The Midwest ZIP Code That Has Charged 0% Property Tax for 37 Years

Is the Midwest the best? It just might be, at least according to the Realtor.com® Hottest ZIP Codes of 2024. The annual ranking highlights the markets where homebuyers are shopping like crazy and making offers at record speed due to the areas’ affordability, excellent amenities, and other desirable attributes.

Ballwin, MO, a town of around 31,000 people about 30 minutes from St. Louis, ranks second on the list, right behind the Columbus suburb Gahanna, OH, which took the top spot.

This isn’t Ballwin’s first time on the list: Last year, it was ranked No. 10. And in 2005, 2011, and 2013, it made Money magazine’s list of the top 50 places to live in the U.S.

What is it about the Midwest, in general, that has buyers swooning more so than in other parts of the country? Think a blend of small-town charm, affordability, top-tier amenities—and in Ballwin’s case, zero property taxes.

“The Midwest has enjoyed sustained popularity as elevated homebuying costs concentrated demand in more affordable locales,” says Realtor.com senior economist Hannah Jones.

To rank the hottest ZIP codes, Realtor.com looked at the volume of market demand as measured by unique views of properties on Realtor.com and the number of days a listing remained active on the site before being sold.

The housing market in Ballwin, MO

Homes in Ballwin are somewhat higher than in surrounding areas, but they are still lower than the national average.

Indeed, Ballwin’s median home list price is $409,000, around $35,500 less than July’s national median home price of $439,500. The price per square foot is also $187, lower than the national median of $203.

There are currently about 128 active listings in the town—but that number will likely change quickly as homes in Ballwin are selling like hotcakes.

The median home stayed on the market for an average of just 16 days for the first half of 2024, more than a month (-42 days) less than the national average.

Who’s checking out Ballwin

While most buyers trying to break into the Ballwin market are from the surrounding metropolitan area, around 41% of people looking at homes in Ballwin come from outside the area. A significant portion of potential buyers comes from Chicago.

As more companies return to the office, Ballwin’s commutable distance to St. Louis—a hub of manufacturing, health care, and science—makes it an attractive suburban option.

Bonus: Unemployment rates in the St. Louis metropolitan area are lower than the national average, “offering prospective buyers a strong economy nearby,” says Jones.

In a nutshell, Ballwin appeals to “buyers that are willing to pay for the right combination of size and amenities within commuting distance of the office,” adds Jones. “The shift toward more in-office work has continued, meaning that many buyers are looking to find some desirable combination of convenience and lifestyle perks.”

What 0% property tax means

Ballwin has not levied a municipal property tax since 1987, which significantly benefits both homeowners and potential buyers by reducing the overall cost of homeownership.

More good news? City services do not suffer as a result. Instead, the city funds its operations through sales taxes, utility gross receipts taxes, and recreational revenues, ensuring that residents continue to enjoy a high quality of life.

No property tax might particularly appeal to retirees on fixed incomes. For other buyers, the lack of additional taxes may allow them to consider buying a larger or more desirable property within their budget.

Famous Ballwinians, from beer to Olympic glory

August Busch IV, a member of the Busch family of Anheuser-Busch fame, hails from Ballwin and served as the company’s CEO. He’s famous for spearheading the iconic Budweiser frogs ad campaign, a quirky marketing effort with talking toads in the 1990s.

Ballwin’s other famous son, Tyler Downs, has made a name for himself in the world of sports. A talented diver, Downs represented the United States at the Tokyo 2020 and Paris 2024 Olympics. Downs is also a social media darling with 1 million followers on TikTok, where he shares his journey as an athlete.

Why you’ll want to move there

Megan Freeman, a marketing and communications specialist with the city, says she loves Ballwin for its “family-friendly” vibes and “small-town feel.”

Families are drawn to the stellar school system, which has a student-teacher ratio of 14 to one, and it is considered among the best in the state.

They also like that the city is safe. Ballwin has a crime incident rate of 6.1 per 1,000 residents.

“Our nationally accredited police department helps keep crime low and helps foster a true community spirit here in Ballwin,” says Freeman.

Several organizations, including the National Council for Home Safety and Security, Safewise, and Niche, named Ballwin one of Missouri’s 10 safest cities.

A place made for fans of the great outdoors

There’s plenty of nature nearby for hiking and biking—Ballwin is surrounded by Castlewood State Park, Route 66 State Park, and Robertsville State Park. You’re also not far from the Endangered Wolf Center, which works to preserve the country’s wolf population.

If you’re into sports, the town boasts a next-level recreation center with indoor and outdoor pools, a two-story waterslide, a lazy river, a whirlpool spa, and a playground area. There’s also a nine-hole golf course, fishing ponds, pickleball and tennis courts, and several playgrounds.

A small community with big retail

City administrator Bob Kuntz calls Ballwin a “full-service community” with over 500 businesses.

“We are not, strictly, a bedroom community,” says Kuntz. “We are on a major east-west thoroughfare that connects the city of St. Louis out to Jefferson City in the west, so our commercial corridor carries a lot of heavy lifting.”

More Ballwin fun facts: It is the only city named Ballwin in the country, established along an old stagecoach route. It grew into a vibrant community after World War II.

Interested in checking out some of Ballwin’s best properties? Check out the listings below.

44 Meadowbrook Country Club Est., Ballwin, MO

Price: $699,000

1302 Wyncrest Dr, Ballwin, MO 

Price: $348,000

343 Oakleigh Woods, Ballwin, MO

Price: $500,000