Photo: Khazar2Commons · CC BY-SA 3.0Even on the area’s higher pay, Sappington costs more to live in than 68% of U.S. towns
It ranks #209 of 247 in Missouri for affordability. Up 3.1% in a year, 35% above the Missouri typical home.
Census 2020–24 home values, rents, tax bills and cost burden, measured against the median household income of the St. Louis, MO-IL metro area ($80K). How TownRatings grades cost of living
The grade measures what housing costs against what households in the area earn. Sappington’s area earns well above the typical U.S. town ($80K against $74K), but homes, rent and taxes here run higher still. Owners keep up better than renters: 21% of owners pay 30% or more of income for housing (typical U.S. town: 20%), against 49% of renters.
In dollars
- $360Ktypical home, 35% above the Missouri typical homeZillow, September 2026
- $1,230a month for a two-bedroom, utilities includedHUD Fair Market Rent, 2026
- 95prices across the St. Louis metro, where the U.S. is 100 (housing 79)BEA Regional Price Parities, 2024
In paychecks the grade
- 3.7 yrsof area income buys the typical home; the typical U.S. town: 3.3$80K, St. Louis-area income
- 19%of area income goes to the median rent; the typical U.S. town: 18%Census 2020–24
- 49%of renters pay 30%+ of income for housing; across Missouri: 46%Census 2020–24
- 21%of owners do; the typical U.S. town: 20%Census 2020–24
What Sappington’s housing numbers say
About half of homes sell above asking
In September, 50% of the homes that sold went for more than the asking price and 63% went under contract within two weeks. There were about 1.9 months of homes for sale at that pace, against 3.4 across Missouri: 19 listings for 10 sales that month. Expect competition on well-priced homes. How fast homes sell ↓
A median income doesn’t stretch to the towns next door
At Sappington’s median income, the calculator’s budget of about $295K covers neither the typical home here ($360K) nor in any of the three neighboring towns. The least expensive is Concord at $335K. Can I afford it? ↓
Written from the data on this page. Home values are the Zillow Home Value Index, through September 2026; sales and supply are Redfin’s for September 2026; incomes, rents paid, taxes and ownership come from the Census American Community Survey.
What’s behind Sappington’s grade
Measured against what households in the area earn, Sappington is more affordable than 32% of U.S. towns, #209 of 247 in Missouri. The four inputs sit close together, so no single cost explains the grade.
Prices here have kept pace with Missouri: up 26.1% in five years, against 26.3% statewide (Zillow).
Up 3.1% in a year
About the same pace as Missouri (3.4%).
Show as a table
| January | Sappington | Missouri |
|---|---|---|
| 2017 | $212,000 | $147,000 |
| 2018 | $222,000 | $155,000 |
| 2019 | $234,000 | $163,000 |
| 2020 | $244,000 | $171,000 |
| 2021 | $267,000 | $191,000 |
| 2022 | $287,000 | $217,000 |
| 2023 | $312,000 | $234,000 |
| 2024 | $333,000 | $245,000 |
| 2025 | $347,000 | $255,000 |
| 2026 | $355,000 | $260,000 |
| September 2026 | $360,000 | $265,000 |
A typical Sappington home worth $209K in October 2016 is worth about $360K today.
Zillow Home Value Index: the typical value of all homes (middle third), smoothed and seasonally adjusted, through September 2026.
Too few sales to read the market
Only 10 homes sold in September 2026, the latest month in Redfin’s figures: too few to describe the market or quote a median sale price.
A typical home costs 3.7 years of area income
The calculator starts from the area income the grade uses. Switch to Sappington’s own median, or type yours.
That’s $56K short of a typical Sappington home.
A two-bedroom rents for about $1,230 a month here, $980 less than owning.
An estimate, not a loan offer: payments of up to 28% of income, a 30-year fixed loan, Sappington’s typical property tax (1.10% of value a year, from the Census) and insurance of about 0.35%. Mortgage insurance, HOA fees and other debts aren’t included.
A two-bedroom rents for about $1,230
Renters already here pay a median of $1,241.
Fair Market Rent a month, utilities included
U.S. Department of Housing and Urban Development, Fair Market Rents by ZIP code (St. Louis, MO-IL HUD Metro FMR Area): the 40th-percentile rent plus utilities for a standard unit. Median rent and renters: U.S. Census Bureau, American Community Survey.
Property tax runs above the Missouri norm
The median bill is $3,270 (Missouri: $1,948), 1.10% of a home’s value a year, against 0.85% statewide.
Census American Community Survey 2020–24: the median real-estate tax bill homeowners report, and that bill ÷ the median home value. Bills include town, school and county taxes. The Census reports bills over $10,000 only as “$10,000+”.
The rest of a budget near Sappington
Only figures published free for the whole country, each labeled with the area it covers: the St. Louis, MO-IL metro area, or Missouri. Groceries follow the goods price level; nobody publishes them town by town.
| Cost | Here | Compared with | Area | Source |
|---|---|---|---|---|
| Prices overall U.S. = 100 | 95 | MO 91 | metro | BEA, 2024 |
| Goods (groceries, clothing, cars…) U.S. = 100 | 100 | MO 96 | metro | BEA, 2024 |
| Utilities U.S. = 100 | 70 | MO 79 | metro | BEA, 2024 |
| Other services U.S. = 100 | 99 | MO 95 | metro | BEA, 2024 |
Price levels: U.S. Bureau of Economic Analysis, Regional Price Parities 2024 (metro area and state). Electricity: U.S. Energy Information Administration, Electric Power Monthly, table 5.6.A.
Sappington vs. its neighbors
Of the 4 towns here with a Zillow value, Sappington has the 2nd-lowest.
Cost next door · one source per column
| Town | Cost | Typical home Zillow, September 2026 | Median value Census 2020–24 | Tax rate bill ÷ value | 2-bed rent HUD 2026 |
|---|---|---|---|---|---|
| Sappington | C | $360K | $298K | 1.10% | $1,230 |
| Concord | C+ | $335K | $304K | 1.10% | $1,220 |
| Sunset Hills | D | $624K | $524K | 0.96% | $1,280 |
| Grantwood Village | – | $592K | $535K | 1.15% | $1,230 |
“—” under Cost: not graded (too little Census data, or under 1,000 residents).
Questions about the cost of living in Sappington
Is Sappington expensive to live in?
Measured against what households in the area earn, Sappington costs more than 68% of U.S. towns: a C for cost of living, #209 of 247 in Missouri. The typical home costs 3.7 years of the median household income of the St. Louis, MO-IL metro area ($80K).
How much does a house cost in Sappington?
About $360K, Zillow’s typical value for September 2026, up 3.1% in a year. The Missouri typical home is $265K.
What salary do you need to live in Sappington?
To buy the typical home with 20% down at 6.3%, about $95,000 a year, keeping the payment (about $2,210 a month with tax and insurance) at 28% of income. To rent a two-bedroom at 30% of income, about $49,000.
How much is rent in Sappington?
HUD puts a two-bedroom at about $1,230 a month with utilities, the going rate for someone moving in. Renters already here pay a median of $1,241 (Census 2020–24).
What are property taxes in Sappington?
The median bill is $3,270 a year, 1.10% of the median home value (Missouri: $1,948, 0.85%), from the Census 2020–24.
Are home prices in Sappington going up?
Yes: up 3.1% in the past year and 26.1% in five years, against 26.3% across Missouri (Zillow).
Neighbors talk housing
What Sappington buyers, sellers and renters are saying.
Home values: Zillow Home Value Index (ZHVI), Zillow Research, September 2026. Sales, days on market and supply: Redfin Data Center, September 2026. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. Fair Market Rents: U.S. Department of Housing and Urban Development. The calculator is an estimate, not a loan offer. Regional price levels: BEA; electricity: EIA. How TownRatings grades cost of living.