St. Louis buyers, builders, and longtime residents have been asking a quiet question over the last few years: Why does it feel like there are fewer tear down opportunities in the older suburbs?
You would think that with aging housing stock, the supply of buildable lots would naturally increase over time. But the opposite is happening, and the reason has nothing to do with builders, zoning boards, or construction trends. It starts inside the homes themselves.
Homeowners in their seventies and eighties are staying put longer than any previous generation. They have stable tax bills, low mortgage balances, familiar routines, and decades of life built into their neighborhoods. Many have no real incentive to move unless health or family needs force it. As a result, the natural turnover that once supplied tear down inventory has slowed to a trickle.
You see this clearly in established suburbs like Kirkwood, Webster Groves, Glendale, and Brentwood. In the past, you could count on a predictable flow of older homes reaching the end of their functional life. Builders relied on that pipeline. Buyers who hoped to build new relied on it too. Today, those homes are not coming to market at the same rate, and the entire ecosystem feels the squeeze.
My listing at 441 Dickens Avenue in Kirkwood is a perfect example of how rare these opportunities have become. It sits on a flat lot in a walkable location with public water, sewer, electric, and natural gas already in place. The house itself is no longer a realistic renovation candidate, but the lot is exactly the kind of site builders look for. Ten years ago, this type of property was common. Today, it stands out.
Builder’s Note
441 Dickens Ave represents the exact type of infill lot builders are competing for today.
Flat topography, existing utilities, a peaceful residential street, and walkability to Manchester, N Kirkwood, and N Geyer all make it an example of the limited number of true tear down opportunities that still appear in this part of St. Louis County.
So what happens when older homes are not turning over at the same pace?
The pressure shifts to the few lots that do become available. Builders compete harder. Buyers who want new construction face narrower options. And sellers who own tired homes in prime locations often have more leverage than they realize.
There are other forces tightening supply too. The cost of demolition and lot prep has climbed. Municipalities have become more detailed and cautious with infill construction requirements. And builders have gotten selective about which properties are worth the effort. But none of those factors would feel as significant if the natural housing turnover were still running at full speed.
The result is a tear down squeeze that most homeowners and buyers have not recognized yet. It is happening quietly. And it is changing the landscape for new construction and redevelopment across St. Louis.
What Builders Look For in a Tear Down Lot
- Lot width and shape
A workable footprint without awkward setbacks or unusable corners. - Existing utilities
Public water, sewer, electric, and natural gas already connected. - Topography
Flat or gently sloping land that doesn’t require costly grading. - Walkability and neighborhood appeal
Modern buyers want proximity to parks, schools, shops, and restaurants. - Zoning compatibility
A lot that supports today’s preferred floor plans and garage placement without variances.
How 441 Dickens Measures Up
- • Flat lot with strong buildability
Easy placement for modern floor plans. - • All major utilities present
Water, sewer, electric, and natural gas already in place. - • Walkable to Manchester, N Kirkwood, and N Geyer
A rare combination that boosts long-term resale value. - • Quiet street with a surrounding mix of new and updated homes
Strong comps for future value. - • Ideal footprint for today’s market expectations
Room for a smart two-story or main-floor primary suite layout.
If you are holding a property that may be nearing the end of its useful life, understanding the true value of the lot can make all the difference. If you are hoping to build new, acting early and partnering with someone who understands infill patterns is essential.
As someone who works daily in the Kirkwood market, I help clients evaluate whether a home should be marketed as a traditional listing, a renovation project, or a true redevelopment opportunity. I can walk you through zoning considerations, utilities, lot restrictions, demo realities, and builder expectations so you know where the real value lies.
If you are thinking about selling, buying, or building, reach out. I would be happy to talk through where the opportunities are and how the market is shifting behind the scenes.
Karen Moeller
🌐 STLKaren.com
📧 Karen.McNeill@STLRE.com
📞 314.678.7866
About the Author:
Karen Moeller, REALTOR® and St. Louis Real Estate News writer, holds AHWD, SRES®, and ABR® designations. Her renovation & rental background helps clients navigate the St. Louis market with confidence.
