Steel Appliances, a First Floor Laundry Room and Den. Sit on Your covered Front Porch sipping your morning Coffee, or Hang Out in Your Private Back Yard on the Large Deck. Did I forget to Mention the 2 car Garage? This Home is Waiting for YOU!

5387 Reber Place, St Louis
$499,900
4 Beds ⋅ 4 Baths ⋅ 26056358 MLS ⋅ ACTIVE Status
Welcome to this beautifully renovated century home in St. Louis's Southwest Garden neighborhood, just blocks from Sublette Park and Tower Grove Park! You'll have great curb appeal with a brick exterior shaded by large trees, and a covered porch. Inside, you'll find a wonderful blend of historic charm and modern updates. The foyer leads to the bright living space, featuring gleaming hardwoods, exposed brick, and 10-foot ceilings, along with recessed lighting, a stylish chandelier, and an open layout. Enjoy hosting gatherings in the spacious dining room and kitchen, complete with 42" cabinets, quartz counters, stainless steel appliances, black fixtures, a breakfast bar, and timeless subway tile backsplash. Beyond is a bedroom suite, with exposed brick detail, updated bathroom with a double sink and gorgeous tile-surround tub. A half bath completes the main level. Upstairs, the primary suite features a walk-in closet, new LVP flooring, and a luxurious bathroom with a jet tub, step-in tile-surround shower, and its own private balcony overlooking the backyard. You'll have two more bedrooms, one with a lovely decorative fireplace, as well as another updated full bathroom, and convenient laundry room with access to the front balcony. A walk-up unfinished basement adds storage space. Enjoy the last days of summer on the patio overlooking the fenced backyard. You'll have off-street parking in the alley-access garage. A new garage door will be installed prior to closing. In a great location just moments from all the restaurants on The Hill, nearby parks, schools, and shopping, plus quick access to I-44 and Downtown St. Louis, this home is one you won't want to miss!

5343 Arsenal St, St Louis
$214,900
1 Beds ⋅ 2 Baths ⋅ 26058225 MLS ⋅ COMING SOON Status
Welcome home to 3838 Bingham — a fully renovated-to-the-studs brick bungalow in the heart of walkable, tree-lined Bevo. This is a home that's been maintained, lived in, and truly loved, and it shows in every thoughtful detail. Step through the heavy wood, historical front door into a large, light-filled living space, where beautiful decorative windows, pocket windows and a bay window, pair with recessed lighting to set a warm, welcoming tone. From here, stairs lead up to an open attic space, lovingly finished and versatile enough to serve as a bedroom or office retreat. Down the hall, you'll find the first of two spa-inspired bathrooms, featuring a full soaking tub nestled within the shower. From there, step into the L-shaped eat-in kitchen and dining space, dressed in tile to the ceiling, stainless steel appliances, and rich wood floors throughout. Gorgeous windows with treatments filter in beautiful natural light and frame views of the tree-lined street beyond. The kitchen flows out to a screened sun porch, which leads into a lush garden retreat wrapped in a gorgeous paneled privacy fence, and beyond that, a rare California carport garage with street-side entry (not alley!) — a huge bonus. Downstairs, the basement offers a bonus room, storage space, a second full spa-inspired bathroom, and a spacious laundry room, with a convenient side entrance for easy main-floor access. Charming, private, and full of character — this Bevo gem is ready for its next chapter.

3838 Bingham Ave, St Louis
$324,900
2 Beds ⋅ 1 Baths ⋅ 26058493 MLS ⋅ COMING SOON Status
9/13 OPEN HOUSE WILL BE RESCHEDULED! Welcome to this beautifully updated, turnkey home in the highly desirable Clayton-Tamm neighborhood, also known as Dogtown! Located just ½ mile south of the Oakland Avenue overpass and Turtle Park entrance to Forest Park, this property offers an exceptional combination of location, updates, and outdoor space. Situated on a rare double lot measuring approximately 37’ wide x 191’ deep and extending between Wade Avenue and Nashville Avenue, this property offers an abundance of space and privacy. The thoughtfully updated interior features a refreshed kitchen with new cabinetry, stainless steel appliances, and granite countertops, along with new flooring throughout. The bathroom has been tastefully updated with a dual-sink vanity, while additional improvements include updated wiring, plumbing, and windows. The home offers two generously sized bedrooms plus a charming sunroom located just off the kitchen, perfect for a home office, reading area, or additional living space. Outside, enjoy an extra-large patio overlooking the expansive double lot, along with a detached two-car garage and storage shed. The location is hard to beat, with Forest Park, the St. Louis Zoo, restaurants, schools, shopping, and neighborhood amenities all just minutes away. A rare opportunity to own an extensively updated home with an oversized lot in the heart of Dogtown! Don’t miss it!

6544 Nashville Ave, St Louis
$389,900
4 Beds ⋅ 3 Baths ⋅ 26053892 MLS ⋅ ACTIVE Status
All the Southampton character and charm your heart desires—with all the space and privacy your sanity requires! Welcome to this beautifully updated brick-and-stone 1.5-story home in the highly sought-after Southampton neighborhood. Situated on a quiet one-way street, this home is ideally located between Francis Park, Hampton Avenue, and just minutes from the charming shops, restaurants, and cafes of the Mackland District. Offering four bedrooms and three beautifully updated full bathrooms, the home features a flexible floor plan designed for comfortable living. The main level includes two spacious bedrooms and a full bathroom, while the upper level offers two additional bedrooms ( one with a cedar closet), another full bathroom, and a bonus loft space with hookups for a stackable washer and dryer. A third updated full bathroom on the lower level provides even more convenience and versatility. The sparkling, spacious kitchen is sure to please any cooking enthusiast with stainless steel appliances, quartz countertops, and stylish finishes. Thoughtful updates throughout enhance the home’s comfort and functionality while preserving the timeless character buyers love about Southampton. Outside, enjoy a fenced backyard and patio—perfect for entertaining, pets, or simply relaxing outdoors. A garage and additional parking pad provide the off-street parking everyone wants in the city. Even better, a new roof was installed in 2026! Move right in and enjoy an exceptional South City gem located close to neighborhood restaurants, coffee shops, parks, shopping, and everything this vibrant community has to offer. Updated, maintained, and loved and ready for you!

5632 Walsh St, St Louis
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