By Dennis Norman, on March 25th, 2026 
In a real estate market where access to information can make or break a deal, a recent statement from the Council of Multiple Listing Services (CMLS) reinforces a critical point: transparency is not optional, it is essential. CMLS, a national organization representing MLS systems across the country, issued a response to what it calls a “false narrative” suggesting that limiting listing exposure somehow benefits consumers. For buyers and sellers here in St. Louis, this hits close to home as discussions around office exclusive listings and off-market properties continue to grow.
CMLS made its position clear: “Real estate competition is built Continue Reading →
By Dennis Norman, on March 25th, 2026 
Missouri homebuyers could soon see relief from rising mortgage costs as Senator Josh Hawley takes aim at what he calls excessive pricing by credit scoring giant FICO. In a recent move, Hawley launched an investigation into the company’s pricing practices, citing concerns that sharp increases in credit score fees are contributing to housing affordability challenges, particularly for first-time buyers.
According to Hawley’s office, FICO recently doubled its per-score fee from $4.95 to $10.00, a more than 100% increase in just one year. Since most mortgage lenders rely on FICO scores for underwriting, and borrowers often have multiple credit pulls during Continue Reading →
By Karen Moeller, on March 25th, 2026 
Every home enters the market with a number attached to it. Sometimes that number comes from data. Sometimes it comes from a prior conversation. Sometimes it comes from what a seller hopes the home is worth.
Then the market responds. Showings happen. Buyers walk through. Offers come in. And something interesting often occurs. The offers are not random. They tend to cluster. Different buyers. Different agents. Different motivations. Yet the numbers often land in a similar range. That is not coincidence. That is the market providing feedback.
In one recent situation, a home received multiple offers over time that were remarkably consistent in both Continue Reading →
By Cathy Lirette, on March 24th, 2026 
By Cathy Lirette
In a national housing environment defined by volatility, affordability challenges, and uneven demand, the St. Louis 5-county core market continues to stand out as one of the most stable and attractive real estate regions in the United States. While many coastal and Sunbelt markets are correcting after years of rapid appreciation, St. Louis is demonstrating something far more valuable: sustainable growth, relative affordability, and long-term market balance.
Affordability Remains a Major Competitive Advantage
One of the most compelling reasons the St. Louis core market outperforms other regions is simple: affordability. The median home price in St. Continue Reading →
By Karen Moeller, on March 24th, 2026 
Reality: Lower-level space adds value, but it is priced differently
That beautifully finished basement may help sell the home, but it is not valued the same way.
“I mean, it’s basically another level.”
If you’ve ever walked through a well-finished basement in St. Louis, you’ve probably heard some version of that comment. And to be fair, some of them feel like it. Full bars, theater setups, extra bedrooms, even second kitchens can make the space feel like a natural extension of the home, but when it comes to value, the market draws a clear line between above-grade and below-grade space.
Continue Reading →
By Dennis Norman, on March 23rd, 2026 
There’s a growing type of real estate fraud happening across the country that every homeowner, especially seniors, should be aware of. A recent federal indictment outlines an alleged scheme in which criminals targeted property owners, stole their identities, and tried to obtain loans against homes without the owners’ knowledge. While this case happened outside of St. Louis, the tactics described are not unique to one market and could be attempted here as well.
According to the federal indictment (see full document below), the scheme allegedly involved multiple people working together to gather personal information from victims, create fake identification, and Continue Reading →
By Karen Moeller, on March 21st, 2026 
Seller financing is one of those ideas that tends to get dismissed quickly. For many homeowners, the reaction is immediate. It sounds complicated. It feels uncertain. And in some cases, it raises concerns about what could go wrong if a buyer does not follow through. But like many things in real estate, the perception and the reality are not always the same.
What Seller Financing Actually Means
Seller financing simply means the seller acts as the lender.
Instead of receiving the full purchase price at closing from a bank-funded loan, the seller allows the buyer to make payments over time based Continue Reading →
By Karen Moeller, on March 21st, 2026 
From time to time, a question comes up that sounds more like a thought experiment than a real estate transaction, but recently, a St. Louis area buyer asked me whether it would be possible to purchase property using gold instead of dollars. It is not as far-fetched as it sounds. In fact, the short answer is YES. But the longer answer explains why it rarely happens in practice.
What the Law Allows vs. What the Market Uses
At its core, a real estate transaction is a contract. The buyer and seller agree to exchange something of value, known as consideration, Continue Reading →
By Karen Moeller, on March 21st, 2026 
Buyers spend a lot of time evaluating homes. What they often miss is evaluating the neighborhood itself.
What is it actually like to live here? Not what the listing says. Not what the photos show. Not even what the data suggests. What does it feel like on a normal day? One of the simplest ways to answer that is something I call the Saturday Morning Test.
The Test Is Simple
Go to the neighborhood around 9:00 a.m. on a Saturday.
Don’t schedule anything. Don’t rush it.
Just be there.
Walk a few blocks. Sit for a minute. Pay attention.
You are not evaluating Continue Reading →
By Karen Moeller, on March 21st, 2026 
Recent discussions in Missouri have focused on a proposed constitutional amendment that would gradually phase out the state income tax and shift more of the state’s revenue toward consumption-based taxes. If advanced, the proposal would ultimately be decided by Missouri voters through the ballot process.
While proposals like this often generate strong opinions, the details are still evolving. As with any policy change, the structure of the final legislation would determine how it plays out in practice.
From a real estate perspective, the more useful question is simple: how could a shift in how the state collects revenue influence buying, selling, Continue Reading →
By Dennis Norman, on March 21st, 2026 
The St. Louis City real estate market continues to experience dynamic changes as of March 2026. In February 2026, homes in the St. Louis City area sold for a median price of $222,000. This represents a notable increase of 9.63% from February 2025, when the median sold price was $202,500. The median sold price also rose by 10.45% compared to January 2026, when it was $201,000.
Despite the increase in selling prices, the median list price in February 2026 was $220,000, marking a decrease of 6.38% from $235,000 in February 2025. Additionally, the number of home sales in February 2026 Continue Reading →
By Karen Moeller, on March 20th, 2026 
There is a narrative that comes up again and again. People are leaving St. Louis. It sounds convincing. It shows up in headlines and conversations. But when you look at the data, the story is far more local.
Most people who move from the St. Louis area are not heading across the country. They are staying within Missouri or moving to nearby Midwestern states. That was true when this topic was first analyzed years ago, and it remains true today.
The Moves Are Closer Than You Think
Migration data, including IRS records that track address changes on tax returns, consistently Continue Reading →
By Dennis Norman, on March 20th, 2026 
A major federal court decision just delivered a significant win for real estate investors and anyone involved in cash transactions. A U.S. District Court has vacated the FinCEN rule that would have required nationwide reporting of most non-financed residential real estate transactions involving entities and trusts, effectively shutting down the rule before it could fully reshape the investment landscape.
The rule, finalized in 2024 and effective December 1, 2025, would have required reporting on an estimated 800,000 to 850,000 transactions annually, with projected compliance costs ranging from approximately $428 million to $690 million in the first year alone. :contentReference[oaicite:0]{index=0} The Continue Reading →
By Dennis Norman, on March 20th, 2026 
When people say home prices are out of control, they are usually looking only at the price in dollars. Your chart shows why that can be misleading. In St. Louis, the median home price rose from about $39,000 in 1975 to about $340,000 today, and gold also went up about 8 to 10 times over that same period. That does not necessarily mean houses became dramatically more expensive in real terms. It shows how much buying power the dollar has lost.
The gold comparison is what really changes the picture. In 1975, it took about 274 ounces of gold to Continue Reading →
By Dennis Norman, on March 20th, 2026 
The Franklin County real estate market continues to show signs of growth as we move through March 2026. In February, homes sold for a median price of $262,500, marking a 0.96% increase from both February 2025 and January 2026, when the median sold price was $260,000. This steady rise in home prices reflects a robust demand in the area.
Additionally, the median list price in February 2026 was $303,000, representing a significant 13.91% increase from $266,000 in February 2025. This surge in list prices suggests sellers are optimistic about the market’s strength and are positioning their properties accordingly.
February 2026 Continue Reading →
By Karen Moeller, on March 19th, 2026 
If you have been following the recent headlines about a legal dispute between a major real estate platform and a national brokerage, it is easy to dismiss it as another round of industry tension. Different business models, different philosophies, and a disagreement over how listings should be handled. That would be missing the point.
What is actually happening is a shift in who controls how homes are introduced to the market, who gets to see them, and when that exposure happens. That is not an industry issue. It is a homeowner issue.
The policy at the center of the dispute attempted Continue Reading →
By Karen Moeller, on March 19th, 2026 
Reality: Some flood zone designations raise questions. Others simply need clarification.
Seeing “flood plain” on a disclosure can feel like an automatic no. In some cases, it is just the beginning of the conversation.
“House is in flood plain.”
A buyer recently said “hard pass” within minutes of reviewing a seller’s disclosure with that exact note without so much as a follow-up question. In a market where we are still seeing bidding wars and steep competition, a house they were excited about was off the table in seconds.
It is a common reaction, and an understandable one. Flooding is serious, Continue Reading →
By Dennis Norman, on March 19th, 2026 
As of March 19, 2026, St. Louis homebuyers are witnessing a continued upward trend in mortgage rates, with the 30-year fixed rate mortgage now reaching 6.36%, marking a 0.07% increase. This moderate rise in rates signifies a broader pattern of escalating costs for financing in the region. The 15-year fixed rate also experienced a slight uptick, now standing at 5.97%, an increase of 0.04%. These changes are part of a larger trend affecting various loan products, including the 30-Year FHA and Jumbo loans, as well as adjustable rate mortgages such as the 7/6 SOFR ARM, all of which have seen Continue Reading →
By Dennis Norman, on March 19th, 2026 
Exploring Affordable Neighborhoods in St. Louis for First-Time Buyers
In a housing market that’s constantly evolving, finding a home within budget can be a daunting task for first-time buyers. Fortunately, even in 2026, the St. Louis metro area offers dozens of neighborhoods where median home prices remain under $200,000. This provides an accessible entry point into homeownership without breaking the bank. We have pulled the latest 12-month sales data from the MLS to identify the best options, scattered across the entire MSA on both the Missouri and Illinois sides.
To explore the full interactive data for every municipality and zip Continue Reading →
By Dennis Norman, on March 19th, 2026 
The St. Louis County real estate market continues to show resilience as home prices rise despite a slight dip in sales. In February 2026, homes in the area sold for a median price of $250,001, marking a 3.79% increase from February 2025, when the median sold price was $240,875. This price also represents a negligible increase from January 2026, where the median was $250,000.
However, the median list price saw a significant decrease, dropping 14.29% to $240,000 from $280,000 in February 2025. This shift indicates a potential adjustment in seller expectations or market conditions. Additionally, there were 768 home sales Continue Reading →
By Dennis Norman, on March 18th, 2026 
Homeowners across Missouri, including many in the St. Louis area, are feeling the squeeze from sharply rising insurance premiums, and a newly released report suggests legal system abuse may be playing a bigger role than many realize. According to the report, Missouri homeowners insurance premiums have jumped 33.9% from 2021 to 2024, adding yet another affordability challenge for buyers, sellers, and real estate investors.
While severe weather and rebuilding costs are often blamed for rising premiums, the report points to increasing litigation tied to property claims, particularly involving roofing, wind, and hail damage. These lawsuits can drive up claim costs Continue Reading →
By Dennis Norman, on March 18th, 2026 
Congress Advanced a Big Housing Bill…But It Has Not Become Law Yet
If you are a homeowner, homebuyer, builder, or real estate investor, this is a bill worth watching…but let’s get the facts straight first. H.R. 6644 has not passed Congress yet. The House passed its version of the bill in February, then the Senate passed an amended version in March and sent it back to the House. So, while this housing package has real momentum, it is not law at this point.
The reason this matters is because the Senate did not just rubber-stamp the House bill. It replaced Continue Reading →
By Dennis Norman, on March 17th, 2026 
The St. Louis metropolitan area is witnessing a steady increase in home sales as 2026 unfolds, with 4,038 homes sold by the end of February. This represents a slight yet positive growth of 0.62% compared to the same period last year, when 4,013 homes were sold. This upward trend indicates a resilient housing market, offering opportunities for both home buyers and sellers to engage in a dynamic real estate environment. The real estate market in the St. Louis metro area, spanning counties in both Missouri and Illinois, continues to be a focal point for families seeking to settle in a Continue Reading →
By Dennis Norman, on March 17th, 2026 
I have been hearing a lot lately from buyers who think something major changed with credit score requirements this year. The short answer is no, there was no big overhaul that suddenly made it easier to qualify for a mortgage. If your credit was a problem last year, it is still a factor today.
That said, there have been a couple of changes on the conventional loan side that are worth understanding, especially if you are close to qualifying. They are not game changers for everyone, but they could make a difference for some buyers in the St. Louis market.
Continue Reading →
By Dennis Norman, on March 16th, 2026 
For years housing analysts talked about the coming “silver tsunami.” The idea was that as baby boomers aged, millions of homes would eventually hit the market as owners downsized, moved to retirement housing, or passed homes on to their heirs. Because baby boomers own such a large share of the nation’s housing stock, many believed this transition would release a wave of inventory that would help relieve housing shortages, especially for entry level buyers.
That wave has not arrived, at least not yet, and the St. Louis market illustrates why.
A large portion of Continue Reading →
By Cathy Lirette, on March 16th, 2026 
In today’s St. Louis market, VA buyers are still competing, winning, and closing — yet misconceptions about VA financing continue to circulate.
As a real estate broker and Air Force veteran serving the St. Louis metro area, I’ve seen firsthand how inaccurate assumptions can unnecessarily complicate transactions. Understanding how VA loans work helps both buyers and sellers make confident decisions.
Let’s clear up the most common myths.
Myth #1: VA Loans Take Longer to Close
Fact: VA loans close on timelines similar to conventional and FHA financing. In our St. Louis market, a well-prepared VA file typically Continue Reading →
By Dennis Norman, on March 16th, 2026 
If you’re considering buying or selling a home in the St. Louis metropolitan area, knowing where the market is hottest can give you a significant advantage. Currently, the fastest selling zip code is in Jefferson, Missouri, where homes are flying off the market in just 15 days on average. With six active listings, the average list price here stands at $249,816, making it an attractive option for families looking for a swift transaction in a competitive market.
Following closely is a zip code in Lincoln, Missouri, where homes spend an average of 26 days on the market among the 10 Continue Reading →
By Karen Moeller, on March 15th, 2026 
One of the more common misunderstandings in real estate happens early in the home buying process. A buyer provides a preapproval letter from a lender and their agent suggests speaking with someone else as well. At that point many buyers understandably wonder: if I am already preapproved, why would I need to talk to another lender?
In many cases, the buyers asking that question are the ones who have done exactly what they were supposed to do. They took the time to speak with a lender before house hunting and arrived prepared. When an agent suggests another conversation, it can feel Continue Reading →
By Dennis Norman, on March 15th, 2026 
The Jefferson County real estate market continues to exhibit growth in home prices as of March 2026. According to the latest data, homes sold for a median price of $290,000 in February 2026, marking a 5.47% increase from the median price of $274,950 in February 2025. This upward trend is also reflected in a month-over-month increase of 3.59% from January 2026, when the median sold price was $279,950.
The median list price in February 2026 was $339,900, a significant rise of 17.25% compared to $289,900 in February 2025. Despite these price increases, the number of home sales in Jefferson County Continue Reading →
By Dennis Norman, on March 12th, 2026
March 2026 is seeing a notable increase in mortgage rates in the St. Louis real estate market, with the 30-year fixed-rate mortgage climbing by 0.15% to reach 6.24%. This uptick marks a significant rise above the 6% threshold, indicating a challenging environment for potential homebuyers. Similarly, the 15-year fixed-rate mortgage has also increased by 0.15%, now standing at 5.84%. The upward trend is consistent across other mortgage products as well, including the 30-year FHA and VA loans, as well as the 7/6 SOFR ARM, all of which have seen significant hikes.
For St. Louis area buyers, these rising rates could Continue Reading →
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