Real Estate Market - St Louis Real Estate News

Missouri Cracks Down on Sale-Leasebacks…Mandatory Warnings, Delays, and $10K Penalties

By Dennis Norman, on April 14th, 2026

A lesser-known but very significant part of Missouri Senate Bill 1001 could have a major impact on sale-leaseback transactions, a strategy often used by distressed homeowners and investors. While most attention has focused on wholesaling, this portion of the bill introduces strict new disclosure requirements designed to protect sellers who sell their home and then rent it back. Like the wholesaling provisions, this is part of the perfected bill that has passed the Senate and is now in the House, but has not yet become law.

Under SB 1001, any buyer involved in a sale-leaseback transaction must provide the seller Continue Reading →

Discover the Fastest Selling School Districts in the St. Louis Metro Area

By Dennis Norman, on April 12th, 2026

The St. Louis metropolitan area is witnessing a dynamic real estate market, with certain school districts standing out for their swift home sales. Leading the pack is Columbia DIST 4 in Monroe and St. Clair counties, Illinois, where homes are selling at an impressive average of just 13 days on the market. With six active listings, this district boasts an average list price of $540,633, making it an attractive area for families seeking both speed and value in their home buying journey.

Following closely is Pontiac-W Holliday DIST 105 in St. Clair, Illinois, with homes taking an average of 14 Continue Reading →

Why Some Homes Feel “Right” Instantly—And Why That Might Be the Problem

By Karen Moeller, on April 11th, 2026

There is a moment in almost every home search that feels like clarity. You walk in, take a few steps, and something clicks. The space just works. You can see your furniture, your routine, your life unfolding there. You stop analyzing and start imagining.

And almost without thinking, you say it.

“This is the one.”

Buyers trust that moment. They are told to trust it. It feels honest. It feels decisive. It feels like the whole point of the process, but that feeling is not what most people think it is. It is not just instinct. It is recognition.

What most Continue Reading →

Why So Many Homeowners Feel Broke Right Now (Even If They Bought at the Right Time)

By Karen Moeller, on April 7th, 2026

There is a quiet shift happening among homeowners right now, and it has little to do with headlines about home prices. More people are asking a different kind of question. Not “Can I buy a home?” but “Why does owning one suddenly feel so expensive?”

This is not limited to new buyers. In many cases, it is coming from homeowners who purchased at historically low interest rates and, on paper, made solid financial decisions. Yet something feels different, and the numbers are starting to feel tighter than expected.

It Was Never Just the Mortgage

For years, the focus has Continue Reading →

Should You Wait to Buy a Home in St. Louis? What the Data Actually Says

By Karen Moeller, on April 6th, 2026

It may be the most asked question in real estate right now: should you buy now or wait?

The question sounds simple, but it rarely is. Behind it is a mix of hesitation, headlines, and the hope that the market will eventually make the decision easier. It usually does not. Instead, buyers find themselves watching the same signals, waiting for clarity that never quite arrives.

A Market That Is Not Moving in One Direction

If you are looking for a clear answer from the market itself, you are not alone. National headlines continue to send mixed signals. Continue Reading →

Brentwood Forest Condos in 2026: A Market That Didn’t Collapse…But Definitely Changed

By Dennis Norman, on April 1st, 2026

Brentwood Forest Condos in 2026: The Market Didn’t Collapse…But It Changed

In June 2024, I wrote about the challenges facing Brentwood Forest Condominiums and the impact of structural concerns, increased lender scrutiny, and the loss of FHA approval. If you missed that article, you can read it here. At the time, the big question was whether this was a short-term disruption or something more fundamental. Now, almost two years later, we’ve got the answer…it wasn’t temporary, and it didn’t just “slow the market down,” it changed who the market is. When Brentwood Forest ran into lending issues and became non-warrantable for many lenders, the buyer pool didn’t shrink a Continue Reading →

“Passed Occupancy Inspection” Doesn’t Mean What You Think It Means

By Karen Moeller, on April 1st, 2026

You’ll see it in listing remarks all the time: “Property has already passed occupancy inspection.”

For many buyers, that line feels reassuring, but it is also one of the most misunderstood phrases in real estate, and in some cases, it leads buyers to skip one of the most important steps in the process.

What an Occupancy Inspection Actually Is

An occupancy inspection is conducted by a local municipality before a property transfers ownership or a new occupant moves in. Its purpose is not to evaluate the overall condition of the home. Its purpose is to confirm that the property meets minimum municipal Continue Reading →

Kirkwood Didn’t Find $28.5 Million in a Wall. But the Story Reveals Something Buyers Should Understand

By Karen Moeller, on April 1st, 2026

Every now and then, a story surfaces that feels just believable enough to spread before anyone stops to question it.

In this case, the rumor was that Kirkwood, Missouri had uncovered a hidden safe during the renovation of the historic train station. Inside were supposedly 950 uncirculated 1893-S Morgan silver dollars, one of the rarest coins in American numismatics, with a total value approaching $30 million. The backstory included a missing train shipment, a Pinkerton investigation, and a century-old construction oversight that left the safe sealed behind a granite wall.

It is a great story. It just Continue Reading →

The Market Isn’t Slow. It’s Split. Here’s What 60+ Days on Market Is Really Telling Us

By Karen Moeller, on March 31st, 2026

There is a growing disconnect in today’s St. Louis housing market. Some homes are still selling quickly, often with strong terms. Others are sitting. Not for a week or two, but for months.

When you step back and look at the numbers, the pattern becomes hard to ignore.

A significant share of active listings across the region have now been on the market for more than 60 days:

St. Louis County: 74% St. Louis City: 75% St. Charles County: 46% Jefferson County: 65% Franklin County: 60%

% of Active Listings On Market Over 60 Days By County

Continue Reading →

The State Wants This Tree Gone

By Karen Moeller, on March 30th, 2026

Why Missouri Is Asking Homeowners to Cut Down Bradford Pears And What To Plant Instead

If you have a Bradford pear tree in your yard, you are not alone. For years, it was one of the most commonly planted trees in St. Louis neighborhoods. Fast growing, symmetrical, and covered in white blooms every spring, it checked all the boxes.

Now the state of Missouri is asking homeowners to cut it down. Not trim it. Not manage it. Remove it. And in many cases, they are offering to replace it for free.

What Is Actually Happening

The Missouri Department of Conservation, along Continue Reading →

House Flipping Isn’t Dead… But the Easy Money Is

By Karen Moeller, on March 27th, 2026

If you’ve ever watched a house flipping show and thought, “That looks like a fast way to make money,” the latest data says… not so fast.

New numbers from ATTOM show that home flipping profits dropped to their lowest level since 2008, and it’s not a small dip. It’s a meaningful shift in how this part of the market actually works today.

The Headline Numbers

The typical flip in 2025 returned 25.5%

That’s down from roughly 32% the year before

The average gross profit fell to about $65,981

Flips made up about 7.4% of all home sales

And activity Continue Reading →

MLS Transparency Under Fire: How Off-Market Listings Hurt St. Louis Home Buyers and Sellers

By Dennis Norman, on March 25th, 2026

In a real estate market where access to information can make or break a deal, a recent statement from the Council of Multiple Listing Services (CMLS) reinforces a critical point: transparency is not optional, it is essential. CMLS, a national organization representing MLS systems across the country, issued a response to what it calls a “false narrative” suggesting that limiting listing exposure somehow benefits consumers. For buyers and sellers here in St. Louis, this hits close to home as discussions around office exclusive listings and off-market properties continue to grow.

CMLS made its position clear: “Real estate competition is built Continue Reading →

Why the St. Louis 5-County Core Market Is Outperforming Much of the U.S.

By Cathy Lirette, on March 24th, 2026

By Cathy Lirette

In a national housing environment defined by volatility, affordability challenges, and uneven demand, the St. Louis 5-county core market continues to stand out as one of the most stable and attractive real estate regions in the United States. While many coastal and Sunbelt markets are correcting after years of rapid appreciation, St. Louis is demonstrating something far more valuable: sustainable growth, relative affordability, and long-term market balance.

Affordability Remains a Major Competitive Advantage

One of the most compelling reasons the St. Louis core market outperforms other regions is simple: affordability. The median home price in St. Continue Reading →

The Saturday Morning Test Most Buyers Don’t Know to Do

By Karen Moeller, on March 21st, 2026

Buyers spend a lot of time evaluating homes. What they often miss is evaluating the neighborhood itself.

What is it actually like to live here? Not what the listing says. Not what the photos show. Not even what the data suggests. What does it feel like on a normal day? One of the simplest ways to answer that is something I call the Saturday Morning Test.

The Test Is Simple

Go to the neighborhood around 9:00 a.m. on a Saturday.

Don’t schedule anything. Don’t rush it.

Just be there.

Walk a few blocks. Sit for a minute. Pay attention.

You are not evaluating Continue Reading →

Most People Who Move from St. Louis Don’t Go Far. The Data Still Says So.

By Karen Moeller, on March 20th, 2026

There is a narrative that comes up again and again. People are leaving St. Louis. It sounds convincing. It shows up in headlines and conversations. But when you look at the data, the story is far more local.

Most people who move from the St. Louis area are not heading across the country. They are staying within Missouri or moving to nearby Midwestern states. That was true when this topic was first analyzed years ago, and it remains true today.

The Moves Are Closer Than You Think

Migration data, including IRS records that track address changes on tax returns, consistently Continue Reading →

Home Prices Have Soared…But Have They Really? A Deeper Look at the Data

By Dennis Norman, on March 20th, 2026

When people say home prices are out of control, they are usually looking only at the price in dollars. Your chart shows why that can be misleading. In St. Louis, the median home price rose from about $39,000 in 1975 to about $340,000 today, and gold also went up about 8 to 10 times over that same period. That does not necessarily mean houses became dramatically more expensive in real terms. It shows how much buying power the dollar has lost.

The gold comparison is what really changes the picture. In 1975, it took about 274 ounces of gold to Continue Reading →

You’re Not Just Listing a Home. You’re Deciding Who Sees It

By Karen Moeller, on March 19th, 2026

If you have been following the recent headlines about a legal dispute between a major real estate platform and a national brokerage, it is easy to dismiss it as another round of industry tension. Different business models, different philosophies, and a disagreement over how listings should be handled. That would be missing the point.

What is actually happening is a shift in who controls how homes are introduced to the market, who gets to see them, and when that exposure happens. That is not an industry issue. It is a homeowner issue.

The policy at the center of the dispute attempted Continue Reading →

Myth: “Flood Plain” Means You Should Walk Away

By Karen Moeller, on March 19th, 2026

Reality: Some flood zone designations raise questions. Others simply need clarification.

Seeing “flood plain” on a disclosure can feel like an automatic no. In some cases, it is just the beginning of the conversation.

“House is in flood plain.”

A buyer recently said “hard pass” within minutes of reviewing a seller’s disclosure with that exact note without so much as a follow-up question. In a market where we are still seeing bidding wars and steep competition, a house they were excited about was off the table in seconds.

It is a common reaction, and an understandable one. Flooding is serious, Continue Reading →

The Neighborhoods Where Homes Are Still Under 200K – A St. Louis First-Time Buyer Map for 2026

By Dennis Norman, on March 19th, 2026

Exploring Affordable Neighborhoods in St. Louis for First-Time Buyers

In a housing market that’s constantly evolving, finding a home within budget can be a daunting task for first-time buyers. Fortunately, even in 2026, the St. Louis metro area offers dozens of neighborhoods where median home prices remain under $200,000. This provides an accessible entry point into homeownership without breaking the bank. We have pulled the latest 12-month sales data from the MLS to identify the best options, scattered across the entire MSA on both the Missouri and Illinois sides.

To explore the full interactive data for every municipality and zip Continue Reading →

Housing Bill Gains Momentum…But Will It Actually Lower Prices?

By Dennis Norman, on March 18th, 2026

Congress Advanced a Big Housing Bill…But It Has Not Become Law Yet

If you are a homeowner, homebuyer, builder, or real estate investor, this is a bill worth watching…but let’s get the facts straight first. H.R. 6644 has not passed Congress yet. The House passed its version of the bill in February, then the Senate passed an amended version in March and sent it back to the House. So, while this housing package has real momentum, it is not law at this point.

The reason this matters is because the Senate did not just rubber-stamp the House bill. It replaced Continue Reading →

The Aging Homeowner Problem and St. Louis’ Hidden Inventory Crunch

By Dennis Norman, on March 16th, 2026

Aging St Louis Homeowners - Silver Tsunami

For years housing analysts talked about the coming “silver tsunami.” The idea was that as baby boomers aged, millions of homes would eventually hit the market as owners downsized, moved to retirement housing, or passed homes on to their heirs. Because baby boomers own such a large share of the nation’s housing stock, many believed this transition would release a wave of inventory that would help relieve housing shortages, especially for entry level buyers.

That wave has not arrived, at least not yet, and the St. Louis market illustrates why.

A large portion of Continue Reading →

VA Loan Myths vs. Facts in the St. Louis Real Estate Market

By Cathy Lirette, on March 16th, 2026

In today’s St. Louis market, VA buyers are still competing, winning, and closing — yet misconceptions about VA financing continue to circulate.

As a real estate broker and Air Force veteran serving the St. Louis metro area, I’ve seen firsthand how inaccurate assumptions can unnecessarily complicate transactions. Understanding how VA loans work helps both buyers and sellers make confident decisions.

Let’s clear up the most common myths.

Myth #1: VA Loans Take Longer to Close

Fact: VA loans close on timelines similar to conventional and FHA financing. In our St. Louis market, a well-prepared VA file typically Continue Reading →

Discover the Fastest Selling Zip Codes in the St. Louis Metro Area

By Dennis Norman, on March 16th, 2026

If you’re considering buying or selling a home in the St. Louis metropolitan area, knowing where the market is hottest can give you a significant advantage. Currently, the fastest selling zip code is in Jefferson, Missouri, where homes are flying off the market in just 15 days on average. With six active listings, the average list price here stands at $249,816, making it an attractive option for families looking for a swift transaction in a competitive market.

Following closely is a zip code in Lincoln, Missouri, where homes spend an average of 26 days on the market among the 10 Continue Reading →

Discover St. Louis’ Hottest School Districts for Home Sales

By Dennis Norman, on March 12th, 2026

In the bustling St. Louis metropolitan real estate market, Crystal City 47 in Jefferson County emerges as the fastest selling school district. With only 6 active listings, homes in this area are on the market for an average of just 19 days, boasting an average list price of $248,166. This rapid turnover indicates a high demand, making it an attractive option for families looking to settle quickly in a vibrant community. Just behind is the Grandview R-II district, also in Jefferson County, where homes spend an average of 34 days on the market, highlighting its appeal to potential buyers.

Meanwhile, Continue Reading →

Myth: Property Taxes Are Always Higher in the City Than the County

By Karen Moeller, on February 25th, 2026

Property Taxes in St Loius City vs St Loius County

Reality: In St. Louis, the tax bill follows the districts, not the border

Buyers often compare taxes by location name. The numbers rarely work that simply.

Ask almost anyone in St. Louis where property taxes are lower and you will usually hear the same answer: the county. The assumption feels logical. The city has an earnings tax and dense services, so people expect housing taxes to follow the same pattern. But property taxes here do not work like a single switch you flip by crossing a municipal line. They behave more like a patchwork. For example, Continue Reading →

Myth: Old St. Louis Homes Are Money Pits

By Karen Moeller, on February 24th, 2026

Historic Charm vs Neglected Decay on St Louis Century Homes

Reality: Most problems come from neglect, not age

Buyers often worry about plaster cracks and radiators. The real warning signs are usually somewhere else.

“I love the character… I’m just afraid it’ll be a money pit.” If you spend any time touring homes in St. Louis, you will hear some version of that sentence sooner or later. Often while standing in a foyer with original millwork, pocket doors, or stained glass that newer construction rarely offers.

Buyers are right to be cautious. Older homes do require attention. But the mistake many buyers make is Continue Reading →

There Is No Such Thing as “Testing the Market”

By Karen Moeller, on February 23rd, 2026

Many homeowners start in the same place. They are not fully committed to moving, but they are curious what their home might bring. Somewhere in that conversation the idea of “testing the market” appears, and it sounds reassuringly reversible. Dip a toe in the water. See what happens. Decide later. But real estate does not really have a preview mode. There is a point where curiosity turns into an official step, and many homeowners do not realize when they cross it.

What Sellers Think It Means

When most homeowners hear “test the market” they assume: No Continue Reading →

The Square Footage Trap: How Layout, Updates, and Livability Shape Value

By Karen Moeller, on February 22nd, 2026

One of the first questions buyers ask about a house is simple:“How many square feet is it?”

It feels logical. More space should mean more value, and for decades price per square foot has been treated as a shortcut for comparing homes. Buyers gravitate toward the number partly because search sites place it right next to the price, making it feel like the most objective way to compare properties. But after walking through thousands of homes with buyers, one thing becomes clear. Two houses can have identical square footage and feel completely different to live in, Continue Reading →

The Things That Trip Up Home Sales – Part IV

By Sandie Hea, on February 19th, 2026

Home repairs not to code and not installed properly.

Real Life Examples: Can You Spot the Improper Installation?

After nearly 40 years in real estate, I have learned that one of the biggest concerns when we sit down to talk about selling is this: “Am I going to have to bring my house up to code and what costly repairs might a buyer ask for?”

Sometimes the most expensive issues are the ones that look completely fine.

Below are real examples from a recent St. Louis County occupancy inspection. Everything in this home was working properly. Nothing had failed. The issue was not function. The issue was compliance.

Example Continue Reading →

St. Louis Earthquake Risk Remains High as Missouri Expands Insurance Options but Coverage Falls Below 20 Percent

By Dennis Norman, on February 18th, 2026

The Missouri Department of Commerce and Insurance is encouraging homeowners across the state to review their preparedness plans and consider earthquake insurance as more coverage options become available statewide. February is Earthquake Awareness Month, and according to DCI, insurers are expanding their presence, even in higher risk areas such as the New Madrid Seismic Zone.

In a recent news release, DCI Director Angela Nelson emphasized the importance of preparation, stating, “It’s not something we like to think about, but Missouri has a significant risk for another major earthquake. Being prepared means having a plan for how you will recover when Continue Reading →