SINGLE TREE TEAM | ST. CLAIR COUNTY MARKET REPORT | JUNE 2026
There is a lot happening in St. Clair County right now, and most of it is good. Business investment is picking up, real estate values are climbing, and the fundamentals that make this area attractive, location, affordability, military presence, and access to St. Louis, are as strong as they have ever been. If you have been on the fence about whether this county is a place to plant roots or put money to work, here is what the picture looks like from the ground.
Where Business Growth Is Happening
O’Fallon and Shiloh: The Engine of the County
O’Fallon has been on an upward trajectory for years and it is not slowing down. Sitting just five miles from Scott Air Force Base and about 18 miles from downtown St. Louis, the city draws from one of the strongest economic corridors in the bi-state region. The retail market alone serves a draw area of roughly 300,000 people, with average household incomes near $100,000 a year. That is a consumer base most markets would envy.
Healthcare is leading the charge. St. Elizabeth’s Hospital brought 1,200 jobs to town and sits inside a broader $2.6 billion healthcare investment that is still expanding along what locals call the healthcare highway. The defense sector is another big piece. Real estate firm LCG Capital Management recently acquired a seven-building office campus near Scott AFB specifically to house government contractors, betting on the base’s continued expansion and mission growth.
The base itself directly employs over 13,000 military and civilian workers and indirectly supports another 25,000 jobs in the surrounding community. That is a floor of economic stability that the private sector builds on. Technology has followed, with companies like World Wide Technology establishing a footprint here. Over 1,000 businesses now operate within O’Fallon city limits, including Amazon’s fulfillment center that opened in 2019 and added more than 1,000 local jobs on its own.
Belleville: The County Seat Is Finding Its Stride Again
Belleville has been doing the quiet work of rebuilding its commercial base, and the momentum is real. The city’s new business list for 2026 is already growing, with openings along Belleville Crossing Street and West Main Street adding retail and service businesses to corridors that have long needed fresh investment. The city actively supports new commercial activity through an Enterprise Zone program that offers sales tax exemptions on building materials and a TIF Assistance Program that can offset development costs through incremental property tax rebates.
The Belleville Chamber of Commerce recently launched a new direction with a clear message: Belleville is open for business. Leadership is focused on downtown redevelopment, attracting entrepreneurs, and telling a better story about what the county seat has to offer. Hundreds of new housing units are also in the pipeline, which means more rooftops, more consumers, and more demand for the small businesses that serve them. For anyone watching where retail, food service, or professional services could thrive, Belleville deserves a closer look.
The Bigger Picture: Why This County Attracts Investment
St. Clair County sits at the intersection of several things businesses care about. The freight network in this region is one of the strongest in the country, with access to interstates, rail, the Mississippi River, MidAmerica St. Louis Airport, and Lambert International just across the river. Enterprise zones, TIF districts, and STAR Bond financing give developers real tools to make the numbers work. The workforce pipeline runs through Southwestern Illinois College, SIUE, McKendree University, and Lewis and Clark Community College, which means companies looking to hire have access to trained candidates without needing to import talent from elsewhere.
The State of the Real Estate Market Right Now
The data is pointing in one direction. St. Clair County’s median sale price is sitting around $210,000, up nearly 10 percent from this time last year. For context, Illinois as a whole grew 6.8 percent over the same stretch with a median near $315,000. What that means in plain terms is that St. Clair County is appreciating faster than the state average while still coming in well under the statewide price. That combination, stronger growth at a lower entry point, is rare and it is what makes this market worth paying attention to.
The Hot Markets: Where Buyers Are Competing
O’Fallon and Shiloh continue to be the most competitive submarkets in the county. Prices here have appreciated faster than anywhere else locally, driven by the Scott AFB connection, the strong school districts, and the sustained business growth discussed above. Military families on PCS orders do not shop slowly, and that urgency keeps demand consistent from May through August each year. Sellers in the $180,000 to $350,000 range are seeing real activity right now, and well-priced homes are not sitting long.
The BAH increase at Scott for 2026 matters here. An E-5 with dependents now receives $1,542 a month tax-free for housing. An O-3 with dependents gets $2,208. That is real buying power, and it flows directly into the O’Fallon and Shiloh markets every PCS season. If you are a seller in this corridor and you have been waiting for the right time, this summer is it.
Belleville: The Overlooked Opportunity
Belleville gets passed over sometimes because the price points are lower, but that is exactly what makes it interesting. Median values are running around $155,000, and inventory is wider here than anywhere else in the county. That means buyers who have been pushed out of O’Fallon can still get into a solid home with room to build equity. It also means investors looking for affordable rental stock or fix-and-hold strategies have more to work with here than in tighter submarkets.
What to Expect on Inventory
Homes for sale across Illinois dropped 7.7 percent year over year, and we are seeing the same dynamic locally. There are more buyers ready to move than there are homes to buy. That is good news for sellers and a clear signal to buyers that hesitation has a cost. I have worked with buyers who took an extra day to think it over and came back to find the home under contract. That is not a scare tactic. It is just the way the market is moving right now.
What This Means If You Are Thinking About Buying or Selling
St. Clair County is not a sleeper market anymore. The business growth is real, the infrastructure investment is real, and the appreciation numbers reflect both. If you own a home here, your equity position is stronger than it was a year ago. If you are thinking about buying, the window of affordability relative to the rest of Illinois will not stay open indefinitely.
Talitha and I work across all three submarkets, O’Fallon, Belleville, and the surrounding communities, and we know this market from the inside out. Whether you want to talk through what your home is worth today or get a clear-eyed look at what you can buy and where, give us a call.
And if someone you know is thinking about making a move in St. Clair County, I would appreciate the introduction. Real estate runs on referrals, and the best clients I have ever worked with came through people who already trusted us.
Craig Ziegel | Single Tree Team | eXp Realty
Licensed in Illinois and Missouri | Serving St. Clair, Monroe, and Randolph County
Frequently Asked Questions
What is the current median home price in St. Clair County, Illinois?
As of mid-2026, the countywide median sale price is around $210,000, up nearly 10 percent from the same time last year. That puts St. Clair County well below the Illinois statewide median of $315,000 while actually appreciating faster than the state average.
Is St. Clair County a good place to buy a home in 2026?
Yes, particularly for buyers who want affordability with room for appreciation. Inventory is tighter than it was a year ago, prices are rising, and the economic fundamentals, Scott AFB, healthcare expansion, and proximity to St. Louis, continue to support demand.
Where is business growth happening in St. Clair County?
O’Fallon and Shiloh are the most active areas, driven by Scott Air Force Base, healthcare investment along the I-64 corridor, and a strong retail market. Belleville is also seeing renewed commercial activity through downtown redevelopment and a growing new business pipeline.
How does Scott Air Force Base affect the real estate market?
Scott AFB is one of the most stabilizing forces in the local market. BAH rates for 2026 increased 5.9 percent, giving military families meaningful housing allowances that translate directly into buying power. PCS season from May through August creates predictable demand in the O’Fallon and Shiloh submarkets every year.
Is Belleville, IL a good market for real estate investment?
Belleville offers the widest range of inventory and the lowest entry points in St. Clair County, with median values around $155,000. That makes it attractive for investors looking for rental properties or value-add opportunities, and for buyers who have been priced out of O’Fallon.
