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St. Louis, MO-IL housing market
Housing market indicators
| Indicator | 2022 | 2023 | 2024 | 2025* | Change | 2022 | 2023 | 2024 | YTD |
|---|---|---|---|---|---|---|---|---|---|
| Median Listing Price per Square Feet | $151 | $157 | $156 | $166 | 6.3% | 4% | -0.6% | 6.4% | |
| Active Listing Count | 4,223 | 4,650 | 5,098 | 6,344 | 22% | 10.1% | 9.6% | 24.4% | |
| Median Days on Market | 53 | 53 | 58 | 45 | 6% | 0% | 9.4% | -22.4% | |
| Share of listings with price increase | 2.2% | 1.6% | 1.3% | 0.9% | |||||
| Share of listings with price decrease | 10.7% | 12.8% | 13.7% | 15.2% | |||||
| Permits | 437 | 404 | 389 | 607 | -57.1% | -7.6% | -3.7% | 56% | |
* last available value
Home prices
Short term housing supply drivers
Long term housing demand drivers
Long term housing supply drivers
Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED
Housing market overview
St. Louis, MO-IL MSA Overview
- The St. Louis, MO-IL Metropolitan Statistical Area (MSA) spans parts of Missouri and Illinois with a 2024 population of 2,811,927, covering 7,863.5 square miles at 355.5 people per square mile.
- Core city is St. Louis, MO (city proper population 279,695 in 2025 projection, declining -1.09% annually), located on the west bank of the Mississippi River.
- MSA includes 8 Missouri counties (Franklin, Jefferson, Lincoln, St. Charles, St. Louis, Warren, St. Louis City, Madison) and 5 Illinois counties (Bond, Calhoun, Clinton, Jersey, Macoupin), forming the 23rd-largest MSA in the US.
- Population peaked historically but shows slight decline from 2,819,885 in 2020 to 2,811,927 in 2024.
Cities/Towns Table
| Area | City/Town | Population | Density | Income (high/low/...) | Quality of Schools (GreatSchools rating range) | Crime Level | Property Tax (%) | Comments |
|---|---|---|---|---|---|---|---|---|
| Missouri Core | St. Louis City | 279,695 (2025 proj.) | High urban | Low ($55,279 median HH) | 4-7 | High | 1.14% (city avg.) | Declining pop. -6.87% since 2020; poverty 19.76%; revitalization ongoing. |
| Missouri County | St. Louis County | 1,004,125 | Moderate suburban | High ($80k+ median) | 7-10 | Low-moderate | 1.07% | Largest suburb hub; affluent areas like Chesterfield, Clayton. |
| Missouri West | St. Charles (county seat) | 70,493 (city) | Low suburban | Medium-high ($85k median) | 8-9 | Low | 0.98% | St. Charles County pop. 405,262; family-friendly growth area. |
| Missouri South | Jefferson County | 226,000 | Rural-suburban | Medium ($70k median) | 6-8 | Moderate | 0.95% | Affordable housing; commuter towns like Arnold, Festus. |
| Illinois East | Madison County | 264,000 | Moderate | Medium ($62k median) | 5-8 | Moderate-high | 2.2% (county avg.) | Cities like Granite City, Alton; industrial base; higher taxes. |
| Illinois | Edwardsville (Madison) | 27,000 | Moderate | High ($90k+) | 9-10 | Low | 2.3% | SIUE university town; growing professional hub. |
| Missouri North | Lincoln County | 59,574 | Low rural | Low-medium ($65k) | 5-7 | Low | 0.92% | Troy, Moscow Mills; exurban expansion. |
| Small IL Counties | Clinton County | 37,639 | Low | Medium ($68k) | 6-8 | Low | 1.8% | Rural; Belleville nearby influence. |
To view all table columns, please open this table on a laptop or desktop screen.
Citizens: Income and Education
- MSA median household income varies: St. Louis city $55,279 (low), suburbs like St. Louis County $80k+ (high); per capita income $47,416 city-wide.
- Poverty rate 19.76% in St. Louis city; lower in suburbs at 8-12%.
- Education: 48.55% of MSA population holds associate's degree or higher; 93.81% high school diploma or higher.
- City demographics: 45.71% White, 43.11% Black, 3.42% Asian; median age 36.6.
- Suburban areas skew higher income/education; city has higher poverty/lower education attainment.
Key Economic Sectors
- Healthcare and biotech dominant (e.g., BJC HealthCare, Washington University Medical Center).
- Manufacturing (Boeing in Illinois side, General Motors).
- Agriculture and agribusiness in outer counties.
- Logistics/transportation due to Mississippi River and highways.
- Professional services/finance in downtown St. Louis and Clayton.
- Education (universities like SLU, UMSL, SIUE).
- Tourism (Gateway Arch, Busch Stadium).
Housing Buying Market: Supply Drivers
- Zoning: Missouri suburbs open (St. Charles, Jefferson counties allow density); St. Louis city restrictive post-1950s shrinkage.
- Regulatory strictness: Moderate in MO (faster permits); higher in IL counties due to state oversight.
- Construction workforce cost: Low-moderate ($40-60/hr labor); ample local trades from manufacturing base.
- New supply limited in city (vacant lots abundant but slow redevelopment); suburban greenfield available.
- Land costs low outer areas ($20k/acre rural); high inner suburbs ($100k+).
Housing Buying Market: Demand Drivers
- Migration: Net out-migration from city core (-1.65% pop. decline 2022-2023); in-migration to West County/St. Charles (+2-3% growth).
- Growing industries: Biotech/healthcare (adding 5k jobs/year); logistics (Amazon warehouses).
- Declining: Traditional manufacturing (Boeing cuts); city retail.
- Remote work boosts exurbs (Lincoln, Warren counties).
- Affordability draws Midwest migrants vs. coastal cities.
Key Challenges on the Housing Market
- City depopulation leads to abandoned properties, blight.
- High crime in north St. Louis city deters buyers.
- IL side high property taxes (2%+) vs. MO (1% avg.) pushes cross-river flight.
- Aging housing stock needs $10B+ rehab metro-wide.
- Limited new construction in core due to floodplain regs, union labor costs.
- Racial/economic segregation limits market fluidity.
- Slow wage growth (2% annual) vs. national 3%.
Investment Potential Differences
| Area | Appreciation Potential | Risk | Key Drivers |
|---|---|---|---|
| St. Louis City (Cortex, Downtown) | Medium | High | Revitalization (Arch district); biotech jobs; but crime, vacancy risks. |
| St. Louis County West (Chesterfield, Town/Country) | High | Low | Affluent migration; top schools; corporate HQs; low inventory. |
| St. Charles County | High | Low-medium | Family growth; new builds; low taxes; highway access. |
| Jefferson County South | Medium | Medium | Affordable entry; commuter demand; but slower job growth. |
| Madison County IL (Edwardsville) | Medium-high | Medium | University/young pros; but high taxes cap upside. |
| North St. Louis City/County | Low | High | Depopulation; high crime; rehab costs outweigh rents. |
| Rural Outer (Lincoln, Clinton Counties) | Low-medium | High | Exurban potential if remote work persists; volatility from low liquidity. |
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