Housing and Neighborhoods

Spanish Lake is a stable but evolving suburb. Rising home values and renewed market growth are good signs for positive momentum, and challenges include high vacancy rates and changing homeownership patterns.

All data sources can be found in the full report.

Key Takeaways

  • Spanish Lake’s future depends on taking care of the homes and neighborhoods that already exist.

  • Home values are rising, but older homes, vacancies, and changing ownership create uneven conditions.

  • With nearby parks and new investments like the Saint Louis Zoo WildCare Park, there are real opportunities to improve quality of life.

  • By improving homes and investing in key areas, Spanish Lake can grow stronger for current residents while attracting new people.

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Issues

High Vacancy Hurts Neighborhood Stability

Many homes are empty (about 19% across the Spanish Lake study area). This lowers nearby home values and can make blocks feel less safe.

Empty homes can also lead to neglect, trash, and more crime. Over time, this can reduce neighborhood pride and make it harder to attract new investment.

A map of the Spanish Lake study area identifying the percentage of vacant housing units. The data shows that 33% of housing in one section of Spanish Lake is vacant. Other parts of the area also struggle (24%, 19%)

Spanish Lake Study Area – Percentage of Housing Units That Are Vacant by Census Block, data source: ACS5Y2024 B25002, B25003, B25004, via API

Aging Homes Need Repairs

Most homes in Spanish Lake were built between 1940 and 1979, and many need updates and repairs.

Without regular maintenance, homes can become unsafe and lose value. This can also make it harder for homeowners to afford ongoing costs.

A bar graph showing that a majority (31.6%) of structures built in Spanish Lake were built from 1970 to 1979. Other popular ranges include 1950-59 (22.5%) and 1960-69 (21.1%)

Spanish Lake Study Area – Distribution of Total Housing Units by Year Built, data source: ACS5Y2024 DP04

Homeownership Is Decreasing

Homeownership in Spanish Lake has declined over time, with more homes now used as rentals.

In 2011, 69% of homes were lived in by homeowners. In 2026, 55% of homes are lived in by homeowners.

This decline can lead to less long-term care and investment in properties. It may also affect neighborhood stability and reduce connections among residents.

Graph depicting occupancy statistics from 2011 to 2026. There is a decline in property ownership. In 2011, 69.4% of residents owned their property compared to 55.2% in 2026.

Spanish Lake Study Area – Parcel Tenure Composition by Year, data source: 2026 St. Louis County Parcel Data

More Homes Are Owned by Investors and Companies Out of State Instead of Residents

About one-third of homes are owned by companies or investors, many from out of state. This can make it harder to fix problems quickly and keep homes in good condition. It may also limit local control and reduce chances for residents to build wealth.

The below map shows the top 7 out-of-state corporate owners of single-family homes in Spanish Lake (see the colored parcels). This map does not show all of the out-of-state single-family home owners.

A map of Spanish Lake identifying the properties owned by out-of-state corporate owners. VineBrook owns 178 properties, Cerberus owns 43, TH owns 34, Conrex owns 27, Alto Asset owns 26, Sagamore owns 17, CSMA owns 16

Spanish Lake Study Area – Single Family Housing Owned by Top 7 Out-of-State Corporate Owners, data source: 2026 St. Louis County Parcel Data

A bar graph of the distribution of parcel owner types. The graph shows that 37.1% of homes are owned by an individual. 35.2% are owned by corporate/investor, 16.9% are owned by other/unclear.

Spanish Lake Study Area – Distribution of Parcel Owner Types, data source: 2026 St. Louis County Parcel Data

Property Crime Impacts Perception, Safety, and Wellness

Theft and vandalism affect how residents feel about their neighborhood. These incidents may contribute to stress and concerns about safety, impacting overall physical, social, and emotional wellness.

They can also make some residents, including older adults and youth, feel less comfortable spending time outside participating in leisure, athletic, and recreational community activities.

Map with data points indicating the locations where violent crimes (red) and property crimes (green) occurred in Spanish Lake from 2023-2025

Spanish Lake Study Area – 2023-2025 Violent Crime, Property Crime, data source: St. Louis County NIBRS Crime Data (2023–2025)

Spanish Lake Has Fewer Larger Homes for Growing Families

Spanish Lake has around the same number of 3-bedroom homes but fewer larger homes than the surrounding areas. This can make it harder for growing families to stay in Spanish Lake as their space needs change.

It can also create challenges for multigenerational households, including those in the “sandwich generation” who are caring for children and aging parents at the same time. Many homes may not offer enough room for family life, caregiving, and privacy.

Bar graph comparing the percentage of large homes in Spanish Lake and North County. 51% of homes in North County have 3 bedrooms compared to 50.9% in Spanish Lake. 16.2% of homes in North County have 4 bedrooms compared to 8.3% in Spanish Lake.

Spanish Lake Study Area vs. North County Comparison Area – Distribution of Housing Units by Number of Bedrooms, data source: ACS5Y2024 DP04

Lower Rents, But Ongoing Cost Pressure for Renters

Rents in Spanish Lake are somewhat lower, but many renters still face challenges. A larger share of renters spend a high portion of their income on housing. This suggests that lower incomes not just rent levels are a key factor affecting affordability.

The below chart shows that there are fewer high-earning households in Spanish Lake than in similar areas of North County, and more households with lower income in Spanish Lake than in similar areas of North County.

Graph comparing number of lower-income households in Spanish Lake to North County. 6.9% of Spanish Lake residents bring in less than $10,000 compared to 3.7% of North County. 14.6% of Spanish Lake residents bring in $100,000-149,999 compared to 18.6%

Spanish Lake Study Area vs. North County Comparison Area – Distribution of Household Income, data source: ACS5Y2024 S1901

Chart showing rent as a percentage of household income in Spanish Lake and North County. Rent is 35% or more of income in 45.4% of Spanish Lake households.

Spanish Lake Study Area vs. North County Comparison Area – Rent as a Percentage of Household Income, data source: ACS5Y2024 DP04

Home Values Are Recovering, But Some Areas Are Lagging

Home values in Spanish Lake have risen in recent years, which is a positive sign. However, that progress is not consistent across the community. Some blocks are seeing stronger gains and reinvestment, while others continue to experience lower values and limited investment.

These uneven conditions can slow overall neighborhood stability and make it more difficult for the community to move forward together.

Map of Spanish Lake identifying changes in property values since 2011. Many properties have risen in value, although some remain unchanged.

Spanish Lake Study Area – Change in Appraised Home Values Since 2011, data source: 2011- 2026 St. Louis County Parcel Data

Opportunities

Vacant Land Can Support New Development

Spanish Lake is part of a larger North St. Louis County area made up of 29 census tracts north of Highway 367 and Highway 267, focused on residential communities rather than airport or industrial areas.

Compared to nearby areas, Spanish Lake has higher vacancy and lower homeownership, but also a strong mix of families and long-term residents, creating both challenges and opportunities for stability and growth.

Map of Spanish Lake detailing types of vacant properties. Single family, duplex, and multi-family are the most popular.

Spanish Lake Study Area – Parcels by Type, data source: 2026 St. Louis County Parcel Data

Build on a Younger Family Presence

Spanish Lake has a higher share of households with children and a smaller share of older households compared to other areas in North County.

This creates an opportunity to retain and attract younger families by providing safe, quality housing along with quality schools, parks, and everyday services.

Bar graph showing that 31.3% of Spanish Lake residents are under 18, compared to 28.6% in North County. 34.9% of people in Spanish Lake are 60+ compared to 43.2% in North County.

Spanish Lake Study Area vs. North County Comparison Area – Selected Household Type Distribution, data source: ACS5Y2024 S1101

Support Early Childhood Through Stable Housing

Spanish Lake has a slightly higher share of households with very young children compared to the surrounding area.

This creates an opportunity to support early childhood by providing safe, stable, and affordable housing, with better access to early learning and care.

Chart showing 53.3% of households in Spanish Lake have only children ages 6-17, compared to 61.7% in North County. 25.5% have children under 6 and ages 6-17, compared to 19.8% in North County

Spanish Lake Study Area vs. North County Comparison Area – Households with Children Under 18 by Age Group of Children, data source: ACS5Y2024 S1101

Support First-time Homeownership

Spanish Lake has more lower-priced homes than the surrounding areas in North County.

This creates an opportunity to help renters and first-time buyers become homeowners, especially when these homes are paired with repair assistance and homebuyer support programs.

Bar graph comparing house prices in Spanish Lake to North County. 15.4% of houses in Spanish Lake are $200,000-299,999, compared to 25.5% in North County. 27.8% of homes in Spanish Lake are worth $50,000-$90,000 compared to 9.9% in North County

Spanish Lake Study Area vs. North County Comparison Area – Distribution of Owner-Occupied Units by Home Value, data source: ACS5Y2024 DP0

Leverage Rising Property Values

Rising home values present a clear opportunity to attract new investment and build confidence in Spanish Lake.

By focusing on blocks where conditions are already improving, Spanish Lake can create visible momentum and encourage broader reinvestment. Pairing this progress with home repair programs and targeted support can help current residents benefit from increasing values and remain in their homes.

Graph showing change in median property values. In 2022, the median total appraised value was $94,900 and it is $140,000 in 2026

Spanish Lake Study Area – Change in Median Property Values Over Time, data source: 2011- 2026 St. Louis County Parcel Data

Take Advantage of Regional Natural Assets

There is an opportunity to strengthen connections between neighborhoods and nearby destinations like St. Louis Zoo WildCare Park.

Enhanced sidewalks, trails, and bike access can make it easier for residents, and especially youth, to safely enjoy outdoor activities, learning, and play. Trails, parks, and connections to WildCare Park can serve as spaces for youth programming, supporting exploration, education, and healthy activity.

At the same time, reinvestment in existing housing and the addition of new homes nearby can help attract investment and improve quality of life for residents of all ages.

Map of Spanish Lake region highlighting parks trails and greenways, including, Fort Bellefontaine County Park, Columbia Bottom Conservation Area, and Spanish Lake Park.

Spanish Lake Study Area – Parks, Natural Assets, and Future Greenways, data source: Great River Greenway Interactive Map