By Dennis Norman, on December 19th, 2025 
A newly pre-filed bill in the Missouri House, HB 2077, aims to stop institutional investors, think hedge funds, private equity firms, and large REITs, from purchasing most residential properties in Missouri starting August 28, 2026. Known as the “End Hedge Fund Control of American Homes Act,” this bill would force institutional investors to divest any 1 to 4-family homes they already own within three years and ban them from acquiring new ones altogether.
There is no doubt this proposal will generate buzz, especially among real estate investors and professionals who have seen institutional capital change the landscape of the single-family Continue Reading →
By Dennis Norman, on November 24th, 2025 
If you’re a landlord renting out a condo in Missouri, you need to understand a key risk that can cost you, even if your mortgage is current. Missouri Statute 448.3-116 gives the condo association an automatic lien for unpaid assessments or fines. This lien attaches from the moment the debt becomes due and can be foreclosed like a mortgage. And yes, this applies even when the tenant is the one supposed to be paying the fees.
The statute goes further. If the unit owner is more than 60 days delinquent on assessments, the association has the right to demand that Continue Reading →
By Karen Moeller, on October 25th, 2025 
For the first time in decades, the city of St. Louis is rewriting its zoning playbook — and this change could quietly reshape how we live, build, and invest in the Gateway City.
This isn’t just bureaucratic shuffle. It might be a property-value accelerator in plain sight.
What’s Changing
In July 2025, the Board of Aldermen passed Board Bill 60 (BB 60), an ordinance effective September 29, 2025, which amends the Zoning Code to define, permit, and regulate accessory dwelling units (ADUs). Specifically, it allows both attached and detached ADUs by-right in all residential zones in the City — no Continue Reading →
By Dennis Norman, on October 23rd, 2025 
Good news for Missouri home sellers and real estate agents. On Monday (October 20th), the U.S. Supreme Court refused to hear a long-running lawsuit that could have changed how listings are marketed. The lawsuit, filed by a Columbia, Missouri-based home designer, claimed that a real estate brokerage broke copyright law by posting a floorplan online to help sell a home. After years of back and forth, the courts decided that using a floorplan in this way is legal under the “fair use” rule. That decision now stands for good.
So what does this mean for you? If you’re selling your Continue Reading →
By Dennis Norman, on October 14th, 2025 
Missouri Insurance Department halts cancellations for storm-damaged homes
If your Missouri home was damaged in the spring 2025 storms and you’re still working through repairs, your insurer cannot cancel or non-renew your policy because of the storm damage or related claims. In a new directive, DCI ordered companies to keep coverage in force for storm-affected residential properties statewide for weather losses occurring after March 1, 2025. The department also told insurers to reverse any cancellations or non-renewals already sent out for this reason. Normal exceptions still apply, such as cancellations for non-payment and properties that weren’t damaged. The bulletin notes Continue Reading →
By Dennis Norman, on September 30th, 2025 
FTC Lawsuit Alleges Zillow-Redfin Deal Stifles Competition and Hurts Renters
In what could be a major shake-up for the rental housing market, the Federal Trade Commission (FTC) has filed a lawsuit against Zillow and Redfin, claiming the two companies struck an illegal agreement that essentially kills off competition in the online rental advertising space. According to the FTC, Zillow paid Redfin $100 million earlier this year to abandon its multifamily rental advertising business, hand over key customer data, and even help Zillow poach Redfin employees. The result? Redfin stopped selling rental ads and now only displays Zillow’s listings on its Continue Reading →
By Dennis Norman, on September 20th, 2025 
A federal class-action lawsuit filed September 19, 2025, claims Zillow uses its dominant position in online real estate to mislead home buyers and conceal referral-based payments. The complaint states that Zillow “tricks [buyers] into signing up with a Zillow agent,” describing a system that hides Zillow’s involvement behind user-friendly website buttons and misleads consumers into thinking they are contacting the listing agent.
The lawsuit states: “Zillow’s website has a big button in bright blue lettering posted next to the house listing that says ‘Contact Agent’… Buyers, however, naturally believe they are contacting the listing agent. Instead, they are routed to Continue Reading →
By Sandie Hea, on September 10th, 2025 
In July 2025, Governor Mike Kehoe signed House Bill 594, a groundbreaking reform that retroactively eliminates all Missouri state capital gains taxes for individuals, effective January 1, 2025. With this law, Missouri becomes the first U.S. state imposing an individual income tax to completely exempt personal capital gains from state taxation. Now, all capital gains—whether short-term or long-term, from sales of stocks, bonds, real estate, cryptocurrency, or businesses—are fully deductible from Missouri taxable income, thanks to a 100% subtraction for individuals.
This tax shift delivers powerful incentives across the board:
Real estate investors—especially those holding rental properties—face less friction when Continue Reading →
By Dennis Norman, on July 15th, 2025 
Yesterday, Missouri Governor Mike Kehoe signed into law House Bills 595 and 596, bringing significant changes that will impact landlords, tenants, property managers, investors, and real estate professionals across the state. This newly enacted legislation strengthens private property rights and tightens requirements for agency relationships in real estate transactions, two key areas anyone involved in Missouri real estate should pay close attention to.
For landlords and investors, HB 595 limits how local governments can regulate rental housing. Specifically, the law prohibits cities and counties from setting rent control measures, imposing restrictions on how landlords screen tenants, or mandating specific lease Continue Reading →
By Dennis Norman, on July 2nd, 2025 
Here’s an update on the One Big Beautiful Bill, fresh from its razor-thin Senate win and heading to the House.
Bottom line for the St. Louis market: The Senate kept nearly all the real-estate perks from the original plan and added a few new benefits that could mean lower taxes for homeowners across the metro, extra take-home pay for small landlords, and more funding for affordable housing projects.
What stayed the same:
Tax brackets and the standard deduction remain locked in and permanent. No surprise rate hikes in 2026. The tax break for small Continue Reading →
By Dennis Norman, on June 24th, 2025 
A new lawsuit filed this week by Compass against Zillow has stirred up serious debate in the real estate industry, and while it may sound like a clash of two corporate giants, the real impact hits much closer to home, literally, for consumers, sellers, and real estate agents across the country, including right here in St. Louis.
In the 60-page complaint filed in federal court, Compass accuses Zillow of using its massive power and reach in the home search world to enforce what it calls an “anti-competitive ban” that hurts competition and restricts how agents can market listings for their Continue Reading →
By Dennis Norman, on June 13th, 2025 
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.
Continue Reading →
By Dennis Norman, on June 12th, 2025 
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 Continue Reading →
By Dennis Norman, on June 10th, 2025 
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 Continue Reading →
By John Donati, on June 10th, 2025 
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 Continue Reading →
By Dennis Norman, on June 5th, 2025 
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 Continue Reading →
By Dennis Norman, on May 30th, 2025 
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. Continue Reading →
By Dennis Norman, on May 16th, 2025 
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 Continue Reading →
By Dennis Norman, on May 14th, 2025 
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 Continue Reading →
By Dennis Norman, on May 1st, 2025 
On April 22, 2025, a court issued a temporary restraining order preventing the City of St. Louis from enforcing Ordinance 71729, which governs short-term rentals in the city. As a result, the city has paused all activity related to the permitting and regulation of short-term rentals, including accepting new applications, conducting inspections, issuing permits, and collecting associated fees. This pause also affects the recently passed Proposition S, halting the collection of the 3% fee approved by voters in November 2024.
While the legal dispute continues, short-term rentals can continue to operate in the City of St. Louis without permits as Continue Reading →
By Dennis Norman, on April 28th, 2025 
In Missouri, it’s an eye-opener that companies managing homeowners associations (HOAs), condominium associations, and subdivisions are not required to hold any type of state license—not even a real estate broker’s license. Yet, just across the river in Illinois, community association managers must be licensed under their Community Association Manager Licensing and Disciplinary Act. This gap in regulation here in Missouri leaves condo owners and homeowners vulnerable, particularly when it comes to the management of large associations that handle millions of dollars in dues and are responsible for common ground and major infrastructure like private streets and utilities.
Think about it: Continue Reading →
By Dennis Norman, on April 9th, 2025 
If you’re a homebuyer or seller in the St. Louis area, heads up—there’s something going on in Washington that may affect your next move in a bigger way than you think.
The Department of Justice just appointed Roger Alford to a top antitrust role. He’s not a household name, but he’s someone who’s been deep in the fight over real estate commissions and how homes get marketed. He played a key role in the massive $1.8 billion verdict in the Sitzer/Burnett case here in Missouri—where a jury said real estate commissions were being artificially inflated by the industry.
So what’s Continue Reading →
By Dennis Norman, on April 3rd, 2025 
There’s been a significant appointment at the Department of Justice that should grab the attention of everyone in the real estate industry. Roger Alford, a Notre Dame law professor with deep antitrust experience and a key expert witness in the 2023 Sitzer/Burnett case against NAR, has been named Principal Deputy Assistant Attorney General for the DOJ’s Antitrust Division. That’s a strong signal of where things may be heading.
Alford has made his views on NAR’s practices clear—particularly the Clear Cooperation Policy and MLS rules that tie access to REALTOR® membership. In his testimony and published work, he’s Continue Reading →
By Dennis Norman, on March 25th, 2025 
Today, the National Association of REALTORS® (NAR) announced significant changes to its controversial Clear Cooperation Policy (CCP). After months of debate and scrutiny—from brokers, MLS leaders, agents, and legal experts—NAR introduced the new “Multiple Listing Options for Sellers” policy, which aims to address concerns around consumer choice and market fairness.
I’ve written extensively on why the original CCP faced such strong opposition, notably in my recent article highlighting attorney Michael Ketchmark’s explicit warning to NAR brokers: repeal CCP or face legal action. Ketchmark, lead counsel in the landmark Sitzer lawsuit, clearly indicated that maintaining the CCP could Continue Reading →
By Dennis Norman, on March 12th, 2025 
The National Association of Realtors (NAR) is on the verge of making a pivotal decision about its controversial Clear Cooperation Policy (CCP)—a rule requiring listings to be submitted to a multiple listing service (MLS) within one business day of public marketing. Now, attorney Michael Ketchmark, lead counsel in the landmark Sitzer lawsuit, has issued a stark warning: if NAR brokers vote to maintain the rule, he may take legal action against them.
Ketchmark, in an interview with Inman News, made his stance clear: “It’s my expectation that after this meeting, when this comes to a NAR Continue Reading →
By Dennis Norman, on February 6th, 2025 
Big changes are coming to Austin’s real estate market, and while they might seem far away, they could signal future shifts in St. Louis. The Austin Board of REALTORS® (ABoR), which owns and operates Unlock MLS (formerly ACTRIS), has announced that starting in June 2025, real estate agents will no longer be required to be REALTOR® members to access the MLS. This means agents in Austin can now choose whether or not to join the National Association of REALTORS® (NAR) while still being able to list homes on the MLS. Could something like this happen in St. Louis? Not without Continue Reading →
By Dennis Norman, on January 23rd, 2025 
The real estate industry’s relationship with the National Association of Realtors faces mounting challenges as multiple lawsuits emerge nationwide. Texas broker Lou Eytalis recently joined others in challenging NAR’s mandatory membership requirements for MLS access (see lawsuit complaint below), with similar cases in Michigan, Pennsylvania, and Louisiana. These suits coincide with controversy over NAR’s Standard of Practice 10-5, which has sparked First Amendment challenges from both brokers and agents who argue the rule improperly restricts speech by banning hate speech and discriminatory language on personal social media accounts.
These legal challenges come amid a turbulent Continue Reading →
By Dennis Norman, on January 20th, 2025 
Today, we honor the legacy of Dr. Martin Luther King Jr., a visionary who championed equality, justice, and the inherent dignity of all people. His fight against systemic injustices extended to housing discrimination, a battle that continues to shape communities across the nation, including right here in St. Louis.
Fair housing has been a cornerstone of efforts to ensure everyone has access to safe, affordable homes without fear of discrimination. Landmark legislation like the Fair Housing Act of 1968 is part of Dr. King’s enduring legacy, prohibiting discriminatory practices based on race, color, national origin, religion, and other protected classes. Continue Reading →
By Dennis Norman, on January 17th, 2025 
A recent lawsuit that reached the U.S. Court of Appeals for the Eighth Circuit and concluded with a ruling on January 14, 2025, sheds light on a significant issue for homeowners and REALTORS® alike regarding copyright infringement and the use of floor plans in marketing homes. The case, Designworks Homes, Inc. v. House of Brokers Realty, Inc., involved Columbia, Missouri-based House of Brokers Realty and other defendants, and revolved around whether real estate agents and brokers could use floor plans in marketing properties without infringing on copyrights. Ultimately, the court ruled in favor of the defendants, citing the fair use Continue Reading →
By Dennis Norman, on January 14th, 2025
The Supreme Court yesterday declined to review the National Association of REALTORS’ (NAR) appeal to block the Department of Justice (DOJ) from resuming its antitrust investigation. This decision allows the DOJ to reopen its probe into NAR’s practices, including the Clear Cooperation Policy and the Participation Rule, both of which have been criticized for limiting competition in the real estate industry.
The Clear Cooperation Policy requires listing brokers to submit a property to their Realtor-affiliated MLS within one business day of marketing it publicly. This policy was intended to ensure transparency but has faced allegations of reducing competition and restricting Continue Reading →
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