Real Estate Market - St Louis Real Estate News

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 →

The Things That Trip Up Home Sales Part III

By Sandie Hea, on February 18th, 2026

The Same Things Get Flagged Every Time—Here They Are

After nearly 40 years in real estate, I’ve 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?”

While every inspection is different, the same categories of issues appear again and again—especially in older homes.

Commonly Flagged Items Life-Safety Missing or non-working smoke detectors Missing carbon monoxide detectors Stairs & Handrails Missing handrails Handrails not securely mounted Insufficient stair lighting Electrical Open junction boxes Continue Reading →

When a Seller’s Market Still Feels Like a Buyer’s Market

By Karen Moeller, on February 17th, 2026

Why the same market can produce multiple offers and price reductions at the same time

Spend a few minutes browsing recent listings and you may notice something odd. One home sells immediately with competing offers while another nearby reduces price after only a short time. Yet both exist in what is commonly described as the same seller’s market. The contradiction makes sense once you understand what that label actually measures and what it does not.

For decades real estate conversations have relied on a simple guideline. Around six months of housing inventory suggests balance. Less supply favors Continue Reading →

The Things That Trip Up Home Sales Part II

By Sandie Hea, on February 17th, 2026

Why Your House Was “Fine”…Until You Decided to Sell It

One of the most confusing parts of selling a home is realizing that issues which never mattered while you lived there suddenly matter once you decide to sell.

Why This Happens

In many municipalities, enforcement is tied to ownership transfer, not day-to-day occupancy. When a Continue Reading →

Why Rising Foreclosures May Not Lower Home Prices in St. Louis

By Karen Moeller, on February 16th, 2026

Recent national housing headlines have sounded familiar. Foreclosure activity has increased across the country, with ATTOM Data Solutions reporting annual gains for eleven consecutive months. For many buyers, especially those who remember the late-2000s housing crisis, the reaction is immediate. If foreclosures are rising, bargains must be coming. In St. Louis, that conclusion rarely follows.

ATTOM’s data confirms filings have risen year over year, but they are increasing from historically suppressed pandemic-era levels rather than from a distressed market baseline. The Mortgage Bankers Association delinquency survey and Federal Reserve mortgage delinquency rates show the same pattern. Continue Reading →

The Things That Trip Up Home Sales Part I

By Sandie Hea, on February 16th, 2026

What up to code really means when selling a house.

Before You Panic: What “Up to Code” Really Means When Selling

This concern comes up in nearly every selling conversation, especially with long-time homeowners and seniors who have lived in their homes for decades. The phrase Continue Reading →

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

By Dennis Norman, on February 16th, 2026

The St. Louis metropolitan area, spanning both Missouri and Illinois, is experiencing a dynamic real estate market, with certain zip codes standing out for their rapid sales. Leading the pack is a zip code in St. Clair County, IL, where homes are selling at lightning speed, averaging just -19 days on the market. This area offers affordability with an average listing price of $43,113, making it an attractive option for budget-conscious buyers and investors alike.

Following closely is a zip code in Jefferson County, MO, where listings average 24 days on the market, and another in Madison County, IL, with Continue Reading →

If Radon Is So Dangerous, Why Do We Only Talk About It When You Sell Your House?

By Sandie Hea, on February 14th, 2026

A balanced, investigative look at the science, skepticism, and real-world decisions facing homeowners

Section 1: The Radon Paradox — Why Does This Only Come Up When You Sell a House?

If radon is truly the second leading cause of lung cancer, why don’t we hear about it the way we hear about smoking, air pollution, or even mold? Why does the topic seem to surface mostly during home inspections and real estate transactions — then disappear from everyday conversation?

Many homeowners notice this contradiction. During a purchase, radon suddenly feels urgent, technical, and sometimes expensive. Outside a sale, it Continue Reading →

The Real Test of a Development Isn’t Opening Day

By Karen Moeller, on February 14th, 2026

Delmar Divine - Bob Clark, Maxine Clark, Build a Bear, Clayco, St Louis Affordable Housing

How to tell if the Delmar Divine redevelopment truly works

When a new housing project is announced in St. Louis, most people do not start by reading the details. In a city where redevelopment projects have often carried big expectations, reactions tend to start with comparison rather than celebration. They start by remembering. This region has seen ambitious redevelopment before. Some helped. Some faded. So when a project like Delmar Divine is introduced, the real reaction is not excitement or negativity. It is evaluation. The question is not whether St. Louis has tried to stabilize neighborhoods before. The question is Continue Reading →

Discover St. Louis’ Fastest Selling School Districts: A Guide for Home Buyers and Sellers

By Dennis Norman, on February 12th, 2026

In the competitive St. Louis real estate market, understanding which school districts are in high demand can be crucial for both home buyers and sellers. Currently, the Columbia DIST 4 in Monroe and St Clair Counties, Illinois, leads the pack as the fastest selling school district. With only 8 listings on the market for an average of 36 days and an average list price of $454,963, this area is attracting families looking for quick transactions and desirable homes. Columbia DIST 4’s appeal is evident in its swift market movement, making it a prime location for those looking to buy or Continue Reading →

We Keep Talking About Housing Affordability Because We Refuse to Ask the Right Questions…

By John Donati, on February 7th, 2026

We have been “debating” housing affordability for years now, but the conversation keeps circling the same drain. There are not enough smaller, attainable homes for first‑time buyers. Nobody disputes that. Everyone agrees it is a problem, most are willing to call it a crisis, and yet, after countless panels, policy papers, incentives, and task forces, the bottleneck is still right where we left it.

If demand for starter housing has been obvious for more than a decade, why does the market still fail to produce it? Is it land costs? Labor shortages? Interest rates? Zoning? Materials? Regulation? Capital? Or is Continue Reading →

If We Really Want Affordable Housing, Here Are the Levers That Actually Work

By Karen Moeller, on February 6th, 2026

In my last article, we stepped back from the headlines and looked at what really drives affordability. Not political sound bites. Not whether prices should go up or down. Just the fundamentals. Supply, construction costs, financing, and whether the monthly math works for everyday families.

Once you see it that way, the next question becomes obvious. If those are the levers, how do we actually move them? Just “build more homes” sounds simple until you talk to a builder who cannot make the numbers work. There is no big red easy button, but the good Continue Reading →

Everyone’s Fighting About Home Prices. They’re Asking the Wrong Questions.

By Karen Moeller, on February 5th, 2026

Spend five minutes with housing headlines lately and you’ll see the same debate on repeat. Prices are too high. Prices need to stay high. Protect homeowners. Help buyers. Every side sounds urgent, and every side sounds certain. It makes for good sound bites. It doesn’t make for very helpful answers.

Because for most families, housing isn’t a political talking point. It’s deeply personal. It’s whether they can finally stop renting. Whether their kids get their own bedrooms. Whether retirement feels secure. Whether a move across town is possible without blowing up the monthly budget. And when Continue Reading →

One of Kirkwood’s Oldest Homes Faces Demolition. Here’s Why That Matters.

By Karen Moeller, on February 3rd, 2026

751 North Taylor, Kirkwood, MO. 63122 - Demolition

Every morning I walk past 751 North Taylor. Most days it looks the same. Quiet. Steady. Like it has been there forever. In a way, it has. It is not the largest house on the block. It does not have the newest finishes or the sharpest curb appeal. At first glance, it simply looks like an older home that has quietly watched the neighborhood grow up around it.

But look a little closer and you are looking at something rare. The house is believed to date back to around 1858, making it one of the oldest surviving Continue Reading →