CITY GUIDE · ST. LOUIS, MO
St. Louis brick is a national renovation treasure — Tower Grove and Bevo Mill blocks of solid masonry housing priced so a gut rehab still fits under the FHA floor.
Missouri recorded 34 FHA 203k endorsements in FY2025 across its St. Louis and Kansas City field offices. Renovation loans let St. Louis buyers purchase a home that needs work and finance the improvements in the same mortgage, with the appraisal based on the home's after-improved value. The 203k Limited covers up to $75,000 of non-structural work; the 203k Standard handles structural and major projects; and HomeStyle, CHOICERenovation, and zero-down VA Renovation for eligible veterans complete the toolbox.
St. Louis City uses the 2026 national FHA floor of $541,287 for a single-family home — which, at local prices, leaves substantial room to finance a full renovation. County limits change annually and vary by property type — a licensed renovation lender will confirm your exact number, or see the full Missouri guide.
Nearly everything from roofing, HVAC, plumbing, and electrical to kitchens, baths, flooring, windows, and accessibility improvements. The Standard 203k adds structural work, additions, and major landscaping. Luxury items like pools require a conventional program such as HomeStyle.
Yes — FHA 203k covers owner-occupied properties up to four units, with higher loan limits for each additional unit. It's one of the most powerful house-hacking tools available: buy, renovate, live in one unit, and rent the others.
Generally no. FHA requires licensed contractors for 203k work, and lenders verify contractor credentials and insurance. Limited self-help exceptions exist but are rarely approved. The draw process is built around third-party verification that work is complete.
Start with a lender who writes renovation loans every week — not once a year.