On October 1, 2025, the U.S. federal government officially shut down after lawmakers failed to reach a deal to fund operations. The shutdown affects a wide range of federal agencies and services, many of which are relevant to the residential real estate market. One immediate impact is the lapse in authority for the National Flood Insurance Program (NFIP), which prevents new or renewed flood insurance policies from being issued. This directly affects home closings in flood zones, including parts of the St. Louis region where flood insurance is mandatory for federally backed loans.
While Fannie Mae and Freddie Mac continue operating because they are not dependent on annual appropriations, other parts of the mortgage process are already seeing slowdowns. IRS income transcript services, used by lenders for verification, may be delayed or unavailable. FHA and VA loans, which are used in many first-time buyer transactions, may also be delayed due to limited staffing at those agencies. If the shutdown drags on, the cumulative effect could cause delays in closings, increased buyer uncertainty, and a slowdown in overall transaction volume, particularly in markets like St. Louis where FHA and VA loans represent a significant share of activity.
If the shutdown is short, the damage may be minimal. But if it continues, homebuyers, sellers, lenders, and agents in St. Louis could be dealing with real consequences, from delayed deals to dropped contracts, in the weeks ahead.
Color isn’t just “pretty.” Thoughtfully used, it can lift mood, energize a room, calm a busy mind, and even make homes easier to navigate. Decades of research show that color influences how we feel, think, and behave. The secret is intentional, balanced use—often a confident accent paired with clear contrast.
Why color changes how we feel
Two simple qualities, brightness and saturation predict much of our emotional response to color. Brighter, more saturated hues tend to feel more positive and energizing, while dimmer, grayer versions dampen that response. This pattern has been replicated repeatedly across laboratory and real‑world settings (see sources).
There’s also a comfort “sweet spot.” Studies comparing interior color schemes suggest extremely dull spaces can under‑stimulate while overly intense palettes can overwhelm. Moderate, intentional color often supports alertness and comfort best.
A note for seniors (and why all‑cream can fall flat)
As we age, subtle color differences get harder to perceive and low‑contrast rooms can feel washed out. Evidence based design for aging and dementia care recommends using color and especially contrast to support mood, orientation, and independence. All‑neutral, low‑contrast spaces can be visually monotonous; a single accent wall or colorful focal point brings back interest and lift without overwhelming the space.
What common colors often communicate
Associations vary by culture and memory, but these cues are widely observed:
Red — energy and urgency; best as a small pop.
Orange — sociable and welcoming; warms gathering spaces.
Yellow — optimism; try muted, sun‑kissed tones.
Green — renewal and balance; biophilic and easy on the eyes.
Blue — calm and clarity; terrific for bedrooms and studies.
Neutrals — timeless when paired with contrast and a confident accent.
It’s no accident that beloved destinations wear bold blues and sun‑washed color. Research links viewing blue and green spaces (sea, sky, nature) with lower stress and better mood. Across the Mediterranean and Caribbean, color is part of place identity: Willemstad, Curaçao (a UNESCO site) is famed for vivid facades in reds, blues, ochres, and greens; Burano in the Venetian Lagoon wears cheerful, high‑visibility hues, traditionally explained by fishermen finding home through fog; and Chefchaouen, Morocco, the “Blue City,” features layered blues often linked to Sephardic Jewish traditions of sky‑blue symbolism. Design‑wise, these palettes pair soothing sea‑and‑sky hues with warm accents—an engaging, photo‑friendly balance you can echo at home with a single accent wall or colored focal piece.
Practical palettes by room
Living & Dining (gathering zones): Choose warm, mid‑saturation hues (terracotta, soft coral, olive, marigold) as accents. Pair with creamy neutrals and natural textures. Keep one clear focal wall or element so photos feel compelling, not busy.
Kitchens: Colored island bases (ink blue, eucalyptus green) or a soft‑hued backsplash add personality while keeping cabinets neutral. Mind undertones so counters, floors, and walls harmonize.
Bedrooms & Studies: Softer blues and greens promote calm; dial saturation to medium or low. Use contrast at headboard/wall and drapery/trim for definition.
Entries & Halls: Create wayfinding with contrast: lighter walls, slightly deeper doors/handrails, and defined floor transitions—especially helpful for older eyes.
How to use color with confidence (at home or for selling)
Choose a hero, not a rainbow. Pick one accent wall or one large colored element (island base, headboard wall, big art piece) for impact without clutter.
Pair color with contrast. Ensure doors, railings, counters, and floor transitions don’t blend together—contrast helps visibility, wayfinding, and photos.
Mind the light. The same paint shifts from morning to evening; test large swatches on two walls and live with them for 48 hours.
Warm where we gather; cool where we rest. Use energetic, mid‑saturation warms in social zones and calmer greens/blues in bedrooms and reading nooks.
Let listing photos sing. A confident accent plus styled neutrals photographs more “alive” than all‑beige everything.
Mini Case Study: One Weekend, One Wall
Before: entry and living room read flat in photos (all creamy neutrals, low contrast). After: we repainted one living‑room wall a softened eucalyptus, swapped two pillows, added a wood tray vignette, and framed neutral art with black trim for contrast. Result: photos popped, online saves doubled, and showings increased the following weekend, no “rainbow,” just a confident accent with clear contrast.
The bottom line
Color isn’t about being daring for daring’s sake. It’s about crafting environments that feel good to live in, energizing the right moments, soothing the others, and helping every age navigate home with confidence. Evidence suggests that measured, intentional color can support positive mood and day‑to‑day function, while an all‑neutral, low‑contrast world often under‑stimulates.
So go ahead, pick a hue that makes your heart lift, ground it with great lighting and contrast, and let your space smile back at you.
Work with a Realtor® who has a vision for decorating and staging homes. If you’re a seller, I can use my knowledge and experience to help you do the right tweaks to your home to guarantee your home shows it’s best. If you are a buyer, I can help you see the potential in a listing that may not be obvious or apparent. Lisa Garza STLLisa.com Lisa.Garza@STLRE.com 314.924.5472
Sources (plain‑English highlights)
Elliot, A. J. (2015). Color and psychological functioning: a review. Frontiers in Psychology / Annual Review of Psychology.
Valdez, P., & Mehrabian, A. (1994). Effects of color on emotions. Journal of Experimental Psychology: General.
Küller, R., Mikellides, B., & Janssens, J. (2009). Color, arousal, and performance. Color Research & Application.
Tofle, R. B., et al. (2004). Color in Healthcare Environments. The Center for Health Design.
Ulrich, R. S. (1984). View through a window may influence recovery from surgery. Science.
White, M. P., et al. (2020). Blue space, health and well‑being: narrative overview. Environmental Research.
Wiener, J. M., & Pazzaglia, F. (2021). Ageing‑ and dementia‑friendly design. Frontiers in Psychology.
UNESCO World Heritage Centre. Historic Area of Willemstad, Curaçao. (for the color tradition)
Isola di Burano (official site). Legends about Burano’s colorful houses. (for the fog/fishermen story)
AFAR Magazine. Why is Chefchaouen, Morocco, painted blue? (overview of theories)
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.
👉 Thinking about investing in St. Louis?
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
The St. Louis metropolitan area is experiencing a dynamic real estate market, with certain zip codes in both Missouri and Illinois standing out for their rapid sales. Leading the pack is zip code 62014 in Macoupin County, Illinois, where homes are selling at an unprecedented pace. With an average of 0 days on the market, the 7 active listings in this area have an average list price of $231,157. This swift turnover highlights a robust demand for properties, making it an attractive prospect for both buyers and sellers looking to capitalize on the current market conditions.
Close behind, zip code 62204 in St. Clair County, Illinois, also boasts 7 listings with an average market time of 0 days. Not far from the top, Clinton County’s 62230 zip code features 6 listings, similarly selling in 0 days on average. These areas are proving to be hotspots for families and individuals alike, seeking to invest or settle in the vibrant St. Louis region. For a complete list of the fastest selling zip codes, interested parties can refer to the detailed report provided by MORE, REALTORS®. With such rapid movement in these markets, potential buyers and sellers are encouraged to act swiftly to take advantage of these opportunities.
If you’re considering buying or selling a home in the St. Louis metropolitan area, keeping an eye on the fastest selling school districts can give you a competitive edge. Leading the pack is ASHLEY DIST 15 in Illinois, where homes have been flying off the market at an unprecedented pace. With an average of zero days on the market and an average list price of $194,450, this district is attracting considerable attention from families looking for quick transactions and competitive pricing.
Following closely is the Bayless district in Unincorporated, Missouri, which also boasts an average of zero days on the market across 13 listings. BREESE DIST 12 in Illinois rounds out the top three, with its four listings moving just as swiftly. For those interested in a complete list of the fastest selling school districts, MORE, REALTORS® provides additional insights at the end of this article. Whether you’re buying or selling, understanding these market dynamics can help you make informed decisions in the vibrant St. Louis real estate market.
The August 2025 housing data from Realtor.com® shows the national housing market gradually shifting toward balance, but here in St. Louis, we continue to stand out as one of the tightest markets in the country. While inventory is rising across much of the U.S., St. Louis saw just a 13.6% increase in active listings year-over-year—well below the national 20.9% gain. Even more telling, our market had only 2.9 months of supply in June, a strong indicator that sellers still have the upper hand locally, despite the broader cooling trend.
Across the 50 largest metros, St. Louis ranks among those with the lowest inventory relative to pre-pandemic levels, and while home prices nationally have flattened, local list prices have held fairly steady. In August, the median list price in St. Louis was $300,000, down just 0.6% from last year, and price per square foot declined only 1.5%. With homes selling in just 4 days longer than a year ago, our region is seeing far less slowdown in buyer activity compared to markets like Las Vegas, Nashville, or Miami, where days on market are stretching significantly longer.
That said, the trend of more listings with price reductions is beginning to show up locally as well—17.1% of homes in St. Louis had price cuts in August, up slightly from last year. This suggests that while demand remains relatively strong, buyers are pushing back on price in some segments of the market. Still, with continued tight supply and homes selling faster than the national average, St. Louis remains a competitive market, especially for well-priced, move-in-ready homes.
For sellers, this means there’s still a strong opportunity—but proper pricing is key. For buyers, staying alert and ready to move quickly is more important than ever. And whether you’re on the buying or selling side, working with an experienced local agent can make all the difference. If you’re considering a move in the St. Louis area, I encourage you to reach out to MORE, REALTORS®
The St. Louis metropolitan area is experiencing a vibrant real estate market, with certain zip codes leading the charge in rapid home sales. Topping the list is zip code 63012 in Jefferson County, Missouri, where homes are flying off the market with an average listing duration of zero days. This area currently boasts nine active listings, with an average list price of $376,089, making it an attractive option for families seeking swift transactions and competitive pricing.
Following closely are zip codes 63074 and 63126, both located in St. Louis, Missouri. Each of these areas also sees homes selling within zero days on the market, with 15 and 16 active listings, respectively. The demand for homes in these zip codes highlights the dynamic nature of the St. Louis real estate scene, offering promising opportunities for both buyers and sellers. For a complete list of the fastest selling zip codes, potential buyers and sellers can refer to the detailed insights provided by MORE, REALTORS® at the end of this article. Whether you’re looking to buy or sell, these hot markets offer a glimpse into the thriving real estate opportunities within the St. Louis area.
The St. Louis metropolitan area, spanning across Missouri and Illinois, is witnessing a remarkable trend in its real estate market, particularly in the speed at which homes are being sold. The zip code 62239 in St Clair-IL, IL, leads the pack with an impressive average of 0 days on the market for its 7 active listings, each at an average list price of $158,614. This indicates a robust demand in this locale, making it a hotspot for potential buyers looking for quick closings and sellers aiming for swift transactions.
Following closely are zip codes 63012 in Jefferson, MO, and 63074 in St Louis, MO, both also averaging 0 days on the market with 7 and 10 listings respectively. These areas are proving to be highly attractive for families and individuals seeking communities where properties move quickly and efficiently. For those interested in exploring more about these dynamic markets, MORE, REALTORS® has compiled a complete list of the fastest selling zip codes, available at the conclusion of this article. This guide can be an invaluable resource for anyone looking to buy or sell in these competitive districts.
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
If you’re considering buying or selling a home in the St. Louis metropolitan area, focusing on the fastest selling school districts could be a strategic move. The Bayless district in Unincorporated, Missouri, leads the pack with homes averaging $203,638 and flying off the market the same day they are listed. This district, along with Dupo DIST 196 in Illinois and Gasconade Co. R-I in Missouri, both also averaging 0 days on the market, highlights a trend of rapid sales in these areas. Potential buyers looking for quick closings and sellers aiming for fast transactions are particularly interested in these districts.
Moreover, these districts not only offer a quick turnaround but also represent a diverse range of options across both Missouri and Illinois, accommodating various preferences and needs. For those interested in exploring all available options in these fast-moving markets, MORE, REALTORS® provides a complete list of the fastest selling school districts, ensuring comprehensive insights for making informed decisions. Whether you are looking to settle in a bustling community or seeking a quieter neighborhood, understanding where homes sell quickly can guide your next steps in the dynamic St. Louis real estate landscape.
On Independence Day, we celebrate the freedoms secured by our nation’s founders, including the right to own property. St. Louis played a pivotal role in America’s westward expansion, famously known as the “Gateway to the West.” The availability of land and the chance to own a home here offered many families a tangible piece of the American dream. Today, the tradition of homeownership in St. Louis is a direct reflection of those ideals of independence and opportunity that have shaped our city and our nation.
🇺🇸 Wishing everyone a safe and happy 4th of July! 🇺🇸
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 real-estate businesses – like independent agents and landlords – gets even better. You can now deduct nearly a quarter of qualifying income, up from 20 percent.
Expanded Low-Income Housing Tax Credits promise more affordable apartment projects, like developments planned near the Cortex Innovation District and rehab of older buildings in South City.
Estate tax rules stay generous, letting each person pass on up to $15 million free of federal tax. That helps families keeping rental properties or historic homes in the family.
New wins in the Senate version:
State and local tax deductions jump from a $10,000 cap to $40,000. That could help higher income home owners receive some relief for the increase state and local taxes they pay (especially those living in the City of St Louis that are subject to the additional city earnings tax).
A new exclusion for tips and overtime pay means service workers – from restaurant staff to landscapers – keep more of what they earn, easing the path to homeownership or covering rent.
Seniors get a higher standard deduction, giving older homeowners on fixed incomes a bit more breathing room.
Next steps in the House: The U.S. House could vote any day. If they approve the Senate version as-is, the bill moves straight to the President – possibly by Independence Day. Any changes would send it back to the Senate, delaying final passage.
Why this matters in St. Louis: Locked-in low rates and bigger deductions keep more money circulating locally, whether you’re prepping a home for sale or advising a small investor. More affordable-housing funding can drive projects like the new Marquette Homes Project (Dutchtown and Gravois Park, St. Louis City) and the Clinton-Peabody Apartments Redevelopment.
ATTOM’s latest U.S. Home Affordability Report for Q2 2025 puts numbers to what many already feel: homeownership just keeps getting tougher across the country. Nationally, median home prices hit a record $369,000, and the share of wages needed for typical homeownership expenses jumped to 33.7% , well above the 28% threshold generally considered affordable. But in the St. Louis metro area, affordability is holding up better than many might expect. According to ATTOM, most of the counties making up the St. Louis MSA still fall under the 28% affordability benchmark. Jefferson County, MO, St. Clair and Madison Counties in IL, and even the City of St. Louis all came in below the unaffordable mark. This makes St. Louis one of the few major markets in the country where average wage earners can still buy a median-priced home without crossing that affordability red line.
Digging deeper into Missouri and Illinois, St. Louis area counties are standing out for the right reasons. In the national context, where 99.3% of counties were less affordable than their historical averages, places like St. Louis County and surrounding areas haven’t seen the same kind of pressure. ATTOM’s data also shows that in over a third of U.S. counties, home price growth outpaced wage growth in Q2, but many counties in eastern Missouri and western Illinois managed to buck that trend. While places like San Mateo County, CA now require a staggering $408,000 income to afford a median home, many parts of the St. Louis region remain accessible to buyers earning under $100,000 annually. That’s not to say the region is immune, costs are rising, and ATTOM’s data shows that the percentage of wages needed for housing went up quarter-over-quarter in the majority of counties. Still, compared to national and even state-level peers, the St. Louis MSA is offering a level of affordability that’s becoming harder to find elsewhere.
Buried in a 1961 Sunday Post-Dispatch Newspaper, an ad by Income Investment Co. promised St. Louisans a new home for a price “everyone” could afford—$9,650 with just $350 down and a principal-and-interest payment of $54.31. The 3-bedroom ranches in Eureka’s brand-new “Shaw’s Garden” subdivision even came with five king-size closets and concrete streets. Chrysler’s Fenton plant was ramping up a few miles away, and the ad all but wrote the script for the blue-collar American Dream.
Fast-forward to 2025. That $9,650 price tag converts to roughly $99,000 in today’s dollars using the CPI, yet recent sales on the same streets: Hill, Weber and Butler, are closing around $225,000. In other words, every original dollar turned into about $2.25 of real value, beating inflation by more than double.
But the monthly payment story paints an even clearer picture. In 1961, that $54 house payment represented about one-ninth of a typical household’s income. Today, even with Eureka’s median income above six figures, a similar slab ranch pushes that burden to around one-sixth. That’s a 26% increase in how much of the paycheck goes to just principal and interest.
And it’s not just about mortgage interest rates. Even if mortgage rates dropped a full percentage point tomorrow, payments on a $225,000 home would still eat up about 14% of median income, well above the 11% level from 1961. The core issue is simple: home prices grew about 23 times since then, while incomes only rose about 19 times.
In St. Louis, that’s playing out visibly in neighborhoods like Eureka, where a ranch listed at or below $250k might look like a bargain. But once you run the math, those “starter” homes are putting more pressure on buyers than they did 60 years ago. Taxes, insurance and HOA fees only stack the load higher.
So how did a modest 1,200 square-foot ranch on a 60×125 lot beat the broader economy? It wasn’t upgrades or architecture…it was land, location, and scarcity. Back then it was Chrysler; today it’s Amazon’s hub, I-44 logistics, and a top school district. Even with remote work more common, homes near job corridors still carry value, just not as heavily as they once did.
And this isn’t just true in Eureka: throughout the St. Louis metro area, plenty of communities still attract first-time buyers and value-focused shoppers looking for affordable homes in convenient locations with decent schools—places like Affton, Maplewood, Fenton, Maryland Heights, University City, St. Ann, St. Charles, and Pacific, to name a few.
Key takeaways for 2025:
“Affordable” doesn’t mean easy: Even plain homes under $250k are stretching buyers more than they did 60 years ago.
Lot size and location still carry weight: For many buyers, a dated ranch with a real yard beats out newer builds crammed onto tight lots in weaker locations.
Location still matters: Whether it’s getting to work, shopping, restaurants, ballgames, or just cutting down drive time—access and convenience still add value.
Equity builds fast if you bought early: A $9,650 house in 1961 might be worth $225k+ now—and likely with six figures of tax-free gain for homeowners. The model still works.
Perspective for today’s buyer: $54/month sounded great in 1961—but it also fit the paycheck. Today’s buyer has a different income and a different hurdle. The trick is knowing where the long-term upside still lives.
Thinking of selling a home you’ve owned forever? Or trying to make sense of today’s prices as a buyer or investor? Let’s run the numbers.
Reach out to MORE, REALTORS® today and put some data behind your next move.
The conversation around private or “off-MLS” listings is heating up again, and for good reason. With inventory climbing and more competition among sellers, maximizing exposure is more important than ever.
While private listings are sometimes positioned as a strategic move, the reality is that withholding a listing from the open market often limits a seller’s reach, potentially leaving money on the table. That’s the central warning in an Op-Ed by Realtor.com CEO Damian Eales, who writes:
“Private listings benefit agents and brokerages more than they do consumers… The more listings that are private, the less accurate the market view—and the less effective our platforms become for all buyers and sellers.”
At MORE, REALTORS®, our agents understand and uphold fiduciary duty—we work for our clients, not ourselves.That means guiding sellers to make informed, strategic choices based on their goals, not our convenience.
Yes, there are rare cases—such as when representing high-profile clients or individuals in sensitive situations—where keeping a listing “under wraps” may be appropriate. But those situations make up a very, very small percentage of home sales in the St. Louis metro area.
In nearly every case, the best path to top dollar and favorable terms is broad, public exposure—reaching the full pool of qualified buyers.
If you’re thinking about selling and want advice rooted in real fiduciary duty, transparency, and experience, talk to a professional at MORE, REALTORS®. Our goal is the same as yours: get you the best result possible.
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.
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
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.
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 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.
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
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).
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:
Nature-inspired palettes (hello, soft taupes, mossy greens, and warm browns)
Mixed materials (wood, stone, metal — all working together like a great charcuterie board)
Smart outdoor lighting (functional and dramatic? Yes, please)
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).
According to a recent report by Realtor.com, Missouri and Illinois rank in the middle of the pack when it comes to home affordability, with Missouri landing at #22 and Illinois at #30 among all 50 states and the District of Columbia. While neither state earned a top grade, both remain relatively affordable compared to coastal and western markets. Missouri received a “C” grade with a REALTORS® Affordability Score of 0.82 and a median listing price of $298,696. Illinois, also graded “C”, had a slightly higher affordability score of 0.86, a median home price of $316,613, and a notably higher median household income of $79,180.
For buyers in the St. Louis region, these numbers reinforce the area’s reputation as one of the more accessible major metros for homeownership. In Missouri, the affordability score reflects strong alignment between home prices and income, which, combined with moderate new construction premiums (50.9%), suggests a healthy balance of demand and development. Illinois also fares well in terms of affordability despite slightly higher home prices, bolstered by a larger share of population and housing permit activity.
As affordability challenges grow in many markets, the St. Louis metro remains attractive for homebuyers, especially those relocating from more expensive regions. The affordability metrics for both Missouri and Illinois are favorable compared to national averages, providing a window of opportunity for first-time buyers, investors, and relocating families. For those looking to make a move in today’s complex market, working with an experienced agent from MORE, REALTORS® is a great way to make sense of current trends and navigate your next move confidently.
Missouri & Illinois Housing Affordability and Ranking
State
Rank
Total Score
Grade
Affordability Score
Median Listing Price
Median Household Income
Share of 2024 Permits
Share of Population
New Construction Premium
Missouri
22
56.2
C
0.82
$298,696
$68,010
1.2%
1.8%
50.9%
Illinois
30
50.1
C
0.86
$316,613
$79,180
1.3%
3.7%
75.0%
Housing Affordability Scorecard by State – Interactive Map
Missouri Online Real Estate, Inc. 3636 South Geyer Road - Suite 100, St Louis, MO 63127 314-414-6000 - Licensed Real Estate Broker in Missouri
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