While brokers across the country argue over Clear Cooperation and buyer compensation, one group isn’t making noise — but they are taking notes. State real estate commissions, including Missouri’s, are quietly preparing for enforcement… and private listings are on their radar.
In a recent blog post titled “Private listings just got real: State regulators have entered the chat“, real estate compliance consultant Summer Goralik, a former DRE investigator, warned that off-MLS listings marketed without clear seller-driven intent could expose brokers to serious regulatory trouble. And in Missouri, that trouble comes with a very specific rulebook.
This Isn’t Just a Policy Risk — It’s a License Risk
Missouri license law is clear: licensees are required to act competently and in the client’s best interest. Business strategy is not a defense.
“The commission may investigate… any act or practice… that demonstrates bad faith, misconduct, gross negligence, or untrustworthy behavior.” — RSMo 339.100.2(19)
If you’re packaging private listings as a tool to generate double-ended deals or keep control of the buyer, and not clearly documenting that the seller initiated and understood that choice, you’re taking a regulatory gamble.
File Must Match the Story
Goralik outlines the kinds of questions regulators might ask in an audit. Here in Missouri, if MREC shows up at your office and asks:
Do you have a written office policy on off-MLS listings?
Did the seller request this in writing?
Was dual agency disclosed and consented to?
Are buyers told they may not receive full listing data (DOM, price changes, etc.)?
Then you better have clean documentation and proper disclosure forms on file, or you could be in violation of:
RSMo 339.730.1(1) – Agents must disclose material facts to all parties
20 CSR 2250-8.095 – Broker relationship disclosures are mandatory and must be timely
20 CSR 2250-8.020(1) – Brokers are responsible for supervising licensees and ensuring compliance
Let’s Talk Fiduciary
Missouri’s agency law requires more than just putting something in writing. It mandates that agents act with undivided loyalty, full disclosure, and obedience to lawful instructions. Failing to market a property broadly — unless the seller has been fully informed — is not just risky, it may be a breach of fiduciary duty under RSMo 339.730 and 339.740.
Summer said it best:
“When the rationale for avoiding the MLS looks more like a business strategy than a client-specific need… that’s when real trouble begins.”
This Isn’t New, Missouri Just Hasn’t Acted Yet
Summer’s right… MREC doesn’t need a lawsuit to act. Under RSMo 339.100, they can launch an investigation from a single consumer complaint. And once a pattern is established — like repeated private listings or internal buyer matching without transparency — civil penalties up to $2,500 per offense can be imposed.
Worse, Missouri allows reciprocal action across state lines. If you’re licensed in more than one state, what starts here can snowball.
The Bottom Line for Missouri Brokers
Private listings aren’t illegal. But if your brokerage is leaning on them as a routine strategy — without full disclosures, without documented seller instruction, and without tight supervision — you’re out of compliance.
Before you pitch an office exclusive or promote a “quiet listing,” ask yourself:
Is this about protecting the seller, or padding your deal count?
Have I disclosed everything that needs to be disclosed?
Would I be confident explaining this setup to MREC?
Because one day, you might have to. And they’re not coming to debate — they’re coming to enforce.
Rob Hahn recently ignited an important conversation about the National Association of REALTORS® (NAR) decision to significantly modify Standard of Practice 10-5, a rule initially established to prevent harassment based on protected characteristics. While NAR’s move to restrict 10-5’s scope solely to REALTORS’ professional activities has been welcomed as a step toward safeguarding free speech, Hahn highlights another critical dimension needing attention: restitution for those previously penalized under its broader interpretation.
According to Hahn, now that NAR acknowledges the overreach of the initial rule, it owes apologies and possibly reparations to REALTORS previously sanctioned under it. As Hahn emphasizes, individuals like Brandon Huber, Wilson Fauber, Chad DeVries, and Jamie Haynes faced serious professional and personal repercussions for actions now clearly outside the revised scope of harassment. These repercussions included damaged reputations, career setbacks, and financial losses from legal defenses. Hahn calls for immediate revocation of any sanctions, restoration of membership, and financial reparations to make these individuals whole.
Hahn’s point raises broader questions relevant beyond real estate: How should professional bodies rectify past injustices when they recognize a rule was wrongly applied? History offers guidance. For example, when the American Bar Association (ABA) revised its ethical standards in response to changing views on lawyer advertising and free speech, it effectively nullified earlier disciplinary actions against attorneys previously punished under the outdated rules. Similarly, medical professionals once disciplined for practices later recognized as acceptable or even beneficial, like certain alternative treatments, often sought and received reversals of prior sanctions.
The conversation Hahn sparks compels us to consider the ethical responsibility organizations have to right historical wrongs once policies evolve. Should NAR follow suit, issuing formal apologies and monetary restitution to affected REALTORS? Moreover, should those who weaponized the rule inappropriately face accountability?
Hahn strongly argues they should. He asserts those who used the original rule as a political weapon should themselves face ethical scrutiny under the revised 10-5, suggesting this accountability is vital to restore trust and unity within the REALTOR community.
As this discussion unfolds, it prompts critical reflection across all professional industries: When policies change and previous “wrongdoings” are now exonerated, how far must an organization go to make amends?
Rob Hahn’s challenge to NAR is clear: “Peace is not merely the absence of tension; it is the presence of justice.” Whether NAR responds by embracing this deeper reconciliation remains to be seen—but the conversation around accountability, restitution, and ethical responsibility is one all industries can benefit from exploring openly.
In a modest respite for potential homebuyers, St. Louis mortgage rates have shown a fractional decrease as of June 2025, with the 30-Year Fixed Rate now sitting at 6.89%, a slight decline of 0.04%. The 15-Year Fixed Rate has also seen a minimal drop, now at 6.20%, down by 0.01%. While these changes may seem minimal, in the context of rates consistently above 6.5%, any reduction can be significant for those financing a home purchase.
For buyers and sellers in the St. Louis area, these changes signal a potentially cooling market, where slightly lower rates could enhance buying power, albeit modestly. The current rates, while still high, offer a momentary relief which could influence decisions on entering the housing market. Sellers might find a slightly more motivated pool of buyers, while buyers may benefit from marginally lower borrowing costs.
For a detailed view of how these rates have shifted over time, prospective buyers and sellers are encouraged to click the chart button below. This historical perspective, provided by MORE, REALTORS®, can offer valuable insights into the timing of real estate decisions in the St. Louis market. As always, keeping an eye on these trends can provide both buyers and sellers with a strategic advantage in navigating the real estate landscape.
Current Mortgage Rates*
Loan Type
Current Rate
Change From Prior Day
30 Yr. Fixed
6.89%
-0.04%
15 Yr. Fixed
6.20%
-0.01%
30 Yr. FHA
6.43%
+0.00%
30 Yr. Jumbo
7.02%
-0.02%
7/6 SOFR ARM
6.41%
+0.03%
30 Yr. VA
6.44%
-0.01%
*Rates shown are national averages from Mortgage News Daily’s Rate Index and are updated as of June 12, 2025. Individual rates may vary based on factors including loan amount, down payment, credit score, property type, occupancy status, and market conditions. Contact a licensed mortgage professional for personalized rate quotes.
MARIS Outperforms Its Associations in Stability, Solidifying Its Role in the St. Louis Real Estate Market
In a shifting real estate landscape marked by declining membership in many markets, MARIS (Mid-America Regional Information Systems) stands out as a model of stability and strength. Headquartered in St. Louis, MARIS is the MLS for the St. Louis metro area, and surrounding counties, serving 10 local associations across Missouri and Illinois. As of year-end 2024, MARIS recorded 15,014 subscribers—a decline of just 2.1% from the previous year. Compared to the drops seen in many of the associations it serves, this is a noteworthy achievement.
To put it in perspective, the St. Louis REALTORS® Association, the largest local association within the MARIS network—saw a membership decline of 3.6%, nearly twice the percentage decrease experienced by MARIS. Other member associations like St. Charles County Association of Realtors (-3.8%) and Greater Springfield Board of Realtors (-1.3%) also experienced steeper or similar drops. In contrast, MARIS’s relatively modest decline suggests both stronger subscriber retention and continued relevance in supporting agents’ business needs.
This performance places MARIS as the #2 ranked MLS in the West North Central region, trailing only NorthstarMLS (based in Minnesota), which posted a subscriber count of 21,285 but experienced a higher 3.7% year-over-year decline. Among regional MLSs, MARIS demonstrates one of the strongest ratios of subscriber retention—even outperforming larger peers in terms of year-over-year resilience.
One reason for this strength may be MARIS’s broad service footprint and commitment to regional cooperation. As a regional MLS, MARIS provides integrated services and robust tools across association boundaries, creating consistency in data and resources for agents throughout the St. Louis metro area. This wide-reaching infrastructure allows it to cushion against localized membership dips and continue delivering value across a larger agent base.
For real estate professionals in St. Louis, this matters. A strong MLS like MARIS ensures access to accurate listing data, smooth cooperation between brokers, and the ability to stay competitive in a fast-changing market. While some local associations saw their numbers shrink more significantly, MARIS’s role as the digital backbone of the region’s real estate transactions keeps it central to agents’ success.
In an environment where technology, efficiency, and accuracy are more important than ever, MARIS proves that a well-run MLS can provide resilience even when local associations face headwinds. For agents, brokers, buyers, and sellers in the St. Louis area, that’s good news—and a reason to feel confident about the systems supporting the market in 2025.
In the interest of full disclosure, I should note that I currently serve as Vice Chair of the Board of Directors for MARIS. While this article was not written in that capacity, I do have a bias in favor of MARIS.
A new federal lawsuit filed in California is challenging a long-standing National Association of REALTORS® (NAR) policy that many small and independent brokers argue has quietly stifled competition in the real estate industry for years. The suit, brought by broker John Diaz, centers on the “Variable Dues Formula” — a policy that requires designated REALTOR® brokers to pay NAR dues not just for themselves, but also for any agents in their firm who are not NAR members, even if those agents opt out of the services.
While this may sound like an administrative issue, it has real consequences, particularly for independent brokerages and markets like St. Louis where many agents prefer not to join trade associations. The complaint argues that NAR, along with state and local affiliates, is enforcing a coercive system that punishes brokers who try to offer more flexible employment models. Under current rules, if a broker like Diaz hires an agent who doesn’t want to be a NAR member, the broker must either pay dues on their behalf, disassociate from them, or force them to join. These extra costs often exceed $1,000 per agent annually, a significant barrier for small shops trying to grow.
The lawsuit alleges this structure creates a “group boycott” of non-member licensees and illegally ties access to essential tools — like the MLS and standard contract forms — to association membership. It also calls out the Limited Function Referral Office (LFRO) workaround as inadequate, since it requires agents to give up all sales activity, limiting them to referrals only. According to the complaint, this is particularly harmful in markets with fewer large firms, where agents need flexibility and lower costs to stay active.
In many ways, this complaint echoes ongoing concerns raised in other major lawsuits — including the Moehrl case and those targeting buyer broker commissions — that challenge long-standing NAR policies under federal antitrust law. While those lawsuits focus more on how commissions are structured and disclosed, the Diaz suit strikes at the operational backbone of how brokerages function under the NAR system.
For agents and brokers in St. Louis, this case may be especially relevant. Smaller firms make up a large part of the local real estate fabric, and the economic pressure of paying dues for non-member agents limits their ability to operate efficiently. Consumers may also feel the effects — fewer active agents means fewer choices and potentially higher costs due to reduced competition. The outcome of this lawsuit could open the door for more flexible brokerage models and broader access to real estate careers.
It’s yet another signal that the way real estate has worked for decades is now under a legal microscope. Whether you’re a broker, agent, or consumer, change may be coming — and it’s worth watching closely.
Read the full complaint below for more detail on the case.
McBride Homes, the largest builder in St. Louis, is in hot water. A St. Louis County judge just denied their attempt to stop Builder’s Bloc, a major contractor, from going after them for more than $10 million in unpaid work. The result? Legal chaos spilling over onto unsuspecting homebuyers.
The Fight: $10 Million, Dozens of Homes, and No Resolution
Builder’s Bloc claims McBride didn’t pay up. In response, they’ve filed liens on homes in multiple McBride communities. These aren’t empty threats. Some buyers have already closed and now own homes with liens attached. Others are under contract and facing serious uncertainty.
McBride is calling it fraud. Builder’s Bloc says it’s breach of contract. Both sides are lawyering up. The battle is playing out in court and in arbitration at the same time. That means a long, expensive road ahead.
The Court’s Message: Let the Contractor Keep Swinging
McBride tried to hit pause. They asked the court to block Builder’s Bloc from enforcing liens or pursuing further action while the case plays out. The judge said no. That means Builder’s Bloc is free to keep filing liens and pushing for payment.
This was a key early move. And McBride lost it. That loss puts every pending deal and recent closing in jeopardy.
Why Buyers Should Pay Attention
If you just bought or are under contract with McBride, this should be on your radar. A lien can cloud your title, delay your closing, or throw a wrench in your financing. This isn’t just a headache for executives. It’s a real problem for everyday families trying to move in.
Now with arbitration involved, the timeline for resolution just got longer. And the cost? Expect it to climb.
What You Should Do Now
If you’re involved with a McBride home, talk to your real estate agent. Talk to your attorney. Make sure you know what rights and protections you have. Don’t assume this will get resolved quietly behind the scenes. Take some time and look it up on Missouri’s Case.Net too.
We’re Watching Every Move
At StLouisRealEstateNews.com, we’re tracking this closely. This isn’t just a contractor squabble. It’s a high-stakes legal mess with real consequences for buyers, sellers, and the entire St. Louis real estate market.
Stay alert. Stay informed. We’ll keep you updated every step of the way.
Disclaimer: The information provided in this article is for general informational purposes only and does not constitute legal advice. Readers should not act or refrain from acting based on the content without seeking professional legal counsel. StLouisRealEstateNews.com and its affiliates make no warranties as to the accuracy or completeness of this information and accept no liability for any loss arising from reliance on it. Always consult with a qualified attorney regarding your specific situation.
Last year saw a record-setting shift in the housing market as real estate investors unloaded homes at a pace we haven’t seen in over two decades. According to the 2025 Investor Report released by Realtor.com, nearly 11% of all U.S. home sales in 2024 came from investors—the highest level since this data began in 2001. Unlike during the pandemic boom, this uptick wasn’t about cashing in on appreciation. It was about cutting losses in a softer market with declining rents.
Missouri was at the epicenter of this trend, tying with Oklahoma for the highest percentage of investor sales at 16.7%. Missouri also led the nation in investor purchases, with 21.2% of homes sold going to investors. This kind of two-sided investor activity highlights the attractiveness of Missouri’s market—relatively affordable prices combined with rental rates that still outperform the national median. Here in the St. Louis metro area, investor activity remained strong, while cities like Kansas City also drew heavy investor attention. While these purchases can add to rental inventory, they also make it more difficult for first-time and budget-conscious buyers to compete in the lower-priced segment. If you’re trying to navigate this challenging landscape, it helps to have an experienced pro by your side. If you’re not already working with someone, I’d suggest checking out MORE, REALTORS®.
The National Association of REALTORS® Board of Directors today approved updates to Standard of Practice 10-5 and Professional Standards Policy Statement 29 — both key components of Article 10 of the Code of Ethics. These long-anticipated changes, debated since 2023, aim to bring more clarity and consistency to how REALTORS® are held accountable when it comes to discrimination and harassment.
As I reported in my May 26th article, concerns had been growing over whether SOP 10-5 infringed on members’ personal free speech — especially in cases where comments or beliefs expressed outside the workplace led to disciplinary action. The revised policy now limits enforcement to conduct that occurs within a member’s professional role and aligns the definition of “harassment” with the NAR Member Code of Conduct. This should help reduce ambiguity and risk for both members and associations tasked with enforcement.
NAR President Kevin Sears stated that these amendments better align with ethical standards used by other large trade groups and strengthen the association’s commitment to fair housing. From a professional standpoint, it’s a move that balances ethical responsibility with clearer boundaries — something the industry has been asking for.
Newly Revised SOP 10-5 of the REALTOR® Code of Ethics
In a welcome shift for potential homeowners, mortgage rates in St. Louis have experienced a slight decrease as of June 2025. The 30-Year Fixed mortgage rate has dipped to 6.87%, a reduction of 0.09%, maintaining a level above the 6.5% threshold but showing signs of easing. Similarly, the 15-Year Fixed rate has also decreased by 0.09%, now at 6.12%. This downward trend offers a slight reprieve for buyers in the St. Louis real estate market who have been facing high rates in recent times.
The impact of these changes on the St. Louis housing market is significant, especially for first-time buyers and those looking to refinance. Lower rates can reduce monthly payments and overall loan costs, making homeownership more accessible in the current economic climate. However, even with these reductions, rates remain historically high, which continues to challenge market dynamics, influencing both buying power and inventory levels.
For a detailed view of how these rates have shifted over time and to see more specific data on other mortgage products like the 30-Year Jumbo and FHA rates, click the chart button below. This update is provided by MORE, REALTORS®, ensuring you have access to the latest and most accurate real estate market trends in St. Louis. Whether you’re buying, selling, or simply keeping an eye on the market, staying informed about current mortgage rates is crucial.
Current Mortgage Rates*
Loan Type
Current Rate
Change From Prior Day
30 Yr. Fixed
6.87%
-0.09%
15 Yr. Fixed
6.12%
-0.09%
30 Yr. FHA
6.38%
-0.07%
30 Yr. Jumbo
6.98%
-0.07%
7/6 SOFR ARM
6.26%
+0.02%
30 Yr. VA
6.40%
-0.06%
*Rates shown are national averages from Mortgage News Daily’s Rate Index and are updated as of June 5, 2025. Individual rates may vary based on factors including loan amount, down payment, credit score, property type, occupancy status, and market conditions. Contact a licensed mortgage professional for personalized rate quotes.
The recent discussion stirred up by Rob Hahn’s piece, “A Modest Proposal: Bring Back Subagency,” hit a nerve,not because I necessarily agree with everything he said, but because it made me think. As someone who’s long been a supporter of buyer agency,especially the idea that buyers deserve representation,I have to admit, Rob raises some points that are hard to ignore. Especially when it comes to the reality that many agents, despite their good intentions, don’t fully grasp what fiduciary duty really means.
Let’s be honest: fiduciary responsibility is a big deal. It’s not just a label,it’s a legal and ethical obligation that should guide every move an agent makes when representing a client. But Rob makes the case that the “buyer agency experiment,” as he calls it, has failed not because it was a bad idea, but because it placed a burden on agents that many simply weren’t prepared,or trained,to shoulder. And that’s hard to argue with when you look at some of the practices that led to the lawsuits and settlements that have upended our industry.
Here in Missouri, we’ve been at the epicenter of these changes. The Sitzer/Burnett case started here. And Missouri law has long leaned toward clearly defined, documented agency relationships. Even before the NAR settlement, our statutes required a signed buyer agency agreement before an agent could provide representation to a buyer. Without that written agreement, the default relationship isn’t subagency, it’s actually transaction brokerage. That means the agent doesn’t represent either party and is simply facilitating the transaction. So while there’s been renewed national discussion around subagency, in Missouri, it hasn’t really been in play for some time. That said, with today’s tighter requirements on buyer agency agreements, some in the industry are starting to wonder if subagency, properly disclosed, might make a comeback here too.
The funny thing is, my buddy Darrell, a lifelong real estate broker here in Missouri, has been saying since the settlement was announced that we ought to just go back to subagency. At first, I thought he was way off base. But the more I think about it, and the more I see agents scrambling to adapt to buyer agreements, shifting compensation, and confused clients, the more I’m starting to understand where he’s coming from.
Now to be clear: I still believe buyer agency, done right, is the best way to protect homebuyers. It ensures they have an advocate, someone truly in their corner. But “done right” is the key phrase. If agents are entering into fiduciary relationships they don’t understand, that’s a liability, not just for them, but for the consumer too. In contrast, subagency isn’t necessarily bad,as long as it’s fully disclosed. That’s the part too many people forget. If a buyer understands that the agent showing them a home is actually working for the seller, and they agree to that in writing, there’s no deception. That’s legal, that’s transparent, and that might be the better option in some cases than entering into an agency agreement that no one truly understands or honors.
Rob suggests we give buyers real choice: hire their own agent and pay for it directly, or work with a seller’s subagent and understand the trade-offs. I don’t know if we’ll go back to that model wholesale, but I do think this conversation needs to happen. Especially here in St. Louis, where the real estate landscape is already different than much of the country,just look at our local practices like split closings. We don’t follow national trends blindly, and maybe we shouldn’t this time either.
In the end, what matters most is that buyers and sellers understand who works for whom, what that means, and what they’re paying for. Whether through buyer agency or subagency, the goal should be transparency, accountability, and clarity,something our industry hasn’t always delivered well. But now’s our chance to do better.
And if you’re navigating these changes and wondering how they affect your real estate goals, working with a knowledgeable professional from MORE, REALTORS® can help you make sense of it all.
Yesterday, I attended the Economic Forecast session during the NAR Mid-Year Meetings in Washington D.C.,
where National Association of REALTORS® Chief Economist Lawrence Yun gave a sobering yet hopeful outlook
for the housing market — and homeowners, sellers, and agents in the St. Louis area should take note.
Yun, recently ranked one of the nation’s top economic forecasters by The Wall Street Journal,
admitted the recovery he had predicted hasn’t yet materialized. “I thought at this conference I would share some
good news with you. Home sales are rising. Momentum is building. But we are not seeing that,” he told the crowd.
His presentation focused on key economic dynamics affecting housing, particularly the unusual gap between mortgage
rates and 10-year Treasury yields. Under typical conditions, mortgage rates hover 150-200 basis points above Treasuries.
Today, that spread has ballooned to over 300 points. “We should be seeing mortgage rates around 6%, not 7%,” Yun explained. He attributed the mismatch to uncertainty around reforms to Fannie Mae and Freddie Mac, debt rating downgrades, and volatile economic policy.
Yun emphasized the pressure this places on new buyers. “Your past clients are happy. Their monthly payment is fixed. But for new buyers, their monthly obligations have skyrocketed,” he said. He believes lower mortgage rates — combined with a stabilizing bond market — could be the “magic bullet” needed to jumpstart the market.
Still, there are positive indicators. Yun pointed to a 20% year-over-year increase in mortgage purchase applications as a sign of pent-up demand. “Just imagine if your home sales were 20% higher. The demand is there. It’s just not being realized yet,” he noted.
St. Louis agents should also pay attention to Yun’s comments on pricing strategy. Even though national home prices are at record highs, price cuts are deeper today than pre-COVID levels for the same days on market. This underscores the need for accurate pricing and strong listing preparation.
Danielle Hale, Chief Economist at Realtor.com, reinforced Yun’s concerns about affordability. She revealed that buying a home still costs nearly twice as much as it did five years ago and noted that 3.8 million homes are needed nationwide to meet demand.
For agents and sellers in the St. Louis metro area, this means opportunity. The Midwest is gaining traction for price growth thanks to its relative affordability. If mortgage rates dip — as many economists anticipate — we may see momentum build sharply heading into the second half of 2025.
As Yun concluded: “Homeownership is a pathway to wealth. Renters simply don’t build that wealth.” The aspiration remains strong. Now it’s up to market forces — and smart local strategy — to turn that aspiration into action.
For those ready to act or plan their next move, there’s reason to be optimistic… just keep an eye on rates.
The agents at MORE, REALTORS® are professionals that stay on top of the market and other factors that affect home buyers and sellers and help guide clients through the process to achieve their desired result.
Lawrence Yuns’ Slide Show Presentation on the Economic Outlook from NAR 2025 Mid Year Meetings
Just outside of St. Louis, tucked alongside the Meramec River, lies the forgotten town of Times Beach, Missouri. Or at least, what’s left of it. Today, it’s known as Route 66 State Park. But if you’ve ever walked the trails there and felt something unusual about the place, there’s a reason. Beneath the soil and forest sits the remains of an entire community that was evacuated and erased in the early 1980s due to dioxin contamination.
Recently, I came across a fascinating documentary about Times Beach created by a young filmmaker named Drew Walters. I’ve known Drew for a long time, he was in Cub Scouts with my son, in the same pack I helped lead. He just graduated college and is working toward a career in documentary filmmaking and based upon the videos of his I’ve seen, he’s definitely headed in the right direction.
In his video, Drew walks viewers through what’s left of the town. Streets like Park Drive, Beach Drive, Lincoln and Riverside are still there, although they’re now disguised as walking trails and surrounded by overgrowth. He points out spots where homes used to be, notes landmarks like the old water tower and even explores areas where the soil still looks suspiciously barren. His film captures both the eerie beauty and the heavy history of Times Beach better than anything I’ve seen before. You can check out his channel, Gateway Explore, here.
The story of Times Beach started as a seemingly normal town — middle-class families, Route 66 running through it, and all the pieces of small-town life. That all changed after oil contaminated with dioxin was sprayed on the roads to keep down dust. In 1982, the town was flooded, and soon after, the EPA confirmed toxic levels of dioxin in the soil. The entire town was bought out by the government and permanently evacuated. Cleanup included building an incinerator to burn the contaminated soil, and eventually, the land was transformed into a park in the 1990s.
For those of us in real estate, Times Beach is a chilling example of how environmental issues can instantly and irreversibly alter property values and community plans. It also serves as a reminder of the importance of environmental due diligence in any transaction, whether buying a home, a commercial site, or land to develop. What happened in Times Beach may be extreme, but there are lessons that still apply across the St. Louis market today.
More than anything, this documentary is a compelling local story told by someone who grew up right here in our area. I hope you’ll take the time to watch the full video below and subscribe to Drew’s channel to support a young filmmaker who’s off to a great start.
If you have questions about buying or selling in the St. Louis area, or just want a real estate professional who understands the unique layers of our market, please allow our professional agents at MORE, REALTORS® be your resource.
Times Beach – 39 Years Later – A Short Documentary
Quick Summary:
A new legal challenge could undo the $1.8 billion+ Sitzer/Burnett vs NAR real estate commission settlement. If successful, it could reverse everything the industry has done to comply, and throw home sellers, agents, and brokerages in St. Louis and across the U.S. into another round of litigation and uncertainty.
A key settlement in the Sitzer/Burnett commission lawsuit, the one that was supposed to change how agents get paid, may be on the brink of collapse. Law professor and former home seller Tanya Monestier has filed a formal appeal in the U.S. Court of Appeals for the Eighth Circuit. Her argument? The settlement gives sellers pennies and promises… and not much else.
Monestier, who sold a home in 2022 and paid nearly $30,000 in commissions, believes the deal was cut without legal standing and fails to deliver real benefits. “The settlement makes sense—but only on paper,” she wrote in her original objection. “In the real world, it’s been a disaster.” Her recent filing adds that the plaintiffs—past home sellers—had no right to negotiate future practice changes in the industry because those changes don’t directly benefit them. That argument goes to the heart of whether the entire settlement is even constitutional under Article III rules for federal courts.
She also takes aim at the numbers. While the headline payout is nearly $1 billion, the average seller would see about $16—barely 0.1% of the typical commission they paid, which Monestier pegs at $11,450. And since commissions haven’t meaningfully dropped post-settlement, she argues the supposed “reforms” have had little impact. In her words, the settlement “simply reinforces the existing system of seller-paid inflated compensation while pretending to eliminate it.”
What’s more, she accuses agents, brokerages, and even NAR of already finding ways to “work around” the rule changes. Examples include adjusting buyer agreements after-the-fact to match seller-paid bonuses, using misleading contract language, and telling sellers their home won’t get offers unless they still pay the buyer’s broker. These tactics, she claims, maintain the old structure with a few more forms and less clarity for consumers.
So what happens if the Eighth Circuit agrees with her? The whole deal could be thrown out. That means rule changes already in effect across St. Louis brokerages—like the new buyer agency agreement requirements—could be voided. Brokerages would be back at square one, facing renewed legal exposure, and sellers who expected change could be left even more frustrated.
As we wrote in our earlier coverage of Monestier’s objection, this case has always been about more than money. It’s about whether the real estate commission structure in place for decades can be changed in a way that actually helps the consumers funding it—especially home sellers in markets like St. Louis.
Whatever happens next, one thing is clear: this isn’t over. As the legal process drags into 2026, sellers and agents alike will need to keep up—and stay informed. If you’re buying or selling a home in this shifting landscape, it’s more important than ever to work with a professional who knows the rules, understands the risks, and puts your interests first. That’s exactly what we do at MORE, REALTORS®.
In the ever-dynamic St. Louis real estate market, mortgage rates have shown a slight decrease as of May 2025, providing a small but notable relief for prospective homebuyers. The 30-Year Fixed Rate mortgage, a popular choice among residents, has edged down by 0.01% to 6.97%. Similarly, the 15-Year Fixed Rate has decreased by 0.02%, settling at 6.23%. This trend of falling rates, although modest, points towards a potentially more accessible market for buyers.
For sellers in the St. Louis area, the current rate adjustments mean maintaining a competitive edge in pricing their homes to attract buyers who are keen to lock in rates before any possible increases. The slight decrease in rates could spur hesitant buyers into action, fearing future hikes. It’s crucial for both buyers and sellers to stay informed on rate changes and market trends to make well-informed decisions. For a detailed view of how these rates have fluctuated over time, please click on the chart button below.
This timely update on St. Louis mortgage rates is provided courtesy of MORE, REALTORS®, ensuring that both potential homebuyers and sellers have the latest data at their fingertips. As always, understanding these trends is key to navigating the complexities of the real estate market effectively.
Current Mortgage Rates*
Loan Type
Current Rate
Change From Prior Day
30 Yr. Fixed
6.97%
-0.01%
15 Yr. Fixed
6.23%
-0.02%
30 Yr. FHA
6.47%
-0.02%
30 Yr. Jumbo
7.10%
+0.00%
7/6 SOFR ARM
6.25%
-0.02%
30 Yr. VA
6.48%
-0.03%
*Rates shown are national averages from Mortgage News Daily’s Rate Index and are updated as of May 29, 2025. Individual rates may vary based on factors including loan amount, down payment, credit score, property type, occupancy status, and market conditions. Contact a licensed mortgage professional for personalized rate quotes.
When you think of booming home prices, places like Ladue (63124) or Clayton (63105) probably come to mind. But looking at home price appreciation in the St. Louis area from 2000 to 2024 tells a different story… and it might surprise you. At the top of the list? Benton Park and St. Louis Hills. Yes, you read that right, 63118 and 63109 outpaced every other zip code on the list, including the ones most associated with wealth.
Homes in 63118 jumped a staggering 554% since 2000, while 63109 rose 184%. Meanwhile, Ladue came in at just 109% growth and Clayton even lower at 77%. For reference, the median home price in 63124 rose from $551,000 to $1.15 million, while Benton Park soared from $35,950 to $235,000. Sure, Ladue homes are still worth far more, but percentage-wise, the growth in some of the city’s more modest neighborhoods has been off the charts.
So what’s driving this? It’s all about starting points and shifts. Many of these top-performing zip codes had very low home values two decades ago. As urban areas like Benton Park saw revitalization, investor interest, and a wave of younger buyers wanting walkability and charm, home values responded accordingly. Add in a limited supply and rising demand, and you’ve got a recipe for skyrocketing percentages.
On the flip side, high-end areas like Ladue and Clayton already had elevated home prices in 2000. A million-dollar home today might have been $500k back then, but that’s still just a doubling in price. Wealthier neighborhoods simply didn’t have the same room for percentage growth, even though home values there are still some of the highest in the region.
It’s also worth noting that all the zip codes in the table below were chosen based on affordability — or lack of it. These are the 10 zip codes in the St. Louis area where home prices are the least affordable relative to household income. So whether the neighborhood is a luxury enclave or a gentrifying part of the city, affordability is tight across the board.
If you’re wondering what this means for your home value or where your next investment should be, this list might offer some new inspiration. Sometimes the “sleepers” turn out to be the best long-term bets.
MORE, REALTORS® has access to the most up-to-date data and local expertise to help you make smart decisions in this ever-shifting market.
Today, as we observe Memorial Day, we pause to honor the men and women who gave their lives in service to our country. This solemn day of remembrance has deep roots in American history, dating back to the years following the Civil War, and was officially recognized as a federal holiday in 1971. Here in St. Louis, a city rich in military tradition and home to Jefferson Barracks National Cemetery—one of the oldest military cemeteries in the nation—Memorial Day carries an especially strong connection to our community and its history.
For many, homeownership represents more than just a financial investment—it symbolizes freedom, security, and opportunity, values that echo the sacrifices made by those we honor today. In St. Louis, the opportunity for homeownership has long been tied to the American Dream, and for generations of veterans returning from service, programs like the VA Home Loan have helped make that dream a reality. As we enjoy time with loved ones today, it’s worth reflecting on how our homes—places of safety and memory—stand as a testament to the freedoms protected by those who served.
In today’s real estate market, buyers face more complexity than ever, especially when it comes to representation and how buyer agent commissions are handled. While some buyers still consider working directly with the listing agent or using a neutral transaction agent, the reality is that only a dedicated buyer’s agent offers true advocacy for the buyer’s interests throughout the process. This includes identifying properties, evaluating pricing, negotiating inspections and repairs, and advising all the way through closing. Since the Sitzer-Burnett lawsuit settlement—which fundamentally changed how commissions are disclosed and negotiated—MLS listings no longer include advertised offers of compensation to buyer’s agents. That means buyers now need to proactively address their agent’s commission through negotiation with the seller or plan to cover it themselves.
Under most buyer agency agreements in St. Louis today, buyers are contractually obligated to pay their agent’s commission. This can often be negotiated into the transaction—for example, as part of a closing cost credit or by asking the seller to pay the commission directly. However, there is no guarantee a seller will agree, so buyers must understand their financial obligation upfront. According to MLS data, the median buyer’s agent commission in the St. Louis metro area dropped to a historic low of 2.50% in 2022, then rebounded to 2.70% in 2024, just before the rule changes took effect. As the market continues to adapt to these new norms, it’s more important than ever for buyers to have an experienced agent guiding them through negotiations and advocating for their best interests.
If you’re planning to buy a home in the St. Louis area, working with a knowledgeable agent from MORE, REALTORS® ensures you’ll have a strong advocate in your corner—someone who understands how to structure your offer to protect your interests and ensure you’re not caught off guard by unexpected commission obligations.
As of May 2025, the St. Louis real estate market is experiencing subtle shifts in mortgage rates, which are crucial for both potential home buyers and current homeowners considering refinancing. The 30-Year Fixed Rate has seen a slight increase to 7.08%, up by 0.09% from the previous period. This uptick suggests a tightening in lending conditions, potentially influencing buyer affordability in the St. Louis area. Similarly, the 15-Year Fixed Rate has risen to 6.39%, marking a change of 0.04%.
For those looking at more substantial home purchases, the 30-Year Jumbo Rate currently stands at 7.13%, closely aligning with the standard 30-year rate, indicating a stable lending environment for larger loans. Meanwhile, the 30-Year FHA Rate, often favored by first-time homebuyers for its lower down payment requirements, is slightly more favorable at 6.52%. Additionally, the Adjustable Rate (7/6 SOFR ARM) is at 6.49%, offering a potentially lower initial payment for those considering this type of financing.
Understanding these rates and their implications is vital for making informed real estate decisions in the St. Louis market. For a more detailed analysis, including historical rate trends, click the chart button below provided by MORE, REALTORS®. This information can help you navigate the complexities of mortgage financing as you plan your real estate investments or purchases in 2025.
Current Mortgage Rates*
Loan Type
Current Rate
Change From Prior Day
30 Yr. Fixed
7.08%
+0.09%
15 Yr. Fixed
6.39%
+0.04%
30 Yr. FHA
6.52%
+0.11%
30 Yr. Jumbo
7.13%
+0.03%
7/6 SOFR ARM
6.49%
+0.01%
30 Yr. VA
6.54%
+0.12%
*Rates shown are national averages from Mortgage News Daily’s Rate Index and are updated as of May 22, 2025. Individual rates may vary based on factors including loan amount, down payment, credit score, property type, occupancy status, and market conditions. Contact a licensed mortgage professional for personalized rate quotes.
After 38 years in real estate, I’ve seen the same pattern again and again: vacant homes don’t just look empty—they feel empty. And they don’t sell as well.
When buyers scroll through listings online, they’re not just looking for square footage or appliance brands—they’re looking for a feeling. They want to imagine their life in the space. And that’s nearly impossible when a home is empty, stark, and echoing.
Without furniture, every flaw screams louder. Wall dings, floor scratches, awkward corners—they stand out because there’s nothing else to catch the eye. There’s no warmth, no sense of scale, and no emotional pull.
Compare that to a staged home. I’m not talking about virtual staging or placing some grainy computer-generated couch into a photo. I’m talking about real, professional staging. Rooms that look like something out of a magazine—inviting, organized, and aspirational. Buyers lean into those photos. They feel hopeful, even if they don’t own that style of furniture or even like the color palette. They’re not buying the décor—they’re buying the feeling it gives them.
One of the most important yet overlooked reasons for staging is perspective. Without furniture, buyers have a hard time visualizing how big a room is or where a bed or sofa would go. That uncertainty breeds hesitation—and hesitation kills offers.
I don’t need a statistic to tell you staged homes sell faster and for more money. I’ve seen it firsthand—over and over again. And here’s a truth you can bank on: the cost of professional staging will be less than your first price reduction. Every time.
So if your house is sitting vacant, think twice before assuming it “shows fine.” It doesn’t.
Let me help you create a space buyers want to walk through. Because the goal isn’t just to list your home. The goal is to sell it—and sell it well.
Below are real examples from a recent listing to show how much of a difference real staging makes:
Dining Room BEFORE
Dining Room AFTER
Living Room BEFORE
Living Room AFTER
Below is the newly released 2025 Profile of Home Staging from the National Association of REALTORS® which does an excellent job of showing the benefits of staging and backing it up with recent data:
The St. Louis County real estate market displayed mixed signals in April 2025, with home prices continuing to climb even as sales volumes decreased. According to the latest data, the median sold price for homes in St. Louis County reached $285,000, marking a 7.55% increase from April 2024’s median of $265,000. This price also shows a growth of 3.64% compared to March 2025, where the median was $275,000. Meanwhile, the median list price saw a rise to $275,000, up by 7.86% from the previous year.
However, the number of home sales tells a different story. April 2025 saw 811 homes sold in St. Louis County, reflecting an 11.85% decrease from the 920 sales recorded in April 2024. This downturn suggests a tightening market where fewer homes are changing hands despite rising prices.
For a detailed visual representation, refer to the chart below, which illustrates these trends. This chart is available exclusively from MORE, REALTORS®, providing critical insights into the St. Louis County real estate market as of May 2025. Whether you’re considering buying or selling in St. Louis, staying informed with the latest data is crucial. For more updates and expert advice, connect with MORE, REALTORS®, your trusted source for real estate information in the region.
The St. Louis metropolitan area, encompassing counties in both Missouri and Illinois, has experienced a shift in its real estate market dynamics as of April 2025. This year, the region recorded a total of 7,926 homes sold, marking an 8.59% decrease compared to the 8,671 homes sold during the same period in the previous year. This change reflects various factors influencing the local market, providing potential home buyers and sellers with critical insights into current trends.
Despite the year-over-year dip, the St. Louis real estate market continues to offer diverse opportunities for both buyers and sellers. For those interested in areas with particularly fast-moving properties, MORE, REALTORS® has compiled a complete list of the fastest selling zip codes, available at the conclusion of this article. This information can be invaluable for making informed decisions in a market that, while experiencing a slight slowdown, still presents significant activity and potential for investment.
The Federal Reserve’s latest note on real estate commissions adds some national context to trends we’ve seen unfold in St. Louis for decades. While their report shows a national decline in buyer agent commissions from 3% in the late 1990s to around 2.7% in 2022, our local data shows this shift started much earlier and ran a bit deeper here.
In the St. Louis metro area, the median commission paid to buyer’s agents has been on a steady decline since peaking near 3% back in the early 2000s. By 2023, it had dropped to about 2.59%, just before MLS rules changed in 2024 due to the NAR settlement, which removed the ability to display commission offers in MLS listings. As a result, our local data stops in early 2024—but the trend was clear. Now, based on what we’re seeing in the field, it looks like the typical buyer agent commission in St. Louis is holding steady around 2.5%. Interestingly, listing commissions may have actually ticked up a bit, with many sellers now paying closer to 3% to their agent.
This slight shift in the traditional commission split appears to be one of several business model adaptations happening in real-time. With the settlement’s decoupling of commissions—where buyers and sellers now negotiate separately—some sellers are choosing not to pay a buyer’s agent at all. But more often, we’re seeing sellers still offer something to encourage buyer interest, just outside of the MLS.
One takeaway from the Fed’s report that especially resonates here is the importance of local norms. Despite all the change, commissions in St. Louis haven’t collapsed. Why? Because sellers still want their homes to be shown, and buyers still want professional representation. And with local practices like split closings already making things more complex, there’s still real value in having experienced agents on both sides of a deal.
If you’re interested in seeing how buyer agent commission rates have changed in St. Louis over time, check out the live interactive chart below showing annual median rates from 1998 through 2024.
As always, at MORE, REALTORS®, we’ll be watching closely to see how this plays out in the coming months and years.
The Jefferson County real estate market witnessed a notable increase in home prices during April 2025. Homes sold for a median price of $285,000, marking a 7.26% rise from April 2024 when the median sold price was $265,700. This price also represents a significant 11.76% increase compared to March 2025, where the median sold price stood at $255,000. The median list price followed suit, reaching $279,900, which is a 6.62% increase from the previous year’s $262,527.
However, despite the rising prices, the number of home sales experienced a downturn. There were 187 home sales in April 2025, showing a decrease of 15.77% from the 222 sales recorded in April 2024. This shift indicates a tightening market where demand continues to drive up home values.
For a detailed visual representation of these trends, refer to the chart below, available exclusively from MORE, REALTORS®. This chart provides an insightful look into the evolving dynamics of the Jefferson County real estate market, making it an essential tool for potential buyers, sellers, and investors. As always, for more information and expert guidance on navigating this market, consider consulting with a professional from MORE, REALTORS®, who are well-versed in the nuances of the St. Louis, MO real estate landscape.
As of May 2025, the St. Louis real estate market is experiencing shifts in mortgage rates that are essential for both potential home buyers and current homeowners considering selling. The 30-Year Fixed Rate has seen a slight increase to 6.99%, a change of +0.07% from previous figures. Similarly, the 15-Year Fixed Rate has risen to 6.34%, marking an increase of +0.08%. These adjustments might influence buyer affordability and seller market timing in the region.
For those looking into larger, more expensive properties, the 30-Year Jumbo Rate stands at 7.10%, while the more accessible FHA loans are available at a rate of 6.44%. Additionally, the Adjustable Rate (7/6 SOFR ARM) is currently at 6.63%, offering an alternative for those seeking potentially lower rates initially compared to fixed-rate mortgages. Each of these rates plays a crucial role in shaping the buying and selling strategies in the St. Louis market.
For a detailed understanding of how these rates compare historically, please click the chart button below. This information, provided by MORE, REALTORS®, offers a comprehensive view of current and past mortgage rates, helping you make informed decisions in the St. Louis real estate market. Whether you are looking to buy a new home or considering selling your property, staying updated on these rates is crucial in navigating the real estate landscape effectively.
Current Mortgage Rates*
Loan Type
Current Rate
Change From Prior Day
30 Yr. Fixed
6.99%
+0.07%
15 Yr. Fixed
6.34%
+0.08%
30 Yr. FHA
6.44%
+0.11%
30 Yr. Jumbo
7.10%
+0.06%
7/6 SOFR ARM
6.63%
+0.06%
30 Yr. VA
6.45%
+0.10%
*Rates shown are national averages from Mortgage News Daily’s Rate Index and are updated as of May 15, 2025. Individual rates may vary based on factors including loan amount, down payment, credit score, property type, occupancy status, and market conditions. Contact a licensed mortgage professional for personalized rate quotes.
According to ATTOM’s just-released April 2025 U.S. Foreclosure Market Report, foreclosure activity across the U.S. continues to rise gradually. A total of 36,033 properties had a foreclosure filing last month, which includes default notices, scheduled auctions, or bank repossessions. This marks a 0.4% increase from March and a 13.9% jump from April 2024. Rob Barber, CEO of ATTOM, commented that while foreclosure volume is still below historical norms, “the year-over-year increases may suggest that some homeowners are beginning to feel the effects of persistent economic pressures.”
In the Midwest, Illinois stood out with one of the highest foreclosure rates in the nation—one in every 2,405 housing units—while Chicago led major metros with 220 completed foreclosures. Although Missouri wasn’t highlighted individually in ATTOM’s release, local data compiled by MORE, REALTORS® paints a revealing picture. Our exclusive STL Market Chart below shows the number of distressed home sales (including foreclosures, REOs, short sales, etc.) across the St. Louis MSA over the past 15 years. While there has been a modest uptick recently, the green line on the chart illustrates that current levels remain dramatically below the peaks seen in the aftermath of the 2008 housing crisis. Back in 2010, over 10,000 distressed sales occurred in a single year. Today, we’re seeing fewer than 500.
This is encouraging news, but also a reminder that opportunities and challenges still exist. For homeowners struggling with mortgage payments or facing foreclosure, MORE, REALTORS® can help you explore options like selling before foreclosure, lease-back solutions, or short sales. For buyers, we can help you identify and pursue distressed properties in a smart, informed way.
Whether you’re looking to avoid foreclosure or take advantage of foreclosure-related buying opportunities, we’re here to help you make informed, strategic decisions in today’s market.
St Louis MSA Foreclosures (Distressed Sales) Past 15 Years – Chart
If you’re buying or selling a home in 2025, there’s a hidden threat you need to be aware of: wire fraud. According to the newly released State of Wire Fraud 2025 report by CertifID, 1 in 4 consumers reported receiving suspicious or fraudulent communication during their real estate transaction—and nearly 1 in 20 fell victim.
In 2024 alone, these scams resulted in nearly $500 million in losses. The method? Criminals impersonate trusted figures in the transaction—with real estate agents being the top target, mentioned by 58% of victims. Title agents were next at 41%, followed by loan officers at 34%.
And this isn’t just an issue for less tech-savvy consumers. First-time buyers and sellers were three times more likely to be victimized. Given the complexity and urgency around closing, particularly when wiring large sums of money, it’s easy to see how even cautious consumers can be fooled.
What’s more concerning is how few people know this is happening. Over half of those surveyed said they were either “not aware” or only “somewhat aware” of the risks. And just 49% said their real estate professional provided education on wire fraud.
To understand the stakes, consider this: a West Virginia buyer lost $112,000 to a fraudster posing as her closing agent. As she put it, “The way the person did it – it was really, really good.” These are not amateur scams. They’re often AI-powered and timed perfectly. Only 73% of victims recovered most or all of their funds. The remaining 27% lost half or more—some lost everything.
So who’s responsible for stopping this? Consumers are divided. About 30% say it’s on their real estate agent. Another 30% point to their bank, and the rest believe their title company or attorney should handle it. But in reality, no single party owns the responsibility outright—and that’s a key vulnerability.
That’s why proactive education and tools are critical. Unfortunately, many only hear about wire fraud halfway through the process, or worse, right before closing—too late. Scammers are usually already in the inbox by then.
Key stats from CertifID’s 2024 findings include:
Median buyer loss: $68,413
Average seller loss: $172,080
Mortgage payoff fraud: $275,927 on average
While technology alone isn’t the answer, it helps when used correctly. CertifID flagged $1.32 billion in high-risk transfers and helped protect over 913,000 transactions in 2024.
If you’re involved in a real estate transaction, here’s what you can do:
Assume emails or texts can be spoofed. Don’t trust last-minute wiring instructions without verbal confirmation.
Call to confirm using a trusted number—never reply directly to a suspicious message.
Ask your agent and title company how they protect your transaction from wire fraud.
For buyers and sellers in the St. Louis market, M&I Title Companystands out as a trusted resource. They serve both Missouri and Illinois and use CertifID on every transaction to guard against wire fraud. In a region where split closings are the norm, working with a title company that prioritizes consumer safety is essential:contentReference[oaicite:0]{index=0}.
And of course, working with experienced professionals makes a difference. The seasoned agents at MORE, REALTORS® are knowledgeable, proactive, and committed to protecting your best interest throughout the process.
In today’s environment, it’s not enough to just show up to closing—you need to show up informed. Ask questions early, verify everything, and choose professionals who prioritize your safety. Wire fraud can happen fast, but with the right team and precautions, it doesn’t have to happen to you.
📘 Access the full 2025 State of Wire Fraud Report by CertifID below:
Let’s talk about one of the most misunderstood (and unfairly maligned) tags in real estate: Back on Market — aka BOM. For many buyers, seeing those three letters on a listing triggers a knee-jerk reaction:
“Yikes. What’s wrong with it?”
Totally fair question. But let me be your real estate decoder ring for a minute: a BOM home isn’t necessarily damaged goods. In fact, it might be the best house you haven’t seriously considered — yet.
What Does “Back on Market” Actually Mean?
All it means is this: the house was under contract with a buyer, and now it’s back in play. That’s it. It does not automatically mean there’s a crack in the foundation the size of the Mississippi, nor is it haunted by the ghost of contracts past. Sometimes, it’s just… life.
Common Reasons a Home Comes BOM:
Financing fell through
Inspection negotiations went sideways
The buyer bailed (cold feet, hot mess)
Home sale contingency collapsed
Let’s unpack these like the emotional baggage they sometimes are.
Financing Fumbles
Sometimes buyers get pre-approved and then make a few classic mistakes — like quitting their job, financing a car, or opening a store credit card to buy a couch for the home they don’t actually own yet. Lenders don’t love that.
Bottom line: when financing flops, it’s about the buyer’s wallet, not the house’s condition. The home itself? Still worth a look.
Inspection Drama
This one’s a little trickier, but not always catastrophic. Yes, some inspections reveal legitimate issues. But others? They read more like a grocery list of minor fixes. A leaky faucet. A loose doorknob. A GFCI outlet that works but not exactly how it should.
A good agent (👋 hi, that’s me) can walk you through what’s legit, what’s negotiable, and what’s just cold feet dressed up as contractor quotes.
Contingency Chaos
Sometimes a buyer’s offer is tied to the sale of their current home. And if that deal tanks? So does this one. It’s a domino effect — and the seller ends up right back where they started.
Again, it’s not about the house — just a case of wrong buyer, wrong time.
Cold Feet Syndrome
Buying a home is a big emotional leap. And some buyers… well, they just can’t do it. They get skittish. Grandma chimes in. Mercury goes retrograde. And poof — they’re out.
But here’s the good news: their indecision might just be your opportunity.
How Buyers Can Win with BOM Listings
Here’s the real estate reality: once a listing goes BOM, it loses a bit of its sparkle in the eyes of the market. It’s no longer “new and shiny” — which means…
👉 Less competition for you. 👉 More motivated sellers. 👉 Potentially better terms.
Here’s how to approach a BOM listing like a seasoned house hunter:
Ask the right questions: Why did the contract fall through? Is there an inspection report available?
Get the full picture: Were repairs made? Was the home appraised?
Be prepared: If it checks out and fits your goals, move quickly — this could be your moment to snag a great home without the bidding war circus.
The Bottom Line
Don’t let BOM scare you off. Let it make you curious. The key is working with an agent who knows how to dig deeper, separate the red flags from the red herrings, and help you seize opportunities that others might miss.
At MORE, REALTORS®, we help buyers think strategically, act confidently, and stay protected every step of the way. Curious to see how BOMs are trending in your area?
If you’re ready to house hunt like a pro — without losing your humor or your sanity — I’d love to help.
Because not every second chance is sketchy. Some are just waiting for the right buyer to come along.
Ready to Make a Move?
Whether you’re buying, selling, or just market-curious — let’s talk. I bring data, strategy, and a bit of charm to the process (because real estate doesn’t have to be boring).
If you want to understand the heart of a city, don’t just study the map — listen to the voices shaping the conversation. In St. Louis, those voices are increasingly coming from local influencers who are not just entertaining followers, but reflecting the dynamic, diverse spirit of our neighborhoods.
Whether you’re relocating, upsizing, or just considering your options, tapping into the content created by St. Louis’s most-followed personalities can give you a front-row seat to the lifestyle vibe that no MLS listing can capture.
Here are 10 standout social media figures helping to define St. Louis right now — and what their platforms might tell you about the communities you’re considering calling home.
✨Culture, Creativity, and Community — Through a St. Louis Lens
Sydney Thomas (@iamsydneythomas) After going viral as a ring girl during the 2024 Mike Tyson–Jake Paul fight, this recent University of Alabama grad has become a breakout personality on TikTok. Her meteoric rise shows how hometown pride and national visibility can go hand in hand — something we see echoed in St. Louis neighborhoods that blend local roots with modern energy.
Taylor Cassidy (@taylorcassidyj) With over 2.2 million followers, Taylor’s “Fast Black History” series blends education and storytelling, underscoring the importance of heritage and voice. Her work resonates deeply in historic St. Louis communities where culture is preserved and celebrated — think the Central West End or The Ville.
Meaghan Ranee (@meaghanranee) Known for her candid humor on parenting and everyday chaos, Meaghan brings a refreshingly unfiltered look at family life. Buyers exploring areas like Webster Groves, Kirkwood, or South City will find echoes of her relatable content in neighborhoods filled with playgrounds, porches, and personality.
Dr. Holden Stanfill (@dr.holdenstanfill) This viral chiropractor combines health expertise with digital charm — proof that professional services in St. Louis are evolving alongside its social scene. From sleek wellness hubs to historic buildings-turned-businesses, you’ll find communities ready for both innovation and tradition.
Nicole Paris (@realnicoleparis) Opera meets beatboxing? Only in St. Louis. Nicole’s eclectic artistry captures the city’s musical soul and its love for reinvention. Buyers seeking areas with rich creative energy — like Benton Park or Cherokee Street — will feel right at home.
Jess Bippen (@nourishedbynutrition) A registered dietitian focused on women’s wellness, Jess curates calm, clarity, and holistic balance — values you can see reflected in the growing demand for walkable, wellness-minded neighborhoods like Maplewood or Tower Grove.
Naye’ Gray (@naye.gray) With content rooted in empowerment and authenticity, Naye’ brings warmth and encouragement to the digital space. That same energy is what draws buyers to community-driven neighborhoods where diversity, connection, and self-expression are welcome.
Justin Barr (@stl_from_above) Justin’s drone footage of the city showcases St. Louis from a bird’s-eye view — literally. His work gives buyers a sense of layout, green space, and architectural charm, all from their phone screen.
Jen Cowan (@andhattiemakesthree) Through snapshots of parenting, lifestyle, and local events, Jen gives a well-rounded view of what family life in St. Louis really looks like. Her feed often feels like a live-in tour of family-friendly pockets throughout the metro area.
Psyche Southwell (@economyofstyle) Psyche’s fashion-forward take on affordable style is grounded in practicality and flair — a lot like St. Louis itself. Whether it’s charming bungalows in South Hampton or modern condos near Cortex, she speaks to buyers who want style without sacrifice.
🏡 What This Means for Buyers
These influencers do more than entertain — they help paint a portrait of what it’s like to live here. Their content offers valuable insight into everything from school districts and small businesses to street festivals and city parks. Watching their feeds can help buyers:
Get a feel for neighborhood energy (Is it buzzing or laid-back?)
Identify communities aligned with lifestyle goals (Walkability, diversity, wellness, art scenes)
Stay in the loop on local trends, businesses, and cultural moments
Picture themselves in the day-to-day rhythm of STL life
🤝 The Right Fit Starts with the Right Guide
When you’re buying a home, you’re not just investing in walls and windows — you’re choosing a lifestyle. The team at MORE REALTORS®understands that. Our agents don’t just know the market — we live in these communities, shop at the same farmers markets, and follow many of the same local voices you do.
Whether you’re drawn to a vibrant city block or a quiet street near the trails, we’ll help you navigate not just where to buy, but why it fits you.
Ready to find your place in the STL story?
Whether you’re buying, selling, or just market-curious — let’s talk. I bring data, strategy, and a bit of charm to the process (because real estate doesn’t have to be boring).
If you’re a homeowner prepping to sell, chances are you’ve peeked at your Zestimate and done some mental math about how much your place might fetch. But when the appraiser shows up with a clipboard and a calculator (okay, it’s probably a tablet these days), they’re playing by a very different rulebook.
Here are eight things that surprise even seasoned sellers when it comes to how a home is appraised — and why it pays to have a pro guiding you through it.
1. Your ZIP Code Carries More Weight Than You Think
Even if your home backs to the same park, sits on the same style lot, and has nearly identical upgrades as the neighbor two streets over, appraisers may only pull comps from your specific ZIP or subdivision. That means the value of your home could take a hit just because it’s technically on the “wrong” side of a map line. (Yes, it’s as frustrating as it sounds.)
2. Appraisers Don’t Use Zillow
Sure a Zestimate makes for fun cocktail party banter, but an appraiser won’t touch it with a ten-foot pole. They rely on real, recent, closed sales, and they’re hyper-local about it. So if your appraised value doesn’t match what you saw online, it’s not an error — it’s just how the sausage gets made.
3. Over-Improving Isn’t Always a Win
You might have the sleekest kitchen in the county, but if your home is now wildly outpacing others in your neighborhood, the appraiser may cap how much value those upgrades actually add. In short: just because you paid $70K for a home gym and wine cellar doesn’t mean you’ll get it back in the appraisal.
4. Cleanliness Doesn’t Technically Matter… But It Kind of Does
In theory, appraisers evaluate structure and condition — not whether the dishes are done. But homes that are tidy, well-lit, and feel taken care of tend to be perceived more positively. Mess can signal neglect, even if it’s just life happening.
5. Unpermitted Work Could Lower Value
That gorgeous finished basement or oversized deck? If it was done without permits or outside code compliance, the appraiser might exclude it from square footage — or worse, deduct value for potential risk. Always check your paperwork before you brag about that bonus living space.
6. Weird Floor Plans Can Tank Value
Appraisers look beyond square footage. If your layout feels awkward — like a bedroom that opens straight into the kitchen or a bathroom you have to reach through the laundry room — you may get dinged for function, even if the finishes are high-end.
7. Curb Appeal = Appraisal Appeal
Peeling paint, cracked walkways, or an overgrown yard won’t just turn off buyers — they can also nudge your appraisal down a notch. Even if the bones are good, deferred maintenance shows up in the numbers.
8. Appraisers Aren’t Mind Readers
They don’t know you installed a new roof last year or replaced every window in the house unless you tell them. Providing a clear, concise list of updates with dates and receipts can help ensure those investments are reflected in your appraisal.
Bottom Line? The Right Guidance Changes Everything.
Selling your home isn’t just about putting a sign in the yard — it’s about navigating a whole maze of value perception, market data, and strategic positioning. At MORE, REALTORS, we specialize in getting ahead of the appraisal curve: walking you through what matters, what doesn’t, and how to make the most of your home’s value — before the appraiser even pulls into the driveway.
📞 Ready to Make a Move?
Whether you’re buying, selling, or just market-curious — let’s talk. I bring data, strategy, and a bit of charm to the process (because real estate doesn’t have to be boring).
In the 12-month period ending March 31, 2025, there were 3,492 permits issued for new single-family homes in the St. Louis area, a 16.55% decrease from the 4,070 permits issued during the prior year, according to the Home Builders Association of St. Louis & Eastern Missouri. Five of the seven counties in the report showed double-digit drops in new home permit activity. However, Franklin County and Warren County saw double-digit increases, indicating continued strong interest in those markets.
This data is one of the many reasons buyers and investors rely on the expertise and insights from MORE, REALTORS®
See the full breakdown in the table below to understand how each county is performing in today’s shifting construction market.
St Louis New Home Building Permits – March 2025
(click on table below for live interactive charts and more data)
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