up & coming neighborhoods in STL to buy and not break the bank (St. Louis: renting)

[Foxtrot_01]

Hello all,
I moved from Miami about 2 years ago and I want to stop wasting my money by renting and might be looking for a place to buy. I work in Downtown STL and currently live in South Hampton, I also lived in Dog Town.

I really like both neighborhoods, I have a new puppy so it's great to be able to walk around for an hour and and see other dog owners walking a feel "safe".

I have been talking to some people and they suggested Benton Park was an up and coming neighborhood that was still decent and not heavily overpriced. I have heard about the Grove as well. It seems STL is similar to Miami in which you can be in a nice neighborhood cross one street and you are in a really bad one. Any streets that should avoid in Benton Park or the Grove or any other suggestions?

Any of these places still a "steal" or is the secret out and I am too late?
Any other suggestions or insight is appreciated.

[flynavyj]

I feel Benton Park (East) already "Up and came"...I used to walk around down there over the last decade or so with work, which was great.

Benton Park West was a bit different, with areas of good and bad split in. If your'e looking for "Up and Coming" I think that'd be a solid opportunity, as you ah ve Grand to the West and the progress of Benton Park to the East to further anchor things, along with Soulard which are both solidly established neighborhoods...if you were hoping to get into the "up and coming" form of those areas, you'd have to be here about 20 years ago.

Obviously, it's all relative - compared to many other parts of St. Louis, you can still find great deals for relative square footage in these areas. But, that normally means some sweat equity to bring it up in value. The homes that are priced high, tend to be finished, and as a result demand high dollars...the side affect (as you likely recognize) is that investors, flippers, etc. are likely to jump on properties that come on the market, since there's definite $$$ to be made!

[billiken]

The Grove has very much already arrived, complete with $600k new construction. I'm less familiar with Benton Park and my impression is there's still deals to be had. My friend is on her 2nd place there, they rehabbed it themselves.

[STL1980]

The Grove, Benton Park West, Fox Park, Botanical Heights area, Tower Grove north and south are all "hot" up and coming areas. I'd also argue that Pasadena Hills is a newly discovered gem in the rough.. Super safe neighborhood that is 15 mins to Downtown, CWE and Clayton in a park-like oasis, gated neighborhood that is still walk-able to SOME amenities. The retail is not as cool as the Grove or South Grand, but it's arguably safer. We moved in three years ago and love it. Other younger families, in addition to several gay couples have discovered it as well. check out Instagram: @pasadenahills

one of the houses that's on the market right now:
https://www.zillow.com/homes/4510-Ma...,-MO-63121_rb/

[RisingAurvandil]

Tower Grove comes to mind. Also, the south half of the Grove.

And for reference, "Tower Grove" and "the Grove" are two separate, distinct neighborhoods.

[kipfilet]

I wouldn't call The Grove and Benton Park "up and coming" as they are mostly gentrified already. I am sure you can steal find good deals (mostly rehabs) but these neighborhoods have already experienced significant price increases and so you have already missed significant capital gains.

Benton Park West, Tower Grove East, Cherokee, maybe parts of Gravois Park/Dutchtown are where I would be looking for good deals going forward as these are the neighborhoods with greatest potential for gentrification in South City.