Missouri Probate Real Estate Sale Calculator

A real percentage schedule, and it counts the sale proceeds

Missouri's own sliding scale: under RSMo 473.153, the statutory minimum fee is 5% on the first $5,000, 4% on the next $20,000, 3% on the next $75,000, 2.75% on the next $300,000, 2.5% on the next $600,000, and 2% above $1,000,000 — calculated on personal property administered and the proceeds of real property sold under court order. Selling the house directly increases the base this percentage applies to.

Independent administration: less court, same fee floor

Independent administration (RSMo 473.780-473.843) significantly reduces court involvement in day-to-day decisions, including selling real property without a prior order. But under RSMo 473.823, the independent personal representative is still entitled to at least the RSMo 473.153 schedule as a minimum — unless they renounce it. Supervised administration instead requires an Application to Sell Real Estate and a court order before the sale.

Two fees, not one

Missouri requires a licensed attorney for probate administration. Since the same RSMo 473.153 schedule applies to the attorney's compensation as well, both the PR and the attorney can each claim the statutory percentage — meaning a real estate sale's proceeds can generate two separate fee calculations, not one.

The tax picture just changed for 2026

For tax year 2026, Missouri allows a 100% subtraction of federal capital gains income when calculating Missouri taxable income (RSMo 143.121) — effectively exempting any gain on the sale from Missouri state tax. See Capital Gains Tax on the Sale for the details.

Missouri's 115 counties, one probate division each

The case runs through the Probate Division of the Circuit Court in the county of the decedent's residence — St. Louis County, Jackson County (Kansas City), St. Charles County, and Greene County among them. The statutory fee schedule applies identically statewide.

Missouri probate real estate sale — frequently asked questions

Does a Missouri personal representative need court approval to sell the house?

In independent administration, generally no — the independent personal representative can sell real property without a prior court order. In supervised administration, an Application to Sell Real Estate and a court order are required first.

How much does a Missouri personal representative get paid for selling the house?

Missouri uses a statutory minimum fee schedule under RSMo 473.153, a sliding percentage of personal property administered plus proceeds of real property sold under court order — from 5% on the first $5,000 down to 2% on amounts over $1,000,000, with intermediate tiers in between. This applies as a minimum even in independent administration.

Do I owe Missouri state tax on the gain from selling an inherited house?

For tax year 2026, no — Missouri allows a 100% subtraction of federal capital gains income when calculating Missouri taxable income (RSMo 143.121), effectively exempting the gain from Missouri state tax entirely.

Does Missouri require an attorney to sell estate real estate?

Yes — Missouri requires a licensed attorney for both independent and supervised administration, so attorney fees under the same RSMo 473.153 schedule stack on top of the personal representative's own compensation.

Does the RSMo 473.153 fee schedule apply to proceeds from a house sale specifically?

Yes — the statute specifically includes "the proceeds of all real property sold under order of the probate court" alongside personal property administered, so a real estate sale directly increases the base the statutory percentage is calculated on.

This calculator provides an estimate for general guidance only and is not legal, tax, or financial advice. Figures are based on Missouri statute (RSMo 473.153, 473.780-473.843, 143.121) and typical realtor commission rates. Actual costs depend on the estate's own facts and any extraordinary-services allowance. Confirm current figures with the Probate Division or a licensed Missouri attorney before acting.