Between 2010 and 2020, Kirkwood’s population grew at an average rate of over 200 people per year and is only increasing. This population growth creates a higher demand for housing, yet Kirkwood’s land area has only grown by two hundredths of a mile, from 9.16 square miles to 9.18. 

There is a strong debate over the solution to overpopulation as shown by housing policy advocates like The Kirkwood Gadfly, an active blog promoting “better development and a more walkable community since 2017.” Parker Pence, founder of the blog, grew up in Kirkwood and currently works for the New York governor’s office in housing policy. According to Pence, Kirkwood’s building policies have made it a more desirable place to live.

“Everything from [the school district], the train station, amenities like the Kirkwood Plaza and different restaurants and boutiques make it so the demand to live in Kirkwood goes way up,” Pence said. “At the same time, there’s decisions to limit how much housing can be built in Kirkwood, mostly through zoning, so when the demand goes up, the supply can’t match that demand. This makes it very expensive to live in Kirkwood.”

According to Bryce Bunton, real estate investor and KHS business teacher, the increased demand for housing puts pressure on less developed areas in Kirkwood to build new housing. Meacham Park is especially at risk of this, Bunton said. The pricing of houses in that community is lower than other areas in Kirkwood, which Bunton said makes it appealing to homeowners and builders who don’t want to buy an expensive starter home.

“There will be less opportunities for people to buy and move into the community and it will be harder for new families to come in and be homeowners,” Bunton said. “If homeowners or builders don’t want to pay a high price to have an entry-level home to tear down and rebuild, it’s cheaper to buy in a less expensive area, knock [the house] down and build a bigger one. Because of that, there will probably be continued pressure on development in areas like Meacham.”

According to Amy Lowry, Kirkwood city planner, while renovations and restorations occur all over Kirkwood, about 60-80 new single-family homes have been built each year for the past five years. How this affects the housing prices is up to the St. Louis County Assessor, according to Lowry.

“Kirkwood is a city with very few vacant lots so most new homes are replacements of older housing structures,” Lowry said. “On lots that have been redeveloped with new houses, usually an older, smaller home is replaced with a larger one. Because of the newer condition and increase in size, the St. Louis County Assessor will increase the appraised value of the property, resulting in higher property taxes for that individual property.”

Bunton and Pence agree that the increase of housing prices and development of homes in Kirkwood will continue. However, Pence said the construction of apartment buildings in downtown Kirkwood can take some of the financial pressure off families who feel they can’t keep up with raising property tax and rent payments. The new supply of housing that an apartment provides can help keep renters from being priced out, according to Pence.

“We see apartment buildings go up and the prices go up after,” Pence said. “It’s natural to think these prices are a result of the buildings, but actually they’re the symptom of prices that have already gone up. The buildings are a release valve for that.”

According to Lowry, developers presented a pitch to the city detailing their plans for the building. These apartments were then added to the city’s “Envision Kirkwood 2035” comprehensive plan for the development of downtown Kirkwood, Lowry said.

“There have been a lot of decisions that the city has made in regard to having more residential units downtown, but also the city can only make decisions within the zoning code and planning documents that make it possible for people to build those things,” Lowry said. “The planning documents take a few years to put into effect, using input from the community. The plans say where we want the city to go in the upcoming years.”

Lowry, Bunton and Pence all agree the recent construction projects will make Kirkwood a more desirable place to live. How that affects the community is yet to be seen, according to Pence.

“I don’t think Kirkwood is a place defined by its buildings,” Pence said. “It’s defined by its people and its inclusiveness and being a place for everyone to have a family and a really nice life. Whatever shape that takes is dependent on the housing market, but we have to allow the flexibility for that to happen.”

Construction at KHS

BOE approves proposal for construction and renovations throughout KSD

Photo Gallery: Downtown Kirkwood in photos