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

$499,900
4 Beds ⋅ 3 Baths ⋅ 26046411 MLS ⋅ COMING SOON Status
Prepare to fall in love with this stunning home in a quiet historic pocket of Southwest Garden. Imagine being just a short walk from two of St. Louis' most iconic spots: the Missouri Botanical Garden and Tower Grove Park. But even better is the house itself with arts and crafts features inside and out from the stone and tiled porch to the stained glass windows, French doors, wood trim and high ceilings. The main floor offers the ideal balance of open, airy and inviting space with designated rooms and flexible arrangement that include a front living room, dining room and versatile back room that can function as a family room, home office, or more. There's also a main floor bedroom and full bath perfect for guests. The kitchen has granite counters, subway tile backsplash, upscale appliances and TWO pantries. Head upstairs from the front or back stairs to find even more to love. The generous primary suite includes a sitting room, wall of closets and front balcony. The real star of the show is the drop dead gorgeous bathroom with glazed tile walls, oversized shower and designer fixtures. Down the hall is the large laundry room equipped with custom storage, 3rd updated full bath and 2 additional bedrooms. There is a true city oasis awaiting in the fabulous fenced yard with huge patio, landscaping and two car garage. Functional basement has high ceilings and sump pump ready for future finishing goals. All systems were modernized in 2016-plumbing, electric, zoned heating and cooling, ductwork, sewer, windows! All appliances stay. Park your car in the garage all weekend long and walk to the farmer's market, festivals and concerts, the upcoming Rockwell Beer Garden, playgrounds, or connect to the many restaurants on The Hill, Shaw and more. This is a dream come true city home and lifestyle.

4556 Shenandoah Ave, St Louis
$425,000
3 Beds ⋅ 3 Baths ⋅ 26029735 MLS ⋅ ACTIVE Status
Welcome home to this beautifully updated 3-bedroom, 2.5-bath residence that seamlessly blends modern finishes with historic charm. Featuring an open-concept floor plan, soaring ceilings, and beautifully refinished original hardwood floors throughout, this home offers both style and functionality. The stunning kitchen is designed for entertaining, complete with an oversized island, quartz countertops, stainless steel appliances, including a wine cooler, and custom 42-inch cabinetry. The spacious living and dining areas are filled with natural light thanks to an abundance of newer windows. A convenient main-floor laundry hookup adds everyday practicality. Upstairs, you'll find three generously sized bedrooms and two beautifully appointed bathrooms featuring custom tile work, stylish vanities, and modern finishes. Renovated less than five years ago, this home offers the charm of a historic property with the confidence of major modern updates. Move right in and enjoy the perfect combination of character, comfort, and peace of mind. Schedule your private showing today!

1933 Wyoming St, St Louis
$265,000
26047857 MLS ⋅ ACTIVE Status
Great Investment Opportunity! Partially rented, large 2 story multi-family building with 4 units. 2 units with 2 bedroom and 1 bath. 2 units with 1 bedroom and 1 bathroom. Each unit has a living room, & eat-in kitchen. Buyer to verify all MLS data including but not limited to square feet, measurements, features, exemptions/taxes, schools, etc. No seller disclosures provided. Sold AS IS.

3603 Marcus Ave Unit 3-5, St Louis
$209,000
2 Beds ⋅ 1 Baths ⋅ 26047823 MLS ⋅ ACTIVE Status ⋅ Pierre Chouteau Condo BLDG.
Welcome to sophisticated urban living in the historic Pierre Chouteau Building, one of the Central West End’s most distinguished residential landmarks. Perched on the 9th floor in a sought-after southwest corner position, this beautifully maintained condominium offers sweeping city views, including the downtown skyline. Offering approximately 1,400 square feet, this spacious residence features two bedrooms and one full bath, blending classic architectural details with endless potential. Original hardwood flooring, elegant cove ceilings, arched doorways, picture rails, and rich millwork preserve the home’s historic character throughout. The kitchen retains its original built-in cabinetry, a cherished hallmark often highlighted in homes of this era. A welcoming entry foyer opens to an expansive, light-filled living room and a formal dining room, creating an ideal layout for both entertaining and everyday living. The generous primary bedroom offers ample closet space, while the second bedroom provides flexibility for guests, a home office, or additional living space. A full bath, convenient in-unit laundry, and a private secondary entrance add to the home’s functionality. This is an exceptional opportunity to personalize a residence in one of St. Louis’ most sought-after buildings while building instant equity. The unit includes one assigned space in the heated garage. Residents of the Pierre Chouteau enjoy outstanding full-service amenities, including a 24-hour doorman, security, rooftop deck, additional storage, and monthly fees that cover heat, cable, and other major utilities. Ideally situated in the heart of the Central West End, you’ll be just moments from Barnes-Jewish Hospital, renowned restaurants, boutique shopping, and the cultural and recreational attractions of Forest Park. Don’t miss this rare opportunity to own a home that combines historic elegance, unmatched location, and the opportunity to make it your own.

4440 Lindell Blvd Unit 904, St Louis
$225,000
2 Beds ⋅ 2 Baths ⋅ 26047012 MLS ⋅ COMING SOON Status ⋅ Sidney Street Lofts Condo BLDG.
Spacious Loft Style living within walking distance to all that Benton Park and Soulard have to offer. Just steps from Frazers, Sidney Street Cafe, Venice cafe and Blues City Deli. Just over the bridge head into Soulard for the Cat's Meow, Tuckers, Mcgurks and plenty of great Pizza options to explore. This third floor unit provides a light filled open floor plan with a great view of down town to the east and a private patio facing the west. The kitchen is perfect work station that a joins both the living room and dinning room. Down the hall is a large primary suite with a large walk in closet and full bath. A hall full bath, second bedroom and an in unit laundry complete the perfect spot for the urban experience of the Sidney street lofts.

1831 Sidney St Unit H, St Louis
$450,000
26046609 MLS ⋅ ACTIVE Status
WOW! Like New and Completely Updated! Don't miss this exceptional investment opportunity with this beautifully maintained 4-family brick building, where each spacious unit offers 2 bedrooms, 1 full bath, and an open-concept living, dining, and kitchen layout. Extensive improvements have already been completed (see attached updates list), making this a true turnkey property. The remodeled kitchens feature abundant cabinetry, generous counter space, modern appliances, and recessed lighting, while the updated bathrooms provide a fresh, contemporary feel. New laminate flooring flows throughout each unit, beautifully complemented by exposed brick walls and stunning stained-glass windows that add timeless character and charm. The clean, unfinished basement provides ample storage for tenants. Outside, enjoy a covered front porch, partially fenced yard, and a level concrete parking area with off-street parking for all units. Major mechanical systems are all approximately five years old or newer, offering peace of mind for investors. Conveniently located near Carondelet Park, schools, shopping, restaurants, and major highways. An outstanding opportunity to own a beautifully updated, low-maintenance income-producing property! Whether you're expanding your investment portfolio or seeking a turnkey multifamily property with strong rental appeal, this beautifully updated 4-family is ready to impress. Schedule your showing today!

3683 Montana St, St Louis
$319,900
3 Beds ⋅ 2 Baths ⋅ 26047711 MLS ⋅ COMING SOON Status
Another beautifully renovated home by Rocklin Group. As always, all work is done under permit and to a high level of finish. Get your golf cart ready and own this Hill/Southwest Garden charmer. This is a fully renovated 3 bed/2 bath bungalow in a super hot pocket of South City! New cabinets, granite counters, and stainless-steel appliances in the updated kitchen, new bathrooms, all new flooring, including large dimension LVP, TPO roof, fully tuck pointed, entirely new sewer, new water service, new windows, new HWH, updated HVAC and freshly painted with a level backyard! The primary suite has a walk in closet. The oversize 1 car garage has a new door and is ready for that British convertible or golf cart. This one is a banger. No where else can you get this much home for this price...especially not in this location! So come by and take a look...but be prepared to want to stay! Please verify schools

5637 Reber Place, St Louis
$315,000
3 Beds ⋅ 3 Baths ⋅ 26046226 MLS ⋅ COMING SOON Status
This Tower Grove East brick beauty is move in ready! This home features 3 bedrooms, 2 and a half baths, one of which is a full master suite! Almost unheard of in the city! The kitchen is wide open to the living and dining areas and features granite counters and stainless steel appliances! Reserve the front living room for the formal area and cozy up in the back family room! The master bedroom on the 2nd floor features two large closets, so much natural light and an updated full bath with jetted tub! The rest of the floor features 2 more bedrooms and another full bath! The lower level features an extra finished area perfect for an extra sleeping area, office or workout room or man cave! Don’t forget the 2 car garage and low maintenance fully shaded backyard space! New HVAC June 2026. New Water heater 2021. Walking distance to the south grand shopping and dining district and minutes from the hospital, tower grove park and so much more!

2918 Michigan Ave, St Louis
$229,000
4 Beds ⋅ 2 Baths ⋅ 26047668 MLS ⋅ ACTIVE Status
Brick two-story just steps from Tower Grove Park — sold as-is. Solid bones: covered front porch, original hardwood floors upstairs, unfinished basement with laundry hookups. Needs full cosmetic and mechanical TLC throughout. Great value-add opportunity in a walkable South City location.

3160 Portis Ave, St Louis
$429,000
26046597 MLS ⋅ COMING SOON Status
Well-maintained two family located on a corner lot in the highly sought after St. Louis Hills neighborhood. Spacious floor plans with 2 bedroom/1 bathroom units. The property has a fenced in backyard with a detached two-car garage.  Perfect for an owner/occupant or for investment purposes. Steps away from world famous Ted Drewes Frozen Custard, Francis Park, multiple restaurants, and shops along the Hampton commercial corridor.

6500 Devonshire Ave, St Louis
$274,900
26047216 MLS ⋅ ACTIVE Status
PRIME INVESTMENT OR HOUSE HACK OPPORTUNITY IN SOUTH CITY! Fantastic turnkey 4-unit quadplex located in the historic Carondelet neighborhood along South Grand Blvd. Perfect setup for an owner-occupant house hacker to live for free while tenants pay your mortgage, or for a savvy investor looking for immediate cash flow with upside potential! All 4 spacious 1 bed 1 bath units feature eat-in kitchens, bright living rooms, and bonus sunrooms. The units have all been recently updated with new kitchens and bathrooms, new appliances, and new LVP flooring. Major updates include a newer roof and new right-side plumbing stack, offering peace of mind for years to come. The electric panels are newer and the electric in basement has been updated along with PEX plumbing. Tenants enjoy comfortable updated living spaces, while owners benefit from strong cash flow and minimal maintenance. Tenants have access to laundry in the basement, along with a parking pad which provides off street parking. Unit 2S is vacant for showing purposes and is ready for a new tenant or owner occupant. The others are leases at $705, $800, and $700 per month. Close to Carondolet Park and everything South City has to offer! One unit and the basement can be shown, the occupied units can be seen with an accepted contract. Schedule your showing today!

5516 S Grand Blvd, St Louis
$199,900
3 Beds ⋅ 4 Baths ⋅ 26047634 MLS ⋅ ACTIVE Status
Large partially rehabbed home ready for a new owner! This house features 3 levels, bathrooms on all living levels, Off street parking, many upgrades have been installed! This is the perfect home for someone looking for something they can add value to. This home is close the the Central West End and close to multiple major highways!

4412 Delmar Blvd, St Louis
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