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

$599,900
4 Beds ⋅ 3 Baths ⋅ 23059811 MLS ⋅ COMING SOON Status
This historic Shaw home has been transformed into a 3114 sq ft,4 bedrooms,3 bathrooms masterpiece.As you enter you will fall in love with the beautiful hard wood floors & large windows giving lots of natural light.Main level offers traditional floor plan in front & exquisite open kitchen,family room & breakfast room in rear.Quartz countertops,center island,dbl pantry,range & stainless appliances.Second level has must see en-suite with double sink,custom tile shower separate soaking tub and dbl walk-in closets.3 other bedrooms & other full bath finish off the second floor.Staircase added for access to 3rd floor that is another 1000+sqft with 12 ft cathedral ceilings ready to be finished and is not included in listed footage.2 car covered parking out back with privacy fenced yard. All systems are new within last 3 years inc windows,dual system HVAC,plumbing,electric.Just a few minute walk from the Botanical Gardens & Tower Grove Park.Also located in the City Garden Montessori zip code.

3909 Cleveland Avenue, St Louis
$250,000
2 Beds ⋅ 2 Baths ⋅ 23052475 MLS ⋅ COMING SOON Status
Step into a home where comfort and convenience harmonize! You'll find 2 bedrooms and 2 full baths welcoming you to a haven of tranquility. The full rehab/remodel in 2020 ensures a seamless blend of historic charm and modern amenities. Thoughtfully designed living spaces that prioritize your comfort. This home effortlessly marries classic architecture with contemporary upgrades. 4 Sides Brick provides the durability and timeless aesthetic of brick construction. Lower Level Living: Your lower level becomes a retreat with a family room, bar/kitchenette, full bath, and an extra sleeping room or office. Situated less than 2 blocks from the lively shops and restaurants on Hampton, 5506 Eichelberger offers a lifestyle of convenience and community. Make 5506 Eichelberger your retreat - where every detail is designed for your comfort and enjoyment!

5506 Eichelberger Street, St Louis
$204,000
23059802 MLS ⋅ COMING SOON Status
Coming Soon. Grand corner building in Dutchtown CID neighborhood. Currently has both the apartment units rented (please do not disturb the tenants). The commercial space is ready for the next great business in Dutchtown. This hot and vibrant community is waiting for the next big thing, and it could be in this property!

4700 Virginia Avenue, St Louis
$279,900
2 Beds ⋅ 2 Baths ⋅ 23059772 MLS ⋅ ACTIVE Status
Charming brick gingerbread; just a short jaunt to yoga & Farmers Markets in lovely Tower Grove Park. Such gorgeous craftsmanship in this home...from the cute 'lil mailbox, to the vintage stained glass & fireplace, to the sweet archways & built-in nooks--they sure don't make 'em like this anymore! Sparkling hardwoods throughout in the comfortable living room, formal dining room & gorgeous new kitchen with granite countertops. Sweet family room addition overlooks the big back yard...perfect for your own veggie garden next spring. Upstairs you'll find a full bath and two good-sized bedrooms with excellent ceiling height & lots of natural light for easy morning wake-ups. Convenient tuck-under garage, laundry, storage & spare bathroom in the lower level. Lots to love here...come see for yourself! :)

4105 Miami Street, St Louis
$350,000
4 Beds ⋅ 2 Baths ⋅ 23059670 MLS ⋅ ACTIVE Status
OPEN Sunday 10/8 1-3pm! This Northampton cutie is quite possibly going to steal your heart. Step inside and you’ll be blown away by the thoughtful updates. 3415 Macklind offers 3 bedrooms (with a 4th option available to you as a flex space to use as you desire), an open concept living space, zoned heating & cooling + a BIG deck & yard, perfect for entertaining. You’ll be greeted by the gleaming hardwood floors as you look onto the gorgeous, fresh kitchen with stainless steel appliances. SO much to soak in here! Plenty of bedrooms to choose from here whether you want to sleep upstairs or downstairs - both floors offer a gorgeous full bath. If the quality and attention to detail hasn’t sold you, the location will: The Golden Hoosier, Piper's Tea & Coffee, Himalayan Yeti, Russell's on Macklind, Clementine's, & The Mack are all just steps away. Some major home sweet homes vibes are being thrown out by this NOHA gem, so come pay us a visit!

3415 Macklind Avenue, St Louis
$299,000
2 Beds ⋅ 1 Baths ⋅ 23059479 MLS ⋅ COMING SOON Status ⋅ Lindenwood Loft Condo BLDG.
Upscale, sophisticated & vibrant urban living at its best! Step into the lush colors & savvy design of this well-heeled, custom-everything Lindenwood Lofts historic gem. With 12’ ceilings, walls/windows & open floor plan, this unit lives large. Revel in an unbelievable blend of high-end modern amenities (Wolf, Sub-Zero, Fischer-Paykel, Miele, Hans Grohe) w/original architectural features. Handsome windows (storms/screens), charming “lit” classroom bookcases w/grasscloth. Avant-garde luxury bath boasting heated floors & walls clad in honed slabs of repurposed Missouri Grey marble. You'll love the nostalgic chalk-board door & wooden coat hooks, the Carlisle solid wood wide-plank floors & the custom quarter-sawn oak wainscoting w/vintage style MCM sconces. Plus savor the Crown Pointe Walnut cabinetry (island/drawers/panels), Veneto marble slab & Vermont soapstone. Plus remote control black-out shades, Elfa systems & more. Simply put, a rare find for a discerning buyer! See Feature Sheet

3815 Mccausland Avenue Unit #15, St Louis
$599,900
4 Beds ⋅ 3 Baths ⋅ 23059233 MLS ⋅ ACTIVE Status
This historic Shaw home has been transformed into a 3114 sq ft,4 bedrooms,3 bathrooms masterpiece.As you enter you will fall in love with the beautiful hard wood floors & large windows giving lots of natural light.Main level offers traditional floor plan in front & exquisite open kitchen,family room & breakfast room in rear.Quartz countertops,center island,dbl pantry,range & stainless appliances.Second level has must see en-suite with double sink,custom tile shower separate soaking tub and dbl walk-in closets.3 other bedrooms & other full bath finish off the second floor.Staircase added for access to 3rd floor that is another 1000+sqft with 12 ft cathedral ceilings ready to be finished and is not included in listed footage.2 car covered parking out back with privacy fenced yard. All systems are new within last 3 years inc windows,dual system HVAC,plumbing,electric.Just a few minute walk from the Botanical Gardens & Tower Grove Park.Also located in the City Garden Montessori zip code.

3909 Cleveland Avenue, St Louis
$519,000
3 Beds ⋅ 3 Baths ⋅ 23059361 MLS ⋅ ACTIVE Status
3 bedroom, 2 ½ bath, that's close to everything! This chic home has been completely renovated. You'll love the open floor plan, which is perfect for entertainment. The home's gorgeous hardwood floors and immense natural light create a warm and inviting atmosphere that you'll love coming home to. The kitchen has new quartz countertops, custom cabinetry, stainless-steel appliances, walk in pantry, and separate pantry. Tons of counter space and a massive island that provides more room for cooking and dining. You'll find 2 generously sized bedrooms with plenty of closet space and one master suite. Suite features a luxurious bathroom, complete with a walk-in shower and modern black finishes, a walk in custom closet, and private master balcony. The other two bedrooms share a well-appointed full bathroom. This home offers a second floor laundry room, and a spacious backyard that's perfect for outdoor gatherings. Don't miss out on this beautifully remodeled home that is only steps from Grand.

3461 Utah Street, St Louis
$479,000
3 Beds ⋅ 3 Baths ⋅ 23059689 MLS ⋅ ACTIVE Status
Brand new home in The Gate District; walking distance from Lafayette Park & a short golf cart ride to the new Top Golf. You'll love the open floor plan on the main level; seamlessly integrating the living room, dining space & kitchen. Lots of cabinets, gorgeous quartz countertops, convenient pantry & stainless steel appliances will make cooking fun again. Upstairs there's a sweet primary suite with big walk-in closet & spa-like bath...such sexy finishes to come home to every day! :) Two more good-sized bedrooms, second full bath & laundry round out this floor. If you need even more space, there's a finished lower level that adds a comfortable family room; perfect for watching soccer games, movie nights or sleepovers. Brand new oversized two car garage with electric vehicle charging station. This home is SO NEW & SO FRESH that it still has that "new home smell"...which is *even better* than "new car smell." Don't believe us? Come smell it in person. :)

34 Henrietta Place, St Louis
$215,000
2 Beds ⋅ 2 Baths ⋅ 23059687 MLS ⋅ ACTIVE Status
Squeaky clean--spotless--tight...words that perfectly describe this lovingly maintained home that's just a short walk from dozens of St Louis' best restaurants on The Hill. Whether this is your first home or you're looking to simplify, the careful updates & attention to detail will make owning this about as easy as homeownership gets. Walk into the living room that leads into a cheery eat-in kitchen with pantry & additional prep space out to the side. Two main floor bedrooms & full bath. Finished lower level-with its own entrance-adds a third sleeping area, family room, second full bath, laundry & storage. What a perfect setup for a roommate, out-of-town guest or snoring spouse (no judgement here). Nice sized back yard with one car garage, parking pad & covered patio...perfect for lounging outdoors & getting some fresh air, even on rainy days. Come see it & fall in love! :)

2840 Dalton Avenue, St Louis
$275,000
23059665 MLS ⋅ ACTIVE Status
Great two story owner/user contractor building at the entrance of North Broadway. A small lot is also apart of the sale in the rear alley at 1518 N 7th Street, which allows for parking or excess storage if needed. There is currently a MTM tenant in the building that can either stay or leave depending on your needs. The property offers 14,192 SF over two floors & is priced at $19.37/SF, just a half mile from Downtown STL with great highway accessibility to I-44 / I-70.

1509 N Broadway, St Louis
$475,000
1 Beds ⋅ 2 Baths ⋅ 23058242 MLS ⋅ COMING SOON Status ⋅ Park East Tower BLDG.
Stylish 8th floor condo in the desirable Park East Tower! Luxury full-service building located close to BJC/Wash U Medical Ctr. Building offers 24 hour front desk attendant, roof top pool, hot tub, fitness center and community room. This unit has an open floor plan, outdoor balcony and office space. Upon entering you will be greeted to a large living room/dining room and kitchen that offers amazing views from the floor to ceiling windows -great space for entertaining! Amazing gourmet kitchen features granite countertops , custom cabinetry and stainless steel appliances with large breakfast bar. This unit also has a private office space and half bath with in-unit laundry. The spacious primary bedroom also has floor to ceiling windows and walk-in closet that leads to large primary bath with double sinks & separate tub and shower. Private parking in the garage along with storage unit is provided. Within walking distance to Forest Park, hospital, restaurants & shopping.

4909 Laclede Avenue Unit #805, St Louis
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