If you’ve ever sat through a weekend “get rich with real estate” seminar, you’ve probably heard this pitch:
St. Louis is the affordable Midwest market with strong cash flow, stable renters, and easy entry points.
And for many investors, that sounds like the perfect recipe for a better retirement, a nest egg for the family, or a shot at financial freedom.
But here’s the truth: without the right guidance, St. Louis can turn from opportunity into nightmare—fast.
This is the real story of one out-of-state investor who trusted the hype, bought “off market” without local representation, and walked straight into a $150,000 mistake.
🎯 The Investor’s Dream
My client is a hard-working man in his mid-fifties living on the East Coast. Like many in his shoes, he was looking for a way to build long-term wealth and provide for his family.
He heard what countless others are told: “St. Louis is the place to buy.”
So he jumped in, wiring $150,000 for his first turnkey rental property.
- No Realtor® commissions (because it was an “off market” deal).
- A property management company already lined up.
- Fresh-looking siding and new stainless steel appliances.
- Promises of strong rent and easy passive income.
It looked like the perfect start.
🚨 The Reality Check: What Went Wrong
Within months, the shiny promises started peeling away—literally.
- Bad Tenants + Weak Management
The property management company was unresponsive. Their “repairs” were more about lipstick on a pig than real fixes. Within seven months, the tenants had to be evicted for nonpayment. - Vacancy = Higher Risk
During the turnover period, his brand-new furnace and stainless appliances were stolen. A stolen car was even dumped in the backyard. - Neighborhood Surprises
He installed cameras only to discover neighbors using his electrical outlets, kids climbing his trees, and strangers cutting through his property daily. - The Siding Illusion
That “new siding” from the distance photos? Up close, it was a patchwork of leftover pieces, spray-painted to match. - The Pricing Bombshell
When we pulled records, I had to deliver devastating news: the property had been on the market for months with no takers. The listing was canceled, only to close seven days later—with him paying tens of thousands more than the previous asking price.
❓ Why Do Out-of-State Investors Get Burned in St. Louis?
St. Louis is a complex market. Its very strengths—affordability, diverse neighborhoods, investor-friendly pricing—are what attract both legitimate buyers and predatory operators.
Here are the common traps:
- “Off Market” Doesn’t Mean Better
It often means no MLS data, no comps, and no protection. - Neighborhood Nuance
St. Louis is a block-by-block city. One street may be a rental goldmine; the next could be plagued with vacancy and crime. - Conflict of Interest in Management
Some turnkey sellers recommend (or own) the management company—so they’re getting paid twice, while the investor absorbs the risk. - Compliance Costs
From municipal occupancy inspections to lead-safe rules, new investors often underestimate the true cost of staying compliant.
🎤 But Wait—Do These Seminars Ever Work?
Here’s the truth: the people on stage running these weekend investor bootcamps? Many of them really are successful investors.
So yes—can it work? Absolutely.
But here’s the difference:
- They know how to vet properties, management companies, and contractors.
- They’ve built teams who protect their money when they invest out-of-state.
- They understand the neighborhoods where they’re buying—sometimes because they’ve lived there or studied the market for years.
You, the brand-new investor? You don’t have those systems yet. And that’s where the danger lies.
They may be friendly. They may seem incredibly helpful. But at the end of the day, they don’t protect you if the deal goes sideways.
Their bank account doesn’t take the hit—yours does.
Think of it this way: watching a celebrity chef on TV might inspire you to try soufflé at home. But if you don’t know how to separate the eggs or preheat the oven correctly, you’re more likely to end up with a collapsed mess than a five-star dessert.
It’s not that soufflé doesn’t work. It’s that you need the skill and support before you can pull it off.
🧮 The Numbers Have to Work (“The Math Has to Math”)
One of the biggest mistakes new investors make is treating their first property like an emotional purchase.
They fall in love with the idea of passive income. They get excited by the photos. They want to believe the pitch.
But here’s the reality: real estate investing is a numbers game.
- If the rent doesn’t cover your mortgage, taxes, insurance, and reserves, it’s not a deal.
- If the rehab budget is too low to fix the real problems, it’s not a deal.
- If you can’t see a path to positive cash flow in the first year, it’s not a deal.
That’s why I tell my investor clients: “The math has to math.”
Once the numbers line up, then it’s time to pull the trigger. That first successful deal becomes the foundation for many more. But you’ve got to have the confidence that the person you’re working with is truly interested in your success—not just in selling you a property.
🏘️ Why Having a Realtor Who’s Also an Investor Matters
Here’s where my perspective comes in: I’m not only a Realtor® in St. Louis—I’ve personally owned rental properties and flipped homes for profit.
That means I don’t just run the numbers on a spreadsheet; I’ve lived what it means to handle tenants, manage contractors, and make (or lose) money on a deal.
When I walk a property, I’m looking at it through both lenses:
- As a Realtor® trained to protect your legal and financial interests, and
- As an investor who knows the difference between a money-maker and a money pit.
That combination is exactly what was missing in my client’s first purchase—and it cost him dearly.
📊 St. Louis Investor FAQs
Q: Is St. Louis still a good place to invest in 2025?
A: Absolutely—if you’re strategic. Properties priced right in stable neighborhoods still deliver strong returns. The key is local expertise and due diligence.
Q: Can’t I just trust a property manager recommended by the seller?
A: That’s like asking a used car dealer to pick your mechanic. Always interview multiple managers and ask for references from current clients.
Q: How do I know if I’m overpaying?
A: A Realtor® with access to MARIS MLS can pull comps, rental histories, and days-on-market data that “off market” sellers won’t show you.
✅ How to Avoid a $150K Mistake
If you’re considering buying in St. Louis, here’s your investor safety checklist:
- Work with a Realtor® who understands investing firsthand. Not just someone who sells houses, but someone who’s owned them, managed them, and flipped them.
- Get independent inspections. Don’t trust seller-provided reports.
- Check neighborhood trends. Look at vacancy rates, crime reports, and appreciation patterns.
- Verify rent comps. Use MLS data and public records, not seminar slides.
- Budget realistically. Factor 10–15% vacancy/maintenance—not the 2% “pro forma” number often pitched.
📝 Final Word
St. Louis offers incredible opportunities for investors—but it’s not a city you can buy into blindly.
For my client, the difference between a solid portfolio and a six-figure mistake came down to one choice: he had no one protecting his interests.
If you’re thinking about investing here, don’t let your first $150K be a tuition payment in the school of hard knocks.
I’ve worked with first-time investors, out-of-state buyers, and seasoned pros alike. Before you buy, let’s talk strategy, neighborhoods, and numbers—so your story ends with cash flow, not caution tape.
Karen Moeller
STLKaren.com
Karen.McNeill@STLRE.com
314.678.7866
A Satirical Look at Cut-Rate Real Estate Models—and Why Smart Agents Still Matter
[Opening: Observational Humor with a Mission]
You ever notice how people will spend hours reading Amazon reviews for an $18 waffle maker but choose a real estate agent—or worse, skip one entirely—because “the website made it easy”?
Lately, a growing number of online platforms are pitching a new real estate model: a one-stop shop where you can get pre-approved, pick a house, choose an agent, and close the deal without ever leaving your couch—or, let’s be honest, putting on pants.
It sounds convenient. Until you realize the person helping you buy your largest financial asset may have been promoted from the help desk yesterday and lives in a time zone that doesn’t believe in basements, sump pumps, or radon.
Scene 1: “The All-In-One Deal… Minus the Agent Who Knows What a Sewer Lateral Is”
These bundled real estate services offer a tidy little box: one login, one dashboard, one streamlined experience. And sure, that feels efficient—until the person guiding your six-figure transaction can’t pronounce “Creve Coeur” and thinks “gingerbread trim” is a seasonal Starbucks drink.
Buying or selling a home in St. Louis, especially one built before the invention of Google Maps, takes more than an app. It takes a human who knows the difference between a cracked cast iron stack and a charming “vintage detail.”
Scene 2: “When Your Agent Is Also Your Loan Officer and Your Therapist (Sorta)”
In these systems, you’re often assigned an agent as part of the package—someone who may or may not be local, experienced, or even aware your state has lead-based paint disclosures. You didn’t interview them. You didn’t choose them. But hey, they’ve got a headshot and a star rating!
Meanwhile, a full-time local agent actually knows how to walk a property with you. They’ve seen leaning foundations, flood-prone neighborhoods, and that one street where every third home has mysteriously caught fire. Twice.
Scene 3: “The One-Stop-Shop… Stops at ‘Real Insight’”
Let’s be honest: convenience is great—for lunch delivery. Not so much for multi-hundred-thousand-dollar decisions.
When your only point of contact is a rep juggling 42 clients from a shared spreadsheet, what gets missed?
— The offer deadline hidden in private remarks
— That school district boundary line that cuts through your street
— The fact that the “renovated bathroom” is just peel-and-stick tile and misplaced hope
Real agents know what not to overlook, and that’s what keeps buyers protected and sellers competitive.
Scene 4: “Real Agents Don’t Ghost You After the Appraisal”
In the real world, things go sideways. Deals get sticky. Closings get weird. And suddenly, it’s the Friday before settlement and the seller took the fridge, the mailbox, and possibly the neighbor’s cat.
Who’s helping you now?
Because a customer service portal can’t chase down missing appliance serial numbers. But your local agent can—and already has.
Real estate isn’t about clean checklists. It’s about people, advocacy, and being available when things don’t go to plan.
Scene 5: “Smart Buyers and Sellers Still Choose Smart Agents”
Technology will always have a place in real estate. But the idea that a bundled, centralized service can replace experienced, locally connected, full-service representation? That’s like suggesting you can swap your doctor for WebMD because you both own thermometers.
Buying or selling a home is still one of the most financially and emotionally complex transactions most people will ever navigate. It demands more than a dashboard. It demands judgment, strategy, and human investment.
Final Thought: Your Home Deserves More Than a Hotkey and a Hashtag
The best agents aren’t threatened by automation. They’re rising above it—by doing what apps can’t.
They interpret market nuance.
They read the room during negotiations.
They remind you not to waive the sewer scope just because a chatbot said “looks good to me.”
And most importantly, they show up. For the showing, the questions, the contract review, and the hard conversations.
So when someone says, “I’m just going to use the online agent that came with my mortgage,”
ask them:
“Would you do that with a surgeon?”
“Would you do that with your wedding planner?”
“Would you do that with your retirement?”
Because your home deserves more than a checkbox. It deserves a champion.
Written by Karen McNeill — Realtor, Writer, and Advocate for Agents Who Actually Show Up
Proudly serving buyers and sellers across the St. Louis region with MORE REALTORS®
Still picking up the phone. Still walking the properties. Still making sure you don’t end up buying next to a secret ferret sanctuary.
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).
📲 Contact me today to put a plan in motion — and let’s make your next move your smartest one yet.
Karen Moeller
Karen.Moeller@stlre.com
314.678.7866
That new-home smell? It’s intoxicating. Brand-new everything, sparkling finishes, no mystery stains from owners past. For many first-time buyers in St. Louis, new construction feels like a dream in drywall. A clean slate. A chance to create something that’s all yours.
But while it may look like smooth sailing, the new construction journey comes with its own set of speed bumps—some financial, some emotional. This guide is here to help you move forward with eyes wide open, heart full, and budget intact.
Let’s explore five unexpected costs that can sneak up on new construction buyers—and pair them with a few graphics to help everything click.
1. The Upgrade Avalanche
Real Talk: The model home is designed to dazzle—and it works. But those gleaming quartz counters and waterfall islands? They’re often upgrades, not standard.
Common Upgrade Costs
| Upgrade | Estimated Cost |
|---|---|
| Quartz countertops | $3,000–$5,000 |
| Hardwood floors | $7,000–$15,000 |
| Appliance package | $3,000–$10,000 |
| Finished basement | $25,000+ |
| Landscaping/Fencing/Patio | $5,000–$20,000 |
✨ Inspiration: Creating a home that reflects your style is exciting—but it doesn’t have to happen all at once. Prioritize your must-haves now and grow into the rest.
2. Timeline Tangles
Reality Check: New homes don’t always run on schedule. Weather delays, supply chain hiccups, and permit issues can slow things down.
Graphic: What Delays Can Cost You
- Short-term rental: $1,500/month
- Storage unit: $200/month
- Extra moving costs: $500–$1,000
🕊️ Inspiration: Flexibility is your superpower here. A small buffer in your timeline can buy you peace of mind—and a better move-in story.
3. Decision Fatigue
Truth Bomb: You’ll be asked to make dozens of decisions in a short window—from cabinet hardware to grout color. It can feel like a design marathon.
Graphic: Top Stress Points for Buyers
- Picking finishes under pressure
- Debating needs vs. wants
- Managing disagreements
💡 Inspiration: This is your home. Your vision. Stay grounded in what matters most to you, and take breaks when the choices feel overwhelming. It’s okay to pause for clarity.
4. The “Not Included” Surprise
Heads Up: You may move in only to realize… there’s no mailbox. Or blinds. Or ceiling fans. Builders often leave these details to the buyer.
Graphic: Sneaky Post-Close Costs
| Item | Cost Range |
| Window coverings | $2,000–$6,000 |
| Landscaping/Sod | $3,000–$15,000 |
| Ceiling fans/Light fixtures | $200–$1,000+ |
| Garage door opener | $300–$600 |
🌿 Inspiration: Your home isn’t just about walls and rooflines—it’s about how you live in it. Invest in what makes it feel like yours, even if it takes a little time.
5. HOAs + Warranty Woes
Fine Print Alert: Many new neighborhoods come with HOA fees—and builder warranties that look generous on paper but may not cover what you expect.
Graphic: What to Watch For
- Surprise HOA assessments
- Short warranty periods
- Excluded repairs (like grading/drainage)
🔍 Inspiration: Knowledge is empowerment. Know what you’re signing and who has your back. A great agent will help you spot the red flags before they cost you.
Sidebar: Are You Ready for New Construction?
Quick Gut Check: Choose the answer that best fits. Total your points at the end.
| Category | 3 Points | 2 Points | 1 Point |
| Budgeting | I stick to a set budget | I try, but get tempted | I blow past budgets |
| Timeline | I’ve got flexibility | I’ve got a Plan B | I must move by a deadline |
| Decision Making | Love choices, never overwhelmed | Okay with time to decide | Too many choices = shutdown |
| Financial Cushion | Solid emergency savings | A little wiggle room | No room for surprises |
| Communication | We align well and talk things out | We disagree but work through it | We clash and struggle to compromise |
Total Your Score:
- 11–15: You’re ready! Let’s build it.
- 6–10: Proceed with care. But don’t count yourself out.
- 0–5: Consider resale for now—and revisit new construction when you’ve got more flexibility.
Final Thoughts & Why Your Agent Matters
New construction isn’t just about four walls and fresh paint—it’s about building the next chapter of your life. With the right preparation, clear expectations, and a little grace, it can be one of the most rewarding journeys you take. But it’s not a journey you should take alone.
Here’s the truth most first-time buyers don’t hear enough: the builder’s sales rep—friendly as they may seem—doesn’t work for you. They represent the builder. That means they have no fiduciary duty to protect your best interest.
If you’re even thinking about buying new construction, your first call should be to your REALTOR®. A knowledgeable agent, like Karen Moeller with MORE REALTORS can set up a meeting with you to review contracts, compare builders, advocate for upgrades, and flag those hidden costs we just covered. Think of it as your safety net—with negotiation power.
So don’t just dream it—own it. Thoughtfully. Confidently. On your terms.
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).
📲 Contact me today to put a plan in motion — and let’s make your next move your smartest one yet.
Karen Moeller
Karen.Moeller@stlre.com
314.678.7866
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).
📲 Contact me today to put a plan in motion — and let’s make your next move your smartest one yet.
Karen Moeller
Karen.Moeller@stlre.com
314.678.7866
Connect with Karen Moeller
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).
📲 Contact me today to put a plan in motion — and let’s make your next move your smartest one yet.
Karen Moeller
Karen.Moeller@stlre.com
314.678.7866
Connect with Karen Moeller
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).
📲 Contact me today to put a plan in motion — and let’s make your next move your smartest one yet.
Karen Moeller
Karen.Moeller@stlre.com
314.678.7866
Connect with Karen Moeller
Let’s be honest — some home trends age like fine wine, and others… well, they start to feel like a VHS tape in a 4K world. And when it comes to your home’s curb appeal, especially in the ever-evolving St. Louis market, making smart design choices matters — not just for resale, but for loving where you live right now.
So, what exterior looks are heading out the door in 2025? Here’s what’s being quietly escorted off the style stage — and what’s stepping into the spotlight instead.
❌ The “Out” List: Trends Taking a Backseat This Year
1. All-White Exteriors
That clean farmhouse white look? Still charming in small doses, but too much of it can come off cold and high-maintenance. Buyers are craving warmth and personality — and white-on-white doesn’t always deliver.
2. Cool Gray Everything
If “Millennial Gray” had a good run on your block, you’re not alone. But 2025 is favoring warmer greiges, clay tones, and organic hues that feel more grounded and inviting.
3. Painted Brick (Especially White or Gray)
A controversial one, I know. But we’re seeing a shift back toward natural, unpainted brick — with all its texture, variation, and historic character. Less maintenance, more authenticity.
4. Matchy-Matchy Monochrome
Uniform siding, trim, shutters, and doors? Not anymore. Today’s curb appeal is all about thoughtful contrast — rich siding with creamy trim, or an unexpected pop on the front door. Let it breathe a little.
5. Boring Front Doors
A beige door that fades into the siding? Pass. We’re leaning into color — deep navy, olive green, and even bold citrus tones that make your entryway stand out in the best way.
6. Stiff Landscaping
Overly symmetrical gardens and high-maintenance hedges are giving way to looser, more natural designs. Native plants, layered textures, and low-water landscaping are not just trendy — they’re smart.
✅ So, What Is In?
We’re seeing a strong embrace of:
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Nature-inspired palettes (hello, soft taupes, mossy greens, and warm browns)
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Mixed materials (wood, stone, metal — all working together like a great charcuterie board)
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Smart outdoor lighting (functional and dramatic? Yes, please)
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Biophilic landscaping that connects your home to the environment around it
And the best part? These updates are just as practical as they are beautiful — especially important as St. Louis buyers become more style-savvy and sustainability-focused.
Bonus Insight: Why This Matters Now
Love It Or List It is not just a tv show. So, it is important to not DIY in the dark. If you are on the fence about whether to stay or go, let’s talk strategy. There’s a strong upswing in homeowners choosing to update instead of relocate. Investing in a few modern exterior touches can seriously boost your home’s value — and give you that “yes, I do live here” moment every time you pull into the driveway.
But when even the freshest facelift doesn’t rekindle the flame, it is time to List it.
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).
📲 Contact me today to put a plan in motion — and let’s make your next move your smartest one yet.
Karen Moeller
Karen.Moeller@stlre.com
314.678.7866
Connect with Karen Moeller
As the spring market picks up speed, St. Charles and St. Louis counties are showing some interesting contrasts in real estate activity — and for both buyers and sellers, the opportunities (and strategies) vary depending on where you’re standing.
We dug into the most recent local data comparing February to March 2025, and here’s what you need to know:
🔻 Price Reductions Are Dropping — And That’s a Seller Signal
In both St. Charles and St. Louis, the number of listings with price reductions declined noticeably:
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St. Charles saw a 24% decrease
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St. Louis experienced a 20% decrease
That drop suggests sellers are pricing more confidently — or seeing stronger interest up front. If you’re a homeowner considering listing, this may be your cue to strike while competition remains tight and buyers are motivated.
📈 Inventory Is Up — Especially in St. Charles
After a long stretch of low inventory, the spring surge is real:
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St. Charles listings jumped 51%
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St. Louis listings rose 35%
Buyers now have more options to choose from — which is great news for anyone who felt boxed in during the winter slowdown. And for sellers, it means a more competitive landscape where staging, pricing, and timing matter more than ever.
✅ Accepted Offers Are Climbing
Demand isn’t slowing — even with more listings hitting the market. In March:
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St. Louis saw a 31% increase in newly accepted contracts
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St. Charles followed closely with a 29% rise
Homes are still moving quickly — especially those that are well-presented and priced right from the start.
🔁 Fewer Homes Are Returning to Market
Another sign of increasing buyer confidence and stability:
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St. Charles saw a 4% drop in homes coming back on market
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St. Louis saw a 2% decrease
Fewer fall-throughs means deals are sticking — a positive sign for sellers looking for smoother closings and buyers aiming to avoid bidding wars or financing hiccups.
💡 What This Means for Buyers and Sellers
Whether you’re navigating St. Louis or exploring opportunities in St. Charles, one thing is clear: the spring market is active, competitive, and filled with potential.
For Buyers:
Now’s the time to make your move — more inventory gives you choices, but homes are still selling fast. A trusted agent (hi, that’s me 👋) can help you move quickly and confidently when the right one pops up.
For Sellers:
The market is rewarding homes that are prepped, priced, and positioned well. With fewer price reductions and solid buyer demand, this could be your window to sell successfully.
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).
📲 Contact me today to put a plan in motion — and let’s make your next move your smartest one yet.
Karen Moeller
Karen.Moeller@stlre.com
314.678.7866
Then connect with MORE REALTORS to help make that happen!
