For a lot of would-be first-time buyers, affordability is the thing that’s standing in the way. But some buyers are getting creative and finding a way to still make the numbers work – and that’s through co-buying.

The Dream Is Still Alive. The Math Just Isn’t Working for Everyone.

Young people haven’t given up on the dream of owning a home – not even close. According to FirstHome IQ, homeownership still ranks among the top life goals for the next generation.

The problem? 73% of Gen Z and millennial buyers cite affordability as the reason for not making homeownership a priority. And it shows. First-time buyers now make up just 21% of all home purchases, the lowest share since the National Association of Realtors (NAR) started tracking the data in 1981.

But still, some buyers are making it happen. And a portion of them are turning to co-buying to get their foot in the door.

How Does Co-Buying Work?

Buying Together means purchasing a home with someone else, like a friend, sibling, or unmarried partner. You combine incomes, split the down payment, and share monthly costs. For some people, it’s a creative way to turn “someday” into a concrete move-in date that’s just around the corner.

And it’s catching on fast, just look at where things stand today. According to CoBuy.io, 64 million Americans now co-own a home with someone they’re not married to. In fact, 31.5% of home purchases involve co-buyers (see graph below):

Why It Could Work for You

Here are just a few of the top reasons buyers are going this route, according to NerdWallet:

• Quicker path to homeownership: If owning a home is a serious goal for you, buying with someone else can help make that reality on a shorter timeline. Two or more people can save up a down payment a lot faster than one. That’s less time waiting and more time building equity in a place that’s yours.
• More purchasing power: With multiple incomes going toward the home purchase, you might be able to afford a nicer home or live in a more popular neighborhood. Sometimes teaming up means getting the home you actually want, not just the one you can barely afford on your own.
• Easier loan qualification: Added income from more than one buyer can also help with your debt-to-income (DTI) ratio, which the lender will calculate based on all the borrowers.
• Lower housing costs: Splitting up a mortgage payment multiple ways could maybe even make owning less expensive than renting. Plus, sharing costs can make repairs or renovations more manageable, too.

Things To Keep in Mind

If you’re considering going this route, there are some things you’ll want to think over. For starters, co-buying works best with people you trust and share financial goals with. So, before moving forward, make sure everyone agrees on how costs are split, who handles what, and what happens if one person wants to sell down the road.

That’s why a written co-ownership agreement can be a smart move. It keeps everyone on the same page and helps avoid headaches down the line. Think of it less like a legal formality and more like a game plan for your new investment.

Bottom Line

Affordability challenges are real, but they don’t have to mean waiting indefinitely. Co-buying is helping some first-time buyers stop waiting and start putting down roots.
Learn more about multi-generational housing here

If you’re curious whether it could work for your situation, let’s talk. Reach out today and let’s figure out your path to homeownership together. Call 636-532-4200 today!

St Louis Home Buyer Guide Book

Click Here to Read Online or Download Your Own Copy

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THE BIG PICTURE
The March 2026 report shows a market that’s still tilted toward sellers but softening and normalizing, with different dynamics for single‑family vs. townhouse/condo.

Single-Family Homes-Summary & Trends
Pending sales: 1,432, down 7.3%
Closed sales: 1,128, down 5.6%
Median price: $320,500, up 10.7%
Months’ supply: 2.0, no change
Active inventory: 2,645, down 2.7%
Days on market: 37 days, up from 34

What Do These Single Family Stats Mean for Buyers?

You have a bit more leverage and time—37 days on market means fewer immediate bidding wars on everything.

However, strong price growth and tight supply mean well‑priced homes will still get attention and can sell quickly; you can’t assume big discounts.

Strategy: come in pre‑approved, realistic, and data‑driven—there’s room to negotiate terms (closing costs, repairs, timing) more than price in many cases.

What Do These Stats Mean for Sellers?

It’s still a good time to sell: prices are up double-digits and inventory is low.
But buyers are more sensitive; with rising days on market, pricing and condition matter more. Overpricing will sit.

Strategy: lean into accurate pricing, strong presentation, and proactive prep (repairs, staging) to capture that price growth without lingering on market.

Townhouse and Condos

Pending sales: 259, down 6.5% from 2025, reflecting a sharper slowdown in new contracts than single-family.

Closed sales: 215, up 5.4% from 2025.

Median sales price: $230,000 essentially flat vs 2025.

Months’ supply: 3.1 months, up 3.3% from 2025.

Active Inventory: 711 units for sale, up 4.4%.

Average days on market: 50 days up from 40 days last year.

What This Means for Condo Buyers
You’re getting closer to a balanced market feel: more choices, more time, and less upward price pressure.

With 3.1 months of supply and 50‑day DOM, there’s often room to negotiate price and concessions, especially on units that have sat a while.
Strategy: use that extra time to compare buildings/HOAs, reserve studies, and monthly fees; you can be more selective without losing every unit to multiple offers.

What This Means for Sellers
You can still sell, but you no longer control the table the way SFH sellers do.

Flat pricing and higher inventory mean buyers will skip over anything that’s not priced right or that shows poorly.
Strategy: be sharp on pricing, improve presentation, and expect longer marketing times—plan holding costs and timelines accordingly. Incentives (closing costs, rate buydowns, or small price reductions) can make your unit stand out.

Whether You’re a Buyer or Seller We Have Free Guides to Read or Download Your Own Copy Here

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Image Generated by Grok

If a move is on your radar for 2026, there’s a lot more working in your favor than there has been in a while.

After a stretch where many people felt stuck, 2026 is shaping up to be a year with more balance, more options, and more clarity for people who want to make a move. Not because the market is suddenly “easy,” but because several key conditions are shifting.

Here’s what the experts are saying you have to look forward to.

Danielle Hale, Chief Economist at Realtor.com:

“After a challenging period for buyers, sellers and renters, 2026 should offer a welcome, if modest, step toward a healthier housing market.”

The National Association of Realtors (NAR):

“Top economists have one word to sum up the housing market for 2026: opportunity. Lower mortgage rates and a rising supply of homes are expected to open up the housing market . . . something the real estate industry and potential home buyers and sellers have been waiting for, following three years of stagnation.”

Mark Fleming, Chief Economist at First American:

“. . . for the first time in several years, the underlying forces are finally aligned toward gradual improvement. Mortgage rates may drift down only slowly, but income growth exceeding house price appreciation will provide a boost to house-buying power — even in a higher-rate world. Affordability won’t snap back overnight, but like a ship finally catching a steady tailwind, it’s now sailing in the right direction.”

Mischa Fisher, Chief Economist at Zillow:

“Buyers are benefiting from more inventory and improved affordability, while sellers are seeing price stability and more consistent demand. Each group should have a bit more breathing room in 2026.”

Why Local Insight Matters More Than Ever

Just remember, while the national outlook is improving, conditions will still be different based on where you live. Some markets will move faster than others. Some will see stronger price growth. Others will remain flat. As Lisa Sturtevant, Chief Economist at Bright MLS, explains:

“Market performance will hinge on local economic conditions, making 2026 one of the most geographically divided markets we’ve seen in years.”

That’s why understanding what’s happening in your specific area is key.
(See St Louis Market Trends)
The national trends set the stage, but local dynamics determine how they play out for you. And that’s why you need an agent.

Bottom Line

If you want to talk through what’s expected for our local market and which trends you’ll want to take advantage of, let’s connect. Click Here for the Winter Buyer and Seller Guides

The post Reasons to Be Optimistic for the 2026 Housing Market appeared first on St. Louis Homes for Sale.

One of the biggest homebuying advantages you can give yourself today in the St. Louis Real Estate market is surprisingly simple: a flexible wish list.

Think of it like this. Your wish list and your budget are the guardrails of your search. And when your budget needs to hold firm, there’s another lever you can pull. That’s seeing if you truly need all of your desired features. Because the truth is, a small compromise could be the difference between feeling stuck and getting the keys to your next home.

The data shows more buyers are using that strategy to offset affordability hurdles in today’s market. A recent study from Cotality found most buyers (70%) ended up compromising on one or more items from their original wish list. But before they started searching, only 33% expected to compromise at all:

What changed? They realized something during the search. The things you can’t change matter far more than the things you can update later.

You can:

• Install hardwood floors
• Put in those marble countertops
• Upgrade the bathrooms down the line.

You can’t as easily:

• Add land
• Tack on more bedrooms or bathrooms
• Move the house closer to people you care about

In the end, things like the location, layout, and overall bones matter far more than the cosmetic features you can change later. And that realization is power.

The 3-Bucket Exercise: Prioritize Your Home Wish List

So, if you’re hitting a wall in your search or you’re browsing online and just not seeing “it,” here’s an easy exercise that can reset the whole experience.
Write down everything you want in a home, then sort it into three buckets:

• Must-Haves: Your non-negotiables. The things that make daily life workable: the number of bedrooms, the length of your commute, accessibility, safety, or being close to your family or support system.
• Nice-to-Haves: Features you’d absolutely enjoy but aren’t truly essential. Some examples: a fenced-in backyard, dual closets in the owner’s suite, or a stamped patio.
• Dream Features: The extras that would truly be over the top. They’re the things you think about when you say “one day, I want to have…” It’s great if you get them, but totally fine if you don’t (for now).

Once you divide your list, you’ll notice something. Your wish list can either limit your options or open them up.

Sometimes you’re treating “nice-to-haves” like “must-haves.” Loosen that up even a little, and suddenly more homes come into range – including homes you may have scrolled past that could actually work for your lifestyle.

Small Flexibility, Big Payoff

Your next home doesn’t need to check every box. It just needs to check the right ones.

Maybe that means considering a house that needs light cosmetic updates. Maybe it means choosing a slightly smaller yard for a better location.

These aren’t sacrifices. They’re worthwhile trade-offs that get you into a home. Just remember, anything cosmetic can be upgraded over time. But getting the right bones, the right layout, the right location? That’s what sets you up for the long run.

An Agent Helps You See the Possibilities

If you’re not sure what to hold firm on and where you can flex, that’s where an Exclusive Buyers Agent can be a game changer. They’ll help you spot the opportunities, walk you through what features you truly shouldn’t budge on, and determine which ones you can add later – when the time is right.

Bottom Line

If you’re ready to find a home that fits both your budget and your life, let’s take a look at your wish list together. With a local expert on your side, it’s easier to see where a little flexibility can open up a lot more opportunity. Looking for homebuying or home selling tips? Check out our free download guides here.

The post Home Buying on a Budget: Flexible Wish List Tips appeared first on St. Louis Homes for Sale.

Your Guide to Viewing the Northern Lights in Chesterfield

As the sun sets, anticipation is building among local skywatchers. Following an impressive showing last night, the aurora is expected to return tonight with even greater intensity. The northern lights first appeared locally around 8:30 PM, catching families, science enthusiasts, and students by surprise. Many described the sight as peaceful, unreal, and awe-inspiring, with shades of pink and purple shimmering across the northern horizon.​ Enjoy the presentation below:

The post How and Where to Witness the Northern Lights Tonight in Chesterfield appeared first on St. Louis Homes for Sale.

Additional Information

You’ll find great information in our newest Buyer Guide. Don’t worry about getting hammered for your email before you read the content, as registration is NOT required! Click here or on the image below.

Content

• Is It Better To Rent or Buy a Home?
• What You Really Need To Know About Down Payments
• The Biggest Bright Spot for Buyers: Inventory
• Why a Newly Built Home Might Be a Smart Move Right Now
• Housing Market Forecasts for the Rest of 2025
• Housing Market Forecasts for the Rest of 2025
• How Changing Mortgage Rates Affect Your Future Monthly Payment
• The Top 2 Buyer Mistakes Today
• Things To Avoid After Applying for a Mortgage
• 5 Reasons You Need an Agent When Buying a Home

Source: National Association of Realtors 2025 Profile of Home Buyers and Sellers.

The post How First-Time Homebuyers Funded Their Down Payment in 2025 appeared first on St. Louis Homes for Sale.

First-Time Buyers at Record Low

First-time buyers now make up just 21% of the market—the lowest share since 1981. The median age of first-time buyers is 40, up from the late 20s in the 1980s. High rents and student loan debt make saving for a down payment increasingly difficult.

All-Cash Purchases at All-Time High

All-cash home purchases have reached an all-time high, averaging 26% over the last year. Cash buyers are leveraging equity from previous sales, bypassing mortgages, and gaining a distinct advantage in the market.

Rising Down Payments
Median down payments continue to rise, reaching 19% for first-time buyers and 23% for repeat buyers. Personal savings remain the most common source, but some buyers tap financial assets or receive help from relatives.

Real Estate Agents: Still Essential

Eighty-eight percent of buyers and 91% of sellers use real estate agents. Agents are valued for expertise, negotiation, and process support, especially in today’s complex market.

The Disappearing For Sale By Owner Trend

Only 5% of homes sold as For Sale By Owner (FSBO), a record low. FSBO homes typically sell for less than agent-assisted homes ($65,000 less than agent-assisted homes on average), highlighting the value of professional representation.

Repeat Buyers Flex Their Financial Power
Repeat buyers are using proceeds from prior sales to finance new purchases, with nearly one in three paying all cash. Years of equity growth have supercharged their buying power.

Fewer Households with Children Buying Homes
The share of buyers with children under 18 has dropped to 24%, down from 58% in 1985. Fewer married couples and more singles are entering the market.

Buyers and Sellers Are Getting Older

The median age of first-time buyers is 40, repeat buyers is 62, and sellers is 64. Baby boomers are the largest group driving transactions.

Long-Term Homeownership
Buyers are planning to stay put longer than ever, with a median expected tenure of 15 years. Twenty-eight percent say their home will be their “forever home”.

New Home Purchases on the Rise

The share of new home purchases has risen to 16%, matching a level not seen since 2006. Builders are offering incentives to attract buyers.

Conclusion
The market is evolving, with affordability and supply constraints shaping access. Agents remain vital, and the demographic makeup of buyers is shifting—what does this mean for future homeownership?

Like more information about buying or selling a house? check out our free guides here.

Download your own copy or read online. Registration is not required.

The post 2025 Home Buying Trends: The Market is Split Between Cash Buyers and Cash-Strapped Beginners appeared first on St. Louis Homes for Sale.

https://smokymountains.com/fall-foliage-map
People who live in Missouri believe fall is the best season of the year. Why? The humidity is finally bearable and so is the heat! The Show Me State is one of the best places in the nation to view the changing colors of fall. Reports are indicating that the display of autumnal colors will last a little longer this year and start a little later than usual. It looks like the best times this season will be in mid-to-late October. If you’re looking for guidance before booking a trip, you may want to visit SmokeyMountains.com and check out their mapping predictions. (Sample of how it works is in the above video).
People who live in Missouri believe fall is the best season of the year. Why? The humidity is finally bearable and so is the heat! The Show Me State is one of the best places in the nation to view the changing colors of fall. Reports are indicating that the display of autumnal colors will last a little longer this year and start a little later than usual. It looks like the best times this season will be in mid-to-late October. If you’re looking for guidance before booking a trip, you may want to visit SmokeyMountains.com and check out their mapping predictions. (Sample of how it works is in the above video).

Missouri Conservation Department
Forecasts Fall Colors

Fall Forecast for the St Louis Region

According to the Missouri Department of Conservation: “Predicting the peak of fall color can be difficult. Missouri is blessed with a great variety of trees, shrubs, and vines. Their leaves turn at different times, so Missourians enjoy a fall color season that may last four to six weeks. Sassafras, sumac, and Virginia Creeper are some of the earliest to change, beginning in mid-September. By late September, black gum, bittersweet, and dogwood are turning.

Find All St Louis Homes and Surrounding Areas for Sale Here

The peak of fall color in Missouri is usually around mid-October. This is when maples, ashes, oaks, and hickories are at the height of their fall display. Normally by late October, the colors are fading and the leaves beginning to drop from the trees.

The progression of color change starts earliest in north Missouri and moves southward across the state. Generally, the color change is predictable, but it can vary from year to year. Much depends on the weather.”

Here Are The Fall Color Updates for All of Missouri

Fall Color Report for the St. Louis Region

According to the Missouri Department of Conservation:

Update Posted 11-13-25 Source: https://mdc.mo.gov/trees-plants/fall-color

Status: Peak Color!

We remain in peak color in St. Louis, and the range of colors from red to yellow is breathtaking! The maples have been eye-catching; sugar maples are showcasing their yellow and orange foliage, and red maples add richness with their deeper red. Oaks have been slow but steady with their yellows in our forests.

Fall Color Hot Spots

The presence of oaks, in their various hues, makes a drive down I-44 and I-64 a beautiful cascade of color, with pops of bright yellow from the hickories and lingering green from our evergreens. You may even catch a burst of color from sugar maples along your drive. A few places to visit for swaths of fall color are Saint Stanislaus Conservation Area and LaBarque Creek Conservation Area.

In our urban areas, black tupelo and sweet gums have a beautiful red that is breathtaking to see. Ginkgoes with their fan-shaped leaves bring a vibrant yellow in our cities that complements our lingering ashes with their yellows, reds, and purples. Some places to check out beautiful fall colors are Tower Grove Park, Forest Park, and Lafayette Park

Click Here for Our Free Fall Homebuyer and Seller Guides

Learn More About Trees You Will See in Missouri

Oaks
Sassafras
Pawpaw
Persimmon
Dogwoods
Sumacs
Black Gum (Black Tupelo)
Sugar Maple
Hickories
Black Walnut
Sycamore
Poison Ivy
Eastern Redbud

Click Here to See the Fall Color Hotspots
For the Rest of Missouri

Enjoy the Season!

If you will be visiting the St. Louis area there is plenty to do and see here.  There are kid-friendly attractions, adult activities, family amusements, and more. Some of the fun things you can experience while in St. Louis are only a click away: Things to Do in St Louis   If you’re interested in real estate get our Free Fall Home Buying Guide

The post Best Places to See Fall Colors in Missouri: Updated Fall National Color Forecast for 2025 appeared first on St. Louis Homes for Sale.

Home Prices vs. Interest Rates: What Impacts Your Monthly Payment Most?

Admit it – you’re kind of afraid of today’s mortgage rates, aren’t you?

Here’s the bone-chilling truth. The difference between buying a home at today’s typical rate (around 6.2%) and waiting for 5.99% is about $50 a month on a $400,000 loan. That’s not the game-changer many buyers think it is.

Buyer Competition When Rates Drop –Timing Your Move

And with home prices still projected to rise in many markets, waiting for a rate in the 5’s could cost you more in the long run. That’s an eerie situation you don’t want to be in.

Because once rates dip below 6%, more buyers will be back in the market, and you could be left in the dark when competition increases, inventory tightens, and negotiating power starts to fade.

So, if you’re ready, don’t be scared of today’s rates. Now might actually be the moment to make your move while others are still waiting for “perfect” conditions to appear.

Need More Info?

Check out the newest Guide to Buying or Selling a Home in the Fall Season Here

The post Why Waiting for Rates Below 6% May Not Save You as Much as You Think appeared first on St. Louis Homes for Sale.

If you’re a homeowner planning to move, you’re probably wondering what the process is going to look like and what you should tackle first:

• Is it better to start by finding your next home?
• Or should you sell your current house before you go out looking?

Ultimately, what’s right for you depends on a lot of factors. And that’s where an agent’s experience can really help make your next step clear.

They know your local market, the latest trends, and what’s working for other homeowners right now. And they’ll be able to make a recommendation based on their expertise and your needs.

But here’s a little bit of a sneak peek. In many cases today, getting your current home on the market first can put you in a better spot. Here’s why that order tends to work best (and how an agent can help).

The Advantages of Selling First

1. You’ll Unlock Your Home Equity

Selling your current home before you try to buy your next one allows you to access the equity you’ve built up – and based on home price appreciation over the past few years, that’s no small number. Data from Cotality (formerly CoreLogic) shows the average homeowner is sitting on $302K in equity today.

And once you sell, you can use that equity to pay for the down payment on your next house (and maybe even more). You could even have enough to buy your next house in cash. That’s a big deal, and it could make your next move a whole lot easier on your wallet.

2. You Won’t Be Juggling Two Mortgages

Trying to buy before you sell means you could wind up holding two mortgages, even if just for a few months. That can get expensive, fast – especially if there are unexpected repairs or delays. Selling first removes that stress and helps you move forward without the financial strain. As Ramsey Solutions says:

“It’s best to sell your old home before buying a new one to avoid unnecessary risks and possible headaches.”

3. You’ll Be in a Stronger Position When You Make an Offer

Sellers love a clean, simple offer. If you’ve already sold your house, you don’t need to make your offer contingent on that sale – and that can help you stand out. Your agent can position your offer to be as strong as possible, so you have the best shot at getting the home you want.

This can be a big advantage in competitive markets where sellers prefer buyers with fewer strings attached.

One Thing To Keep in Mind

But, like with anything in life, there are tradeoffs. As you weigh your options, consider this potential drawback, too:

1. You May Need a Place To Stay (Temporarily)

Once your house sells, you may need a short-term rental or to stay with family until you can move into your next home. Your agent can help you negotiate things like a post-closing occupancy (renting the home from the buyer for a set period) or flexible closing dates to help smooth out that transition as much as possible.

Here’s a simple visual that can help you think through your options (see below):

But the best way to determine what’s best for you and your specific situation? Talk to a trusted local agent.

Bottom Line

In many cases, selling first doesn’t just give you clarity, it gives you options. It helps you buy with more confidence, more financial power, and less pressure.

If you’re ready to make a move but you’re not sure where to begin, let’s talk. We can walk through your potential equity, your timing, and your local market conditions so you can decide what’s right for you.

The post Thinking about Selling and Buying at the Same Time? Here’s What You Need To Know appeared first on St. Louis Homes for Sale.