FAQ - Process

The timeline for purchasing a home in St. Louis from initial search to closing typically ranges from 60 to 120 days for a buyer with financing, depending on market conditions, property availability, and how quickly a transaction progresses through inspection, appraisal, and loan approval.

Here is a general breakdown of the key stages: Pre-approval or proof of funds (1 day–2 weeks) — Most buyers in the luxury market have relationships in the financial sector and can request a letter confirming proof of funds in 1-2 days.  The traditional pre-approval for clients obtaining a loan can secure a clear to close letter as quickly at 2 weeks.  Obtaining mortgage pre-approval or proof of funds before beginning your search is essential and makes your offer competitive in a multiple-offer market. Active search (2–8 weeks) — Further from the central corridor in areas like Manchester, Kirkwood, Sunset Hills, Ballwin & Crestwood who have a larger inventory of homes, the active search time can take as little as 2 weeks.  In competitive, specialized luxury market neighborhoods like Clayton, Ladue, Frontenac, Westwood, Town and Country and Huntleigh, the search phase can be longer than expected due to high demand and limited inventory. Offer and negotiation (1–7 days).  For a home new to the market the offer and negotiation period is quick, 1-2 days and in our current market you need to put your best offer forward with the initial offer.  If a home has been onthe market longer than 7 days you may be able to negotiate terms more equitablly and that can take several days. Inspection period (10–14 days). Most offers allow the buyer 10 days to inspect the home followed by a negotiation period to determine who will perform or pay for repairs. Appraisal and loan processing (3–4 weeks). In a sellers market we don't see may appraisal contingencies but a typical appraisal can be completed within 2 weeks.  The loan process overall takes 3-4 weeks for document submission and review by the lenders underwriting department.  In a sellers market, smart buyers will submit documentation to receive a conditional approval before they even make an offer.  This can allow the buyer to close in as little as 2 weeks. Cash buyers can move significantly faster — often closing in as little as 14–21 days. Closing (typically 30–45 days after contract execution). Quick closings are attractive to sellers with vacant property but it is best to allow at least 30 days in order to clear any contingencies and give both parties time to plan the move unless you are in a competitive situation.

In competitive situations, the ability to close quickly is a major advantage, and Gladys Manion agents are skilled at structuring offers that give buyers the best chance of success even in multiple-offer scenarios.

A Gladys Manion listing agent provides a comprehensive, end-to-end service from initial consultation through closing. Here is what the process includes:

Pre-listing consultation and CMA: Your agent visits the property, evaluates its condition and features, and provides a detailed Comparative Market Analysis with recommended pricing, strategy and preparation checklist.

Professional photography and marketing preparation: Gladys Manion invests in professional photography and, for appropriate properties, video, drone footage, and virtual tour content to present your home at its absolute best.

Multi-channel marketing: Your listing receives full MLS exposure and syndication to major real estate platforms like Zillow and Realtor.com plus Gladys Manion's own extensive digital marketing, social media presence, direct mail and print marketing placements in luxury publications reaching St. Louis' most qualified buyers.

Showing coordination, communicatioin and feedback: Your agent manages all showing requests, collects buyer feedback, keeps you informed of market activity and media promotion results.

Offer negotiation: Gladys Manion agents are skilled negotiators with decades of experience evaluating offer terms beyond just price — contingencies, closing timelines, and matters that can affect your net proceeds.

Transaction management: From contract through closing, your agent and the Gladys Manion team manage every detail, resolving inspection findings, coordinating with attorneys, lenders, title companies, and ensuring a smooth closing.