By Karen Moeller, on January 23rd, 2026 
Dual agency is legal in Missouri, but it is frequently misunderstood. At first glance, it can sound efficient. One agent. One transaction. Fewer moving parts. What is often overlooked is the trade-off. When dual agency is established, the agent must step back from full advocacy for both the buyer and the seller.That limitation is significant, and it fundamentally changes the agent’s role in the transaction.
Understanding that shift is essential before agreeing to dual agency.
What dual agency means in Missouri
In Missouri, dual agency occurs when the same brokerage represents both the buyer Continue Reading →
By Karen Moeller, on January 22nd, 2026 
Few phrases in real estate create more confusion than “As-Is.”
Buyers often see it as a warning label.Sellers sometimes view it as a shield.In reality, it is neither.
I regularly hear buyers say they will not even consider a home once they see “As-Is” in the listing. I also frequently hear buyers assume that “As-Is” means the seller is desperate or that the property can be purchased for pennies on the dollar. That expectation rarely aligns with reality. In most cases, the seller has already considered the condition of the home and priced it Continue Reading →
By Karen Moeller, on January 22nd, 2026 
For many years, homeowners insurance followed a predictable script. The house itself mattered most. Age of the roof. Square footage. Replacement cost. Claims history.
That is changing.
Across the St. Louis region, insurance underwriting is becoming increasingly location-specific, meaning where a home sits now plays a larger role in coverage terms and pricing than many buyers and sellers expect. This shift is not universal across all insurers, but it is widespread enough to be affecting real estate transactions in noticeable ways.
Communities like Eureka often feel this change sooner, not because something Continue Reading →
By Dennis Norman, on January 19th, 2026 Seventeen years ago, on the day we celebrated the life of Dr. Martin Luther King, Jr., I wrote the article below on a personal blog. This morning, while reflecting on Dr. King’s legacy, I revisited it and felt it was still as relevant and meaningful today as it was then. While a few of the statistics are now outdated, the message and intent remain important and timely. So, in honor of Dr. King’s birthday today, I’m republishing it with some updates and perspective for 2026.
Originally published January 19, 2009…
Today we celebrate the life of Dr. Martin Luther King, Continue Reading →
By Karen Moeller, on January 19th, 2026 
The little brick bungalow on a quiet tree-lined street.The creaky front porch where neighbors waved and kids dropped their bikes in a heap.The basement that smelled faintly like mildew and ambition, where a ping pong table leaned against wood-paneled walls and a “rec room” became the setting for birthday parties, teenage angst, and late-night conversations.
Most of us in St. Louis grew up in some version of that house.
It was not fancy. It was not open concept. The refrigerator was probably avocado or harvest gold. There was a “good couch” nobody was allowed Continue Reading →
By Karen Moeller, on January 18th, 2026 
Recent U.S. Census data confirmed that the St. Louis metro added population last year.
But the bigger question clients keep asking me is this: are we actually growing, or are people simply moving around inside the region?
For years, the St. Louis region has worn a familiar label. Flat. Stagnant. Losing people.
So when a client recently asked me a deceptively simple question, it stopped me in my tracks.
Is Greater St. Louis actually growing, or are people just moving from one municipality to another inside the same metro?
It is a fair question. It is also a more important Continue Reading →
By Karen Moeller, on January 17th, 2026 
When a multi‑billion‑dollar development is proposed a few blocks from someone’s front porch, it stops being a business headline and becomes a neighborhood story.
The newly unveiled plan to transform the historic Armory and the adjacent former Macy’s/Famous‑Barr warehouse into what developers are calling the Armory Innovation District is one of the largest private development proposals the region has seen in years. It includes renovation of the Armory into office space and construction of a hyperscale data center on the warehouse site, with a stated goal of positioning St. Louis as a serious player in the national tech and AI Continue Reading →
By Dennis Norman, on January 17th, 2026 
The SLT Market Chart below, available exclusively from MORE, REALTORS®, shows a full monthly history of St. Louis MSA home sales since 1999, and if you’re a data geek (like me) or just trying to get a real read on where this market is going, this chart is gold.
Here’s what stands out immediately: 2021 was the peak, no debate. In September 2021, the 12-month rolling total for home sales in the St. Louis metro hit 48,633 homes, an all-time high. For the calendar year 2021, sales totaled 48,328. Nothing before or after even comes close.
Continue Reading →
By Dennis Norman, on January 16th, 2026 
In the dynamic real estate market of the St. Louis metropolitan area, certain zip codes are experiencing rapid sales, making them hotspots for both buyers and sellers. Leading the pack is a zip code in St. Clair, Illinois, where homes are flying off the market in just 19 days on average. With five active listings, the average list price stands at an attractive $54,580, presenting a unique opportunity for families looking to settle in a vibrant community.
Close behind is a zip code in Clinton, Illinois, where properties spend an average of 37 days on the market, followed by a Continue Reading →
By Karen Moeller, on January 15th, 2026 
How Entry-Level Homes Got Bigger, Fancier and Harder To Afford
Ask three different generations what a starter home looks like and you will get three very different answers.
Your grandparents might picture a 2-bedroom bungalow with 1 bath, wood paneling and a carport. Your parents might think of a 3-bed, 1.5-bath ranch that needed wallpaper scraped and a deck added someday. A lot of today’s buyers walk into their first place looking for an en suite bath, walk-in closets, an attached garage and a kitchen that is already Instagram ready.
Starter homes have not disappeared in St. Louis, but Continue Reading →
By Karen Moeller, on January 15th, 2026 
The City of Ballwin will officially expand its municipal boundaries in April after city officials approved plans to annex two residential neighborhoods and a school currently located in unincorporated St. Louis County.
Annexations are far less common today than they were decades ago, which makes Ballwin’s decision notable. While modest in scale, the move offers insight into how municipalities across St. Louis County are quietly rethinking governance, service delivery, and long-term planning.
Annexation is the legal process by which a city brings nearby land into its municipal boundaries. While it once played a major Continue Reading →
By Karen Moeller, on January 15th, 2026 
When people talk about what drives home values, the same factors tend to dominate the conversation. Interest rates. Inventory. Schools. Taxes.
What receives far less attention is public park investment, even though in communities like Eureka, it plays a meaningful role in shaping buyer behavior and long-term market stability.
This is not about trendy amenities or short-term demand spikes. It is about how permanently protected land, trail systems, and outdoor infrastructure function as a form of market stability that does not fluctuate with economic cycles.
Parks as Fixed Infrastructure
Route 66 Park Continue Reading →
By Karen Moeller, on January 12th, 2026 
If you want a quick snapshot of how people feel about change in Kirkwood, you do not need a formal survey. You just need to scroll for a moment. Reactions to the newly approved downtown apartment project range from enthusiastic to uneasy, with plenty of thoughtful pause in between.
That mix of responses makes this a good moment to step back and look at what was approved, what it replaces, and why this particular project is sparking conversation.
First, a quick clarification
This project is separate from the previously discussed development planned between South Continue Reading →
By Dennis Norman, on January 12th, 2026 
Home buyers and sellers in the St. Louis metropolitan area, encompassing both Missouri and Illinois, are witnessing a dynamic real estate market, particularly in school districts where homes are selling rapidly. Leading the charge is the Bayless School District in St. Louis, boasting 14 active listings that typically spend just 38 days on the market, with an average list price of $209,571. This district’s swift turnover highlights its appeal to families seeking a vibrant community with accessible amenities.
Following closely is the Wolf Branch DIST 113 in St. Clair, Illinois, where properties average 42 days on the market, reflecting strong Continue Reading →
By Karen Moeller, on January 8th, 2026 
Housing affordability has returned to the national conversation. Recently, a senior White House economic adviser said the entire Cabinet is working on ideas to address housing challenges across the country. No formal policy has been released yet, but the statement itself has prompted questions in local markets like St. Louis.
The most important question for homeowners, buyers, and builders here is not what Washington is saying today, but what could realistically change looking ahead to 2026.
St. Louis Has Housing. The Issue Is Fit.
St. Louis does not face the same inventory crisis as Continue Reading →
By Karen Moeller, on January 7th, 2026 
Because changing the messenger doesn’t change the message.
When a home doesn’t sell, the most tempting explanation is also the simplest one.
“It must be the agent.”
That conclusion feels productive. Change the sign. Change the outcome.
But in the St. Louis market, most stalled listings aren’t suffering from a marketing problem. They’re stalled because a hard decision hasn’t been made yet.
Price versus reality.
I recently worked with a seller who had already tested the market once. When we looked at the data together, one Continue Reading →
By Dennis Norman, on January 1st, 2026 
Happy New Year! As we step into 2026, I want to take a moment to wish you and your family a very Happy and Blessed New Year. Whether 2025 brought you joy, challenges, or a little of both, today marks a fresh start filled with new opportunities and possibilities. Here’s to health, happiness, and success in the year ahead!
If you’re thinking about making a move in 2026, whether it’s buying your first home, moving up, downsizing, or investing—this is a great time to start planning. The real estate market is always shifting, and having an experienced, knowledgeable team on Continue Reading →
By Dennis Norman, on December 26th, 2025 
The most expensive home sold in the St Louis metro area in 2025 (based on MLS data reported to MARIS) was the former home of St Louis Cardinals outfielder Jim Edmonds. Located at 16 Bridle Lane in Frontenac, this 17,200 square foot estate sold in May for $7.75 million, making it the top sale price for the year.
Built in 2020 and sitting on nearly 3 acres in the Ladue School District, this contemporary-style home features 7 bedrooms, 11 baths, a wine cellar that opens into the dining room, an 8-car garage, private putting green, resort-style pool, firepit, and even Continue Reading →
By Dennis Norman, on December 24th, 2025 
The U.S. Department of Justice (DOJ) has weighed in on the Davis v. Hanna Holdings case with a formal Statement of Interest, and it’s a clear signal to the real estate industry. The DOJ argues that real estate trade association rules, specifically those requiring sellers to offer compensation to buyers’ agents, may violate antitrust laws and deserve full scrutiny. For anyone who thought the pressure on commission practices might let up, this filing confirms the opposite.
What makes this noteworthy is the DOJ’s insistence that rules created and enforced by associations like the National Association of REALTORS® are not exempt Continue Reading →
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 Karen Moeller, on December 19th, 2025 
*A new federal reporting requirement affects certain entity and cash transactions nationwide, including St. Louis.*
Not every change in real estate shows up in market statistics or price charts. Some changes are procedural, happening quietly behind the scenes, and only become noticeable when a transaction suddenly feels more complicated than expected.
A new federal reporting rule from the U.S. Treasury Department’s Financial Crimes Enforcement Network, commonly referred to as FinCEN, falls squarely into that category. While it has been discussed for some time at the national level, it is now close enough to implementation Continue Reading →
By Dennis Norman, on December 16th, 2025
The St. Louis metropolitan area is witnessing a dynamic real estate market, with certain zip codes emerging as hotspots for quick sales. Leading the pack is a zip code in St. Clair County, Illinois, where homes are flying off the market in an average of just 26 days. This area currently has 7 active listings, with an average list price of $70,286, making it an attractive option for budget-conscious buyers seeking swift transactions.
Following closely is a zip code spanning Monroe and St. Clair Counties in Illinois, where the average time on the market is 31 days across 14 listings. Continue Reading →
By Dennis Norman, on December 12th, 2025
In the dynamic St. Louis metropolitan real estate market, certain school districts are standing out for their rapid home sales. Leading the charge is the Bayless School District in St. Louis, where homes are selling at an impressive pace. With 14 active listings, properties here spend an average of just 30 days on the market, boasting an attractive average list price of $213,914. This makes Bayless a hot spot for families looking to move quickly into their new homes.
Following closely is the Wood River-Hartford DIST 15 in Madison County, Illinois, where the average days on the market is 34, Continue Reading →
By Dennis Norman, on December 6th, 2025 
While rents have declined nationally over the past year, St. Louis is one of the exceptions. According to the December 2025 National Rent Report from Apartment List, the St. Louis metro saw a 4.3% year-over-year increase in rent prices, placing it among the top ten large U.S. metro areas for rent growth.
The national picture looks very different. Rents fell by 1.0% in November alone and are now down 1.1% compared to the same time last year. This marks the fourth straight month of nationwide rent declines. In fact, national median rent has dropped 5.2% from its August 2022 peak Continue Reading →
By Dennis Norman, on December 6th, 2025 
Real estate investors accounted for a record-high 33% of all single-family home purchases in the U.S. during the second quarter of 2025, according to the latest Investor Pulse™ Report from BatchData. This marks the highest share in five years and reflects a growing trend of investor activity in the housing market, particularly from “mom-and-pop” buyers who now own over 90% of all investor-held homes. In contrast, large institutional investors have been net sellers for six straight quarters. Despite this national trend, Missouri’s investor footprint remains relatively modest, coming in just under the national average, based on visual analysis of the Continue Reading →
By Karen Moeller, on December 3rd, 2025 
Showing homes in St. Louis is a little like speed dating. You walk in, take one lap through the room, get a feel for the energy and decide very quickly if this relationship has potential or if you should politely run.
After hundreds of showings across the metro, I have noticed certain patterns. Consider this your completely serious, absolutely scientific guide to the subtle red flags St. Louis buyers and agents spot the moment they step inside a home.
These signs are not dealbreakers by themselves, but they tell a story. And sometimes, they tell it loudly.
Let’s take a Continue Reading →
By Karen Moeller, on December 2nd, 2025 
There is something happening in real estate that numbers and charts don’t capture. It is quieter than the headlines and more personal than the market updates. If you have spent any time talking with agents across the St. Louis metro, you can feel it immediately.
A lot of agents are carrying a kind of tired that goes deeper than being busy. It is the tired that comes from trying to hold everything together alone. The tired that comes from constant change. The tired that comes from giving so much of yourself to a career you love but not always feeling Continue Reading →
By Karen Moeller, on December 1st, 2025 
There is a quiet change happening in the St. Louis real estate market, and it is not about interest rates or home prices. It is about the number of agents still actively working. After years of more agents than available transactions, the count is finally tightening. And honestly, this is not a bad thing for buyers and sellers.
In every market cycle, people enter the business when it looks easy and step out when it becomes clear that real estate requires consistency, knowledge, and true day-to-day commitment. What we are seeing now is the industry balancing itself out
Why the Continue Reading →
By Karen Moeller, on November 28th, 2025 
Every year around this time, the same question starts popping up in my texts, emails and casual conversations:Should I list my home during the holidays or wait for the spring market?
It is a fair question. When your holiday to-do list already feels as long and heavy as Jacob Marley’s chain, the idea of packing, staging and keeping the house show-ready can feel like too much. But the truth is, the holiday season behaves very differently in St. Louis than most people expect.
Here are the answers to the questions homeowners are asking right now.
Q: Do homes really sell Continue Reading →
By Dennis Norman, on November 27th, 2025 
While Thanksgiving has become a well-established American tradition, many people may not realize that it wasn’t always a national holiday. That changed in 1863, when President Abraham Lincoln issued a proclamation during the heart of the Civil War, calling on Americans to observe a national day of Thanksgiving on the last Thursday of November. This historic act laid the foundation for the holiday as we know it today.
Lincoln’s proclamation came at a time of deep division and suffering. Yet, he noted the many blessings still enjoyed by the nation: peace with foreign powers, growing industry and agriculture, and an Continue Reading →
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