St Louis Real Estate News - Daily St. Louis real estate news, market analysis, home prices, and mortgage rate updates from local industry professionals.

They’re Really Only Offering $325,000… Right?

By Karen Moeller, on June 1st, 2026

The math behind seller concessions, lender limits, and why appraisers sometimes get involved

Every seller has had this moment.

An offer arrives. The purchase price looks promising. Then comes the request for seller concessions.

Suddenly, the offer doesn’t look quite as attractive as it did a few seconds earlier.

“Wait a minute,” the seller says. “If they’re asking me for $8,000 back, aren’t they really offering $325,000?”

It’s a fair question. After all, if the contract price is $333,000 and the seller is contributing $8,000 toward the buyer’s costs, the seller will walk away with less money than they Continue Reading →

The HGTV Problem – Why most home-selling advice falls apart in the real world

By Karen Moeller, on May 31st, 2026

HGTV isn’t really the problem. The problem is the expectation it helped create.

After years of watching dramatic before-and-after transformations, professionally staged homes, and spotless listings that appear ready for a magazine cover, many homeowners have come to believe their house needs to look the same before it can successfully sell.

Then reality shows up.

The dog tracks mud through the kitchen. The toddler empties every toy bin in the house. The laundry basket never quite makes it upstairs. A new baby is on the way. An aging parent needs help. The landscaping hasn’t been touched in two weeks.

And Continue Reading →

Who Decides What a House Is Worth?

By Karen Moeller, on May 30th, 2026

A homeowner tells me their house is worth $500,000 because an online valuation tool says so.

The county assessor values it at $380,000.

The appraiser comes in at $465,000.

A buyer offers $450,000.

Who’s right?

Potentially all of them.

One of the most common misconceptions in real estate is that every house has a single, objective value waiting to be discovered. In reality, residential real estate is one of the few assets where several reasonable values can exist at the same time because different people are trying to answer different questions.

That distinction Continue Reading →

What Happens When the House Is Worth Less Than the Offer?

By Karen Moeller, on May 29th, 2026

Why a low appraisal doesn’t always kill the deal—and why the contract matters more than many buyers realize

A buyer asked me a question recently that perfectly captured one of the most misunderstood parts of a real estate transaction:

“Why do I need an appraisal rider? If the house doesn’t appraise, won’t the lender deny the loan anyway?”

At first glance, that logic seems sound. Most buyers understand that lenders require appraisals, and many assume the appraisal serves as a simple pass-or-fail test. If the value comes in high enough, the loan moves forward. If it comes in low, the Continue Reading →

St. Louis Mortgage Rates Show Mixed Trends in May 2026: 30-Year Fixed Holds at 6.61%, 15-Year Eases to 6.12%

By Dennis Norman, on May 28th, 2026

In May 2026, the St. Louis real estate market sees a mixed bag of mortgage rate movements, presenting both opportunities and challenges for homebuyers and sellers. The 30-year fixed mortgage rate remains unchanged at a significant 6.61%, maintaining its position above the 6.5% mark, reflecting ongoing market stability. Meanwhile, the 15-year fixed mortgage rate has edged down slightly to 6.12%, offering a modest reprieve for those considering shorter-term financing options.

St. Louis area buyers may find the current rate environment challenging, especially with the 30-year fixed rate continuing to hover at higher levels. However, the decrease in the 15-year fixed Continue Reading →

The Law That Quietly Changed the Mortgage Process Forever

By Karen Moeller, on May 24th, 2026

Applying for a mortgage today can sometimes feel less like borrowing money and more like preparing for a federal background investigation.

Lenders want paystubs, tax returns, bank statements, employment verification, explanations for deposits, explanations for credit inquiries, explanations for transfers between accounts, and occasionally what feels like a written reflection on your financial decisions dating back to 2017.

Buyers often assume this is simply how mortgages have always worked.

It hasn’t.

Much of the modern mortgage process was reshaped in the aftermath of the 2008 housing collapse and the passage of the Dodd–Frank Wall Street Reform and Consumer Protection Act.

Continue Reading →

The Things Sellers Say When They’re About to Overprice Their Home

By Karen Moeller, on May 23rd, 2026

One subtle red flag in a listing appointment is when the price conversation starts before the comparable sales conversation does.

“We need to get at least X.”

“The neighbor got X.”

“We want to leave room to negotiate.”

None of those statements automatically mean a seller is wrong, but they often reveal that the pricing conversation is beginning with a conclusion instead of an analysis. Once someone emotionally anchors themselves to a number early, every later conversation tends to become:

“How do we justify this price?”

instead of:

“What is the market most likely to support?”

That shift Continue Reading →

The Real Difference Between Home Search Sites Isn’t Always the Listings

By Karen Moeller, on May 22nd, 2026

The Zillow/MRED dispute is not currently affecting St. Louis listings, but it does reveal something important about how real estate search actually works.

A recent dispute between Zillow and Midwest Real Estate Data (MRED), the large Chicago-area MLS, generated headlines this week after MRED suspended Zillow’s access to its listing data feeds. Until the issue is resolved, MRED listings will no longer appear on Zillow or Trulia in that market, creating immediate confusion among consumers and agents wondering whether listings could suddenly disappear from the websites many buyers rely on every day.

In St. Louis, however, the answer Continue Reading →

St. Louis Mortgage Rates Fall to 6.67% in May 2026, Offering Relief to Homebuyers

By Dennis Norman, on May 22nd, 2026

In May 2026, the St. Louis real estate market is witnessing a notable decrease in mortgage rates, providing a breath of fresh air for prospective homebuyers. The 30-year fixed mortgage rate has dipped to 6.67%, a decrease of 0.08% from previous levels, while the 15-year fixed rate has slightly fallen to 6.22%, down by 0.03%. This decline is part of a broader trend of falling rates, with other significant decreases observed in the 7/6 SOFR ARM, which now stands at 6.33%.

For homebuyers in the St. Louis area, these changes are significant. Lower mortgage rates can reduce monthly payments and Continue Reading →

May 2026 St. Louis City Real Estate Market Update: Key Trends and Insights

By Dennis Norman, on May 22nd, 2026

The St. Louis City real estate market experienced slight fluctuations in April 2026, according to the latest data. Homes sold for a median price of $235,000, marking a minor decrease of 0.21% from April 2025’s median price of $235,500. This figure also represents a more notable decline of 3.09% compared to March 2026, when the median price was $242,500. Additionally, the median list price in April 2026 was $220,000, reflecting a 7.17% drop from $237,000 in April 2025.

In terms of sales volume, there were 269 home sales in April 2026, which is a decrease of 4.61% from the 282 Continue Reading →

May 2026 Franklin County Real Estate Market Update: Home Sales Surge Despite Price Drops

By Dennis Norman, on May 21st, 2026

The Franklin County real estate market experienced notable shifts in April 2026, as illustrated in the chart available exclusively from MORE, REALTORS®. Homes sold for a median price of $255,000, marking a 4.67% decrease from April 2025’s median price of $267,500. This figure also represents an 8.11% decline from March 2026, when the median sold price was $277,500. Despite these decreases in sold prices, the median list price saw a significant increase, reaching $314,750 in April 2026, up 18.47% from $265,670 in the same period last year.

Furthermore, the number of home sales in Franklin County rose significantly, with 117 Continue Reading →

St. Louis County Real Estate Market Update: May 2026

By Dennis Norman, on May 20th, 2026

The St. Louis County real estate market has shown notable shifts as of May 2026. In April 2026, homes were sold for a median price of $285,000, marking a 5.56% increase from the median price of $270,000 recorded in April 2025. This upward trend continued from March 2026, where the median sold price was $275,000, reflecting a month-over-month increase of 3.64%.

However, the median list price in April 2026 was $269,000, indicating a 5.61% decrease from $285,000 in April 2025. This divergence between listing and selling prices suggests changing market dynamics that potential buyers and sellers should consider.

Home sales Continue Reading →

Most REALTORS® Aren’t Employees. And That Quietly Shapes the Entire Consumer Experience.

By Karen Moeller, on May 19th, 2026

Most consumers never think about whether their real estate agent is an employee or an independent contractor.

But the structure quietly shapes many of the experiences buyers and sellers encounter every day.

Recently, the National Association of REALTORS® backed a proposed federal rule update related to how independent contractor status is evaluated under labor law. At first glance, that may sound like technical industry policy with little relevance to the average homebuyer or seller.

In reality, it touches the foundation of how residential real estate operates in the United States.

Most real estate agents are not Continue Reading →

The Great Exurban Tradeoff: What $450K Buys in Lifestyle

By Karen Moeller, on May 18th, 2026

For years, real estate conversations revolved around one question: “How much house can I get for my money?”

But increasingly, buyers across the St. Louis region are discovering that the more important question is something else entirely:

What kind of life do I want my home to create?

Because around a $450,000 budget, buyers can end up choosing between dramatically different versions of daily life. Not just different homes. Different rhythms. Different priorities. Different definitions of what “better” even means.

The tradeoffs become surprisingly personal.

Take the charming cottage currently listed in Webster Groves. On Continue Reading →

Missouri Just Passed A New Law Targeting “We Buy Houses” Deals And Contract Flipping

By Dennis Norman, on May 18th, 2026

Missouri Cracks Down on Real Estate Wholesaling: What SB 973 Means for Homeowners, Investors and Agents

Missouri lawmakers passed Senate Bill 973 late on the final day of the 2026 legislative session and, assuming Governor Kehoe signs it, parts of the bill will take effect August 28, 2026. While the legislation covers several real estate and tax foreclosure issues, one of the biggest changes for everyday consumers and investors is a new state law aimed directly at real estate wholesaling.

For years, wholesaling has existed in a gray area where some investors legitimately tied up properties they intended to close on or had the financial ability to complete the deal if needed, Continue Reading →

Beneath Missouri: The Hidden Landscape Shaping St. Louis Real Estate

By Karen Moeller, on May 17th, 2026

After floating the Current River recently, we stopped at Blue Spring on the drive home.

Photos do not prepare you for it.

The color looks almost artificial at first, an impossible blue that barely seems real until you stand next to it. Then there is the sound. Millions of gallons of water surge from the spring every day after traveling underground through the limestone beneath Missouri.

Standing there, it struck me how much of this state is shaped by things most of us never see.

In Missouri, some of the most important forces shaping the landscape Continue Reading →

Everyone Wants More Housing Inventory. Just Not Next Door.

By Karen Moeller, on May 17th, 2026

Everyone agrees St. Louis needs more housing inventory.

Until somebody actually tries to build it.

That tension is quietly shaping conversations across St. Louis County right now, especially in established inner-ring suburbs like Kirkwood, Webster Groves, Des Peres, and Sunset Hills, where demand remains strong, available land is limited, and nearly every new development proposal comes with competing opinions about what growth should look like.

The conversation resurfaced again recently as multiple residential developments continue moving forward in Sunset Hills, including projects like Manors at Lynstone Park, Gates Manor, Sunset Reserve, and Vistas at Stone Castle.

Continue Reading →

St. Louis Metro Home Sales See Modest Growth in 2026

By Dennis Norman, on May 17th, 2026

The St. Louis metropolitan area is experiencing a slight uptick in home sales, with 9,726 homes sold from January through April 2026. This marks a 1.73% increase compared to the 9,561 homes sold during the same period last year. This steady growth is a positive sign for both home buyers and sellers, indicating a stable market environment that can cater to various housing needs across both Missouri and Illinois. The region’s real estate market continues to maintain its momentum, offering opportunities for families looking to settle in this vibrant area.

For those interested in the dynamics of the local housing Continue Reading →

Missouri SB 1001 Died…But Many of Its Investor Restrictions Quietly Passed Through SB 973

By Dennis Norman, on May 16th, 2026

Missouri SB 1001 Died…But Parts Of It Quietly Passed In SB 973

UPDATE – 10:30pm May 16, 2026

After reviewing the final bills passed late on May 15, 2026, it turns out parts of SB 1001 were quietly inserted into SB 973, which passed on the final day of session and now awaits the governor’s signature.

The wholesaling disclosure provisions survived, and honestly, I’m generally okay with that part. Sellers should understand when they are dealing with a wholesaler, when contracts may be assigned, and who is making money on the deal.

The good news for investors is the institutional investor restrictions appear to have been stripped out before final passage. In Continue Reading →

Missouri Property Tax Reform Failed. Here’s What Homeowners Actually Need to Know Now

By Karen Moeller, on May 16th, 2026

For the second straight year, Missouri homeowners heard a familiar promise from Jefferson City: property tax relief is coming.

Then the legislative session ended, and once again, most homeowners were left exactly where they started. Confused, frustrated, and wondering whether the next reassessment notice is going to hit like a budget adjustment or a financial gut punch.

The problem is not simply that lawmakers failed to pass broader property tax reform this session. It is that many homeowners still do not fully understand how Missouri’s property tax system works in the first place.

That confusion has become Continue Reading →

Discover the Fastest Selling Zip Codes in the St. Louis Metro Area

By Dennis Norman, on May 16th, 2026

The St. Louis metropolitan area is buzzing with real estate activity, and certain zip codes are experiencing exceptionally rapid sales. Leading the charge is a zip code in Macoupin County, Illinois, where homes are flying off the market in zero days on average. This area, with active listings priced around $129,900, is attracting attention from buyers seeking swift transactions and affordable options. Following closely is a zip code in Bond County, Illinois, where properties are selling in just one day. Meanwhile, Madison County, Illinois, rounds out the top three with homes averaging only two days on the market, highlighting the Continue Reading →

Why Buyers Become Obsessed With Homes They Haven’t Even Seen Yet

By Karen Moeller, on May 15th, 2026

How “Coming Soon” listings changed buyer psychology in modern real estate

A home hits the market as “Coming Soon,” and within hours buyers are already emotionally invested.

They zoom in on kitchen photos to see whether the appliances are stainless or paneled. They decide where the Christmas tree would go before they have seen the basement. They drive past the house at night to see what the street feels like after dark. Some know the listing photos better than their own family albums by the time the first showing starts.

And increasingly, buyers are competing emotionally long before Continue Reading →

Jefferson County Real Estate Market Update: May 2026

By Dennis Norman, on May 15th, 2026

The Jefferson County real estate market showed a modest increase in home values in April 2026. Homes sold for a median price of $289,950, marking a 0.68% rise from April 2025’s median of $288,000. However, this is a slight decrease of 1.71% from March 2026, when the median sold price was $295,000. Meanwhile, the median list price in April 2026 was $324,900, a significant 12.03% increase from $290,000 in April 2025. The number of homes sold also rose, with 248 sales in April 2026, a 6.44% increase from 233 sales in April 2025. For a detailed visual representation of these Continue Reading →

St. Louis Mortgage Rates Surge in May 2026: 30-Year Fixed Hits 6.57%, 15-Year Climbs to 6.07%

By Dennis Norman, on May 14th, 2026

As of May 14, 2026, St. Louis homebuyers are witnessing a notable uptick in mortgage rates, with the 30-year fixed rate now standing at 6.57%, marking a 0.01% increase since the last report. Meanwhile, the 15-year fixed rate saw a more substantial rise of 0.03%, reaching 6.07%. These increases contribute to an overall rising trend in the mortgage landscape, impacting various loan categories including the 30-year FHA and Jumbo rates, as well as the 7/6 SOFR ARM, which now stands at 6.32%.

This escalation in mortgage rates presents significant implications for both buyers and sellers in the St. Louis area. Continue Reading →

The Loan Is Assumable. The Equity Usually Isn’t.

By Karen Moeller, on May 14th, 2026

A buyer finds a home with a 3% assumable mortgage and immediately starts doing the math. At today’s interest rates, the monthly payment difference can look enormous. Suddenly, a house that may have felt financially out of reach starts seeming possible again.

Then comes the part many buyers do not expect: the low interest rate may be assumable, but the seller’s equity usually is not. For many buyers, that is the moment the excitement changes.

In a market where affordability has become one of the biggest obstacles facing buyers, low-rate assumable loans have started attracting attention that they Continue Reading →

Zillow’s New “Hidden Listings” Study Has Some Truth, But The Headlines Deserve A Closer Look

By Dennis Norman, on May 14th, 2026

Selling with one agent on both sides cost home sellers $1.49 billion over three years

Zillow dropped a new press release this week claiming home sellers lost billions from dual agency and off market listings and, as expected, the headlines were designed to make it sound like the sky is falling. The actual data, however, tells a much more nuanced story than the press release would lead consumers to believe.

First, let me be clear, I have never been a fan of true dual agency where one agent attempts to represent both buyer and seller equally. In my opinion, that arrangement creates inherent conflicts and probably should not even be legal. Continue Reading →

Data Centers Are Coming To St. Louis…But Are They Really The Economic Jackpot Communities Think They Are?

By Dennis Norman, on May 13th, 2026

Over the past couple of years, data centers have quietly gone from being something most people never thought much about to suddenly becoming one of the hottest topics in economic development, utilities, AI, commercial real estate and even residential real estate. Around the country, cities and counties are aggressively competing for these projects, often offering massive tax incentives while promoting them as the future of economic growth and technology infrastructure, while at the same time, more communities are starting to push back and ask whether the benefits are really as large as advertised and whether taxpayers and residents are ultimately Continue Reading →

The House Was ‘Under Contract.’ So Why Is It for Sale Again?

By Karen Moeller, on May 13th, 2026

One of the more confusing moments for many homebuyers happens when they find a house they love online, only to discover it is already “under contract.”

Most buyers assume that means the home is effectively sold.

Not necessarily.

In real estate, “under contract” often means a transaction has started, not that it is guaranteed to close. Between accepted offer and closing sits a stretch of inspections, financing approvals, appraisals, title work, contingencies, and deadlines where deals can still fall apart.

And sometimes, they do.

According to the National Association of REALTORS®’ REALTORS® Confidence Index, approximately Continue Reading →

Zillow’s Bombshell Lawsuit Against Compass and MRED Puts Private Listings Under Fire

By Dennis Norman, on May 12th, 2026

Zillow has filed a major federal antitrust lawsuit against MRED and Compass that could have far-reaching implications for private listings, MLS control and consumer access to homes for sale. The suit, filed in federal court in Chicago, accuses MRED and Compass of conspiring to block Zillow from enforcing its Listing Access Standards, policies Zillow adopted to limit the display of listings that were privately marketed before being entered into the MLS.

The lawsuit centers around private listing networks, or PLNs, which have become increasingly common since NAR weakened its Clear Cooperation Policy earlier this year. Compass has been one of Continue Reading →

Can You Fight a FEMA Flood Zone? Yes. But It’s Not Simple.

By Karen Moeller, on May 12th, 2026

Few words create panic for homebuyers faster than “flood zone.” Sometimes the concern comes from insurance costs. Sometimes it comes from lending requirements. And sometimes it comes from the assumption that a flood zone designation automatically means a property floods regularly.

That last part is where many buyers get confused.

FEMA flood maps are not predictions about whether a specific home will flood tomorrow. They are risk models based on elevation data, topography, drainage patterns, historical information, and projected flood behavior. Like any large-scale risk model, flood maps are periodically updated and refined as new data becomes available.

Continue Reading →