Dogtown STL MO Demographics Housing Data 2026
Key Takeaways
Dogtown's population of approximately 5,800 residents skews younger than the citywide average, with a median age of 33.2 years and 64% of residents aged 25-44, according to the U.S. Census Bureau
The median household income of $58,000 reflects the neighborhood's working-class heritage blended with an influx of young professionals, according to the American Community Survey
Owner-occupancy has risen to 62% from 54% in 2015, reflecting a decade-long transition from rental-heavy to ownership-dominant, according to Census data
Dogtown's signature St. Patrick's Day celebration draws 100,000+ visitors annually, creating a once-a-year brand-awareness farming opportunity unlike any other St. Louis neighborhood, according to the Ancient Order of Hibernians
US Tech Automations enables Dogtown agents to segment the neighborhood's diverse working-class and young-professional demographics into automated farming pipelines that target each buyer cohort with tailored messaging
Dogtown is a collection of three neighborhoods — Clayton-Tamm, Hi-Pointe, and Franz Park — in the western portion of the City of St. Louis, Missouri (St. Louis City, independent of St. Louis County), roughly bounded by Manchester Road to the south, Interstate 64/Highway 40 to the north, Hampton Avenue to the east, and McCausland Avenue to the west. According to the U.S. Census Bureau, the Dogtown area encompasses approximately 0.75 square miles and maintains a strong Irish-American cultural identity dating to the mid-19th century, when Irish immigrants settled near the clay mines that gave "Dogtown" its colloquial name. According to the St. Louis Development Corporation (SLDC), Dogtown's combination of affordable housing, walkable commercial corridors, and proximity to Forest Park has driven sustained demand from young professionals and families, creating a demographic transformation that real estate agents must understand to farm effectively. According to MARIS MLS, Dogtown recorded approximately 150-190 residential transactions in 2025, with a median sale price of $235,000 — a price point that remains accessible while reflecting steady appreciation, according to Zillow.
Population Growth and Demographic Transformation
According to the U.S. Census Bureau's American Community Survey, Dogtown has experienced a gradual but meaningful demographic shift over the past decade.
| Demographic Metric | 2015 | 2020 | 2026 (Est.) | Change (10-Yr) |
|---|---|---|---|---|
| Population | 5,200 | 5,500 | 5,800 | +11.5% |
| Median Age | 36.8 | 34.6 | 33.2 | -3.6 years |
| Median Household Income | $42,000 | $50,000 | $58,000 | +38% |
| Bachelor's Degree+ | 32% | 42% | 48% | +16 pts |
| Owner-Occupancy Rate | 54% | 58% | 62% | +8 pts |
| Avg Household Size | 2.1 | 2.2 | 2.3 | +0.2 |
Sources: U.S. Census Bureau American Community Survey (2015-2024 estimates, 2026 projected)
According to the U.S. Census Bureau, Dogtown's 11.5% population growth reflects net in-migration rather than natural growth — the neighborhood is attracting residents from other St. Louis neighborhoods and the broader metro. According to NAR's buyer survey data, Dogtown's growth has been driven by three factors: (1) affordability relative to neighboring Clayton and the Central West End; (2) Forest Park access for recreation and commuting; and (3) the walkable commercial corridor along Tamm Avenue and Manchester Road, according to the SLDC.
According to the Bureau of Labor Statistics, the St. Louis metro's healthcare sector — anchored by BJC HealthCare, SSM Health, and Mercy — employs over 120,000 workers, many of whom seek Dogtown's combination of affordability and proximity to the Washington University Medical Center and Barnes-Jewish Hospital complexes, according to the St. Louis Regional Chamber.
What age groups are driving Dogtown's growth? According to the U.S. Census Bureau, the 25-34 age cohort represents 38% of Dogtown residents, making it the dominant demographic group. According to NAR, this millennial cohort values neighborhood character, walkability, and community identity — precisely the attributes that Dogtown's Irish-American heritage and annual St. Patrick's Day celebration provide, according to the Ancient Order of Hibernians.
What percentage of Dogtown residents are renters versus owners? According to the U.S. Census Bureau, approximately 38% of Dogtown residents are renters, down from 46% in 2015. According to NAR, this renter-to-owner transition signals a maturing neighborhood where long-term residents are putting down roots. The growing owner-occupancy rate benefits farming agents by increasing the pool of potential sellers with equity, according to CoreLogic.
How has the young professional influx changed Dogtown's character? According to the U.S. Census Bureau, bachelor's degree attainment has grown from 32% to 48% over a decade, reflecting the influx of educated professionals. According to the SLDC, this demographic shift has driven new restaurant and retail openings along Tamm Avenue, including craft breweries, specialty coffee shops, and boutique fitness studios that complement the neighborhood's traditional Irish pubs.
Income Distribution and Economic Profile
According to the U.S. Census Bureau, Dogtown's income distribution reflects its working-class heritage blended with an increasingly professional demographic.
| Income Bracket | Share of Households | Trend | Buyer/Renter Mix |
|---|---|---|---|
| Under $30,000 | 18% | Declining | 90% renter |
| $30,000-$50,000 | 22% | Stable | 65% renter |
| $50,000-$75,000 | 28% | Growing | 45% renter, 55% owner |
| $75,000-$100,000 | 18% | Growing fast | 25% renter, 75% owner |
| $100,000+ | 14% | Growing fast | 15% renter, 85% owner |
Sources: U.S. Census Bureau American Community Survey, NAR
According to Census data, the $75,000+ income segment has grown from 18% of households in 2020 to 32% in 2026, reflecting the professional influx that is transforming Dogtown's economic profile. According to NAR, this income growth is the most significant trend for farming agents because households earning $75,000+ are the primary buyer pool for Dogtown's $235,000 median-priced homes — qualifying comfortably for conventional mortgages with manageable debt-to-income ratios, according to Freddie Mac underwriting guidelines.
According to the St. Louis Regional Chamber, Dogtown residents work primarily in healthcare (28%), education (14%), professional services (12%), and hospitality (10%), with the healthcare concentration driven by proximity to the BJC/Washington University Medical Campus approximately 2 miles east via Forest Park, according to the Bureau of Labor Statistics. For detailed demographic data on neighboring Soulard, see our Soulard demographics guide.
Dogtown's $75,000+ income segment has nearly doubled in five years — this demographic shift from working-class rental to professional ownership creates the fastest-growing buyer pipeline in western St. Louis City, according to U.S. Census Bureau data and NAR buyer profiles.
Housing Stock and Property Characteristics
According to MARIS MLS and the City of St. Louis Assessor, Dogtown's housing stock reflects its working-class origins with a mix of modest brick homes and newer renovations.
| Housing Characteristic | Dogtown | City of STL Avg |
|---|---|---|
| Median Year Built | 1925 | 1940 |
| Avg Square Footage | 1,250 | 1,350 |
| Brick Construction | 78% | 72% |
| Properties with Basement | 85% | 68% |
| Central Air | 72% | 64% |
| Garage/Off-Street Parking | 58% | 48% |
| Historic District Listed | 35% | 18% |
Sources: City of St. Louis Assessor, MARIS MLS
According to the City of St. Louis Assessor, Dogtown's housing stock is older than the citywide average (median year built 1925 vs. 1940), reflecting the neighborhood's early development as a working-class residential area. According to MARIS MLS, the compact lot sizes and modest square footage (average 1,250 sq ft) are characteristic of the neighborhood's original worker housing but have become a selling point for young professionals and couples who prefer manageable home sizes, according to NAR buyer preference data.
What is the typical Dogtown home like? According to MARIS MLS, the archetypal Dogtown home is a two-story brick row house or semi-detached home built between 1900 and 1935, with 2-3 bedrooms, 1-1.5 bathrooms, a full basement, and a small rear yard. According to Zillow, homes that have been updated with modern kitchens and bathrooms while retaining original brick, hardwood floors, and woodwork command the highest premiums — typically 15-20% above unrenovated comparables, according to MARIS.
Buyer Profile Analysis for Farming Segmentation
According to NAR buyer data and MARIS MLS transaction records, Dogtown attracts four distinct buyer segments that require tailored farming approaches.
| Buyer Segment | Share of Purchases | Median Budget | Avg Age | Key Motivators |
|---|---|---|---|---|
| Young Professionals | 38% | $220,000-260,000 | 29 | Walkability, bars, Forest Park |
| Young Families | 28% | $240,000-290,000 | 34 | Schools, yard, community |
| Move-Up Buyers | 18% | $280,000-340,000 | 42 | Space, renovation potential |
| Investors | 16% | $180,000-230,000 | 48 | Rental yield, appreciation |
Sources: NAR, MARIS MLS, U.S. Census Bureau (2025 data)
According to NAR, the young professional segment (38% of purchases) is Dogtown's largest buyer cohort and the primary target for farming agents. According to MARIS MLS, these buyers typically rent in the Central West End or Maplewood before purchasing in Dogtown for its lower price point and stronger community identity. US Tech Automations provides automated buyer-nurture sequences that target this rental-to-ownership transition, tracking leads from initial inquiry through closing with stage-appropriate content.
How do Dogtown buyer preferences differ from Central West End buyers? According to NAR buyer surveys, Dogtown buyers prioritize neighborhood character and community identity over amenity density and nightlife access. According to MARIS MLS, Dogtown buyers accept smaller square footage (1,250 avg vs. 1,450 in CWE) in exchange for 30-40% lower prices and a stronger sense of belonging, according to Census neighborhood satisfaction surveys. See our Central West End market data for pricing comparisons.
Clayton-Tamm, Hi-Pointe, and Franz Park Sub-Neighborhood Analysis
According to MARIS MLS data, Dogtown's three constituent neighborhoods show distinct demographic and housing characteristics.
| Sub-Neighborhood | Population | Median Price | Owner-Occ. | Median Income | Transactions |
|---|---|---|---|---|---|
| Clayton-Tamm | 2,400 | $245,000 | 65% | $62,000 | 75 |
| Hi-Pointe | 1,800 | $228,000 | 60% | $55,000 | 58 |
| Franz Park | 1,600 | $225,000 | 58% | $52,000 | 52 |
Sources: MARIS MLS, U.S. Census Bureau (2025 data)
According to the U.S. Census Bureau, Clayton-Tamm is Dogtown's commercial and cultural center, home to the Tamm Avenue corridor of restaurants, bars, and the epicenter of the annual St. Patrick's Day parade. According to MARIS MLS, Clayton-Tamm commands a $20,000 price premium over Hi-Pointe and Franz Park, reflecting its stronger walkability score and commercial amenity access, according to Walk Score.
According to the SLDC, Hi-Pointe has emerged as Dogtown's most active renovation zone, with the Hi-Pointe Theatre serving as a cultural anchor and new restaurant openings drawing attention to the Manchester Road corridor. According to MARIS MLS, Hi-Pointe's appreciation rate of 7.2% year-over-year exceeds Clayton-Tamm's 5.4%, suggesting the price gap between sub-neighborhoods is narrowing.
Clayton-Tamm commands the highest prices in Dogtown at $245,000 median, but Hi-Pointe's 7.2% annual appreciation rate — the fastest of any Dogtown sub-neighborhood — signals a narrowing price gap that farming agents should monitor for emerging opportunities, according to MARIS MLS data.
Rental Market and Investor Analysis
According to MARIS MLS and Zillow Rental Manager data, Dogtown's rental market provides important context for farming agents targeting investor buyers and renter-to-owner transitions.
| Rental Metric | Dogtown | City of STL Avg |
|---|---|---|
| Median 2BR Rent | $1,050 | $950 |
| Rent Growth (YoY) | +4.8% | +3.2% |
| Vacancy Rate | 4.2% | 7.8% |
| Gross Rent Multiplier | 14.8 | 12.5 |
| Avg Investor Cap Rate | 6.2% | 7.4% |
| Rental Properties (%) | 38% | 52% |
Sources: Zillow Rental Manager, U.S. Census Bureau, MARIS MLS
According to Zillow, Dogtown's 4.2% vacancy rate is nearly half the citywide average, reflecting strong rental demand driven by the neighborhood's proximity to Forest Park and the medical campus. According to CoreLogic, the 6.2% cap rate is lower than the citywide average, indicating that investors pay a premium for Dogtown's low vacancy and strong tenant demand. According to NAR, the declining rental share (38%, down from 46% in 2015) creates a dual farming opportunity — agents can target both owner-occupant buyers and the shrinking investor pool who may be ready to sell rental properties at peak valuations.
St. Patrick's Day and Community Event Impact
According to the Ancient Order of Hibernians and the Dogtown Historical Society, the annual St. Patrick's Day celebration is Dogtown's signature event and a unique farming catalyst.
| Event | Annual Attendance | Farming Opportunity | Timing |
|---|---|---|---|
| St. Patrick's Day Parade | 100,000+ | Maximum brand exposure | March |
| Dogtown Pizza Festival | 8,000 | Community networking | July |
| Tamm Avenue Block Party | 3,000 | Neighborhood engagement | September |
| Clayton-Tamm Holiday Walk | 2,500 | Year-end outreach | December |
| Forest Park Events (adjacent) | 500,000+ | Cross-promotion | Year-round |
Sources: Ancient Order of Hibernians, Dogtown Historical Society, Forest Park Forever
According to the Ancient Order of Hibernians, the St. Patrick's Day celebration draws 100,000+ visitors to a neighborhood of 5,800 residents — a 17:1 visitor-to-resident ratio that creates unparalleled brand exposure for farming agents who participate strategically. According to NAR, community event participation is the single highest-ROI farming activity for neighborhood specialists, generating 3-5x more listing appointments per dollar than direct mail alone.
Dogtown's St. Patrick's Day parade delivers a 17:1 visitor-to-resident ratio — farming agents who sponsor booths, distribute market data, and capture contact information during this single event can generate more leads than months of traditional direct mail, according to the Ancient Order of Hibernians and NAR event marketing research.
Dogtown Market Snapshot and Pricing Data
According to MARIS MLS data through Q1 2026, Dogtown's market fundamentals reflect the demographic transformation described above.
| Market Metric | Dogtown | Shaw | City of STL Avg |
|---|---|---|---|
| Median Sale Price | $235,000 | $285,000 | $195,000 |
| Avg Days on Market | 24 | 22 | 38 |
| Annual Transactions | 150-190 | 180-220 | 4,800+ |
| Months of Supply | 2.2 | 1.8 | 3.4 |
| YoY Appreciation | +5.8% | +5.8% | +3.2% |
| Avg Commission/Side | $6,110 | $7,410 | $5,265 |
Sources: MARIS MLS, St. Louis Association of REALTORS (Q1 2026)
According to MARIS MLS, Dogtown's $235,000 median positions it as one of the most affordable walkable neighborhoods in the city, 20% below Shaw and 30% below the Central West End. According to the St. Louis Association of REALTORS, this price point attracts first-time buyers who qualify for conventional mortgages with minimal down payment requirements. For pricing details on the adjacent Shaw market, see our Shaw market data guide. Agents interested in broader South City data can reference our Tower Grove South pricing guide and The Hill trends data.
How to Farm Dogtown STL MO Effectively in 2026
According to the St. Louis Association of REALTORS and MARIS MLS data, successful Dogtown farming requires understanding the neighborhood's cultural identity and demographic evolution.
Map Dogtown's three sub-neighborhoods. According to MARIS MLS, Clayton-Tamm, Hi-Pointe, and Franz Park have distinct price points and buyer profiles. Choose a starting zone based on your target demographic — Clayton-Tamm for young professionals, Hi-Pointe for renovators, Franz Park for value-seeking families.
Build your homeowner database from tax records. According to the City of St. Louis Assessor, Dogtown contains approximately 2,400 residential parcels. Segment by owner-occupant versus investor, tenure length, and estimated equity. US Tech Automations automates this segmentation and flags high-probability seller candidates.
Create St. Patrick's Day farming campaigns. According to the Ancient Order of Hibernians, the March celebration is Dogtown's highest-visibility moment. Launch farming mailers and digital ads 4-6 weeks before the parade to capitalize on heightened neighborhood awareness. Include market data specific to recent Dogtown transactions.
Target the renter-to-owner transition pipeline. According to Census data, Dogtown's renter share has dropped from 46% to 38% in a decade. Identify long-term renters earning $60,000+ who qualify for Dogtown's $235,000 median price point. US Tech Automations renter-conversion workflows nurture these leads with rent-vs-buy comparisons and mortgage pre-qualification resources.
Leverage Forest Park proximity in marketing. According to Forest Park Forever, the 1,300-acre park is St. Louis's premier amenity, attracting 13 million annual visitors. Position Dogtown as the most affordable Forest Park-adjacent neighborhood — comparable to Shaw and the Central West End but at a 20-30% discount.
Establish expertise in Dogtown's renovation market. According to the City of St. Louis Building Division, Dogtown averages 25-35 renovation permits annually. Track permit activity to identify emerging inventory and connect renovators with contractors. This positions you as the neighborhood expert who understands both original and renovated home values.
Deploy demographic-segmented email campaigns. According to NAR, segmented email campaigns generate 58% more engagement than generic blasts. Create separate content tracks for young professionals (bar and restaurant openings, walkability data), families (school info, park access), and investors (rental yield data, cap rates). US Tech Automations manages these segments automatically.
Attend monthly neighborhood association meetings. According to the Clayton-Tamm Community Association, monthly meetings draw 30-50 engaged homeowners. Consistent attendance builds trust and positions you as the neighborhood's real estate resource. Offer quarterly market updates at these meetings to demonstrate expertise.
Track employer hiring at the medical campus. According to BJC HealthCare, the Washington University Medical Center complex is St. Louis's largest private employer. Monitor hiring announcements and residency match results — incoming medical professionals are high-probability Dogtown buyers who need affordable housing near the campus.
Monitor Hi-Pointe's commercial development. According to the SLDC, the Hi-Pointe commercial corridor along Manchester Road is attracting new investment. Track commercial openings — each new restaurant or shop increases neighborhood desirability and supports residential appreciation, according to Zillow walkability research.
Frequently Asked Questions
What is the median household income in Dogtown St. Louis?
According to the U.S. Census Bureau's American Community Survey, Dogtown's median household income is approximately $58,000 as of 2026, representing a 38% increase over the past decade. The $75,000+ income segment has grown from 18% to 32% of households.
How many people live in Dogtown STL?
According to the U.S. Census Bureau, Dogtown's three sub-neighborhoods (Clayton-Tamm, Hi-Pointe, and Franz Park) have a combined population of approximately 5,800 residents as of 2024, an 11.5% increase since 2015.
What is the owner-occupancy rate in Dogtown?
According to the U.S. Census Bureau, Dogtown's owner-occupancy rate has reached 62% in 2026, up from 54% in 2015. This 8-percentage-point increase reflects the neighborhood's transition from a rental-heavy working-class area to an ownership-dominant professional community.
Is Dogtown affordable compared to other St. Louis neighborhoods?
According to MARIS MLS, Dogtown's median home price of $235,000 is 20% above the citywide median ($195,000) but 20-30% below comparable walkable neighborhoods like Shaw ($285,000) and the Central West End ($340,000). Dogtown offers strong value for Forest Park-adjacent living.
What are Clayton-Tamm, Hi-Pointe, and Franz Park?
According to the City of St. Louis and the U.S. Census Bureau, these are the three official neighborhoods that comprise the area colloquially known as "Dogtown." Clayton-Tamm is the commercial and cultural center, Hi-Pointe is the emerging renovation zone, and Franz Park is the most affordable residential area.
What ethnic heritage defines Dogtown's culture?
According to the Dogtown Historical Society, the neighborhood's Irish-American identity dates to the 1850s when Irish immigrants settled near clay mines west of Forest Park. The annual St. Patrick's Day parade and celebration, organized by the Ancient Order of Hibernians, draws 100,000+ visitors and remains the neighborhood's signature cultural event.
How does Dogtown's rental market perform for investors?
According to Zillow Rental Manager and MARIS MLS data, Dogtown's median 2-bedroom rent of $1,050 at a 4.2% vacancy rate generates a 6.2% average cap rate for investors. Rent growth of 4.8% year-over-year outpaces the citywide average of 3.2%.
What employers drive housing demand in Dogtown?
According to the Bureau of Labor Statistics and the St. Louis Regional Chamber, Dogtown's proximity to BJC HealthCare, Washington University Medical Center, and the Forest Park-adjacent employment corridor drives demand from healthcare workers, university staff, and professional services employees.
When is the best season to buy in Dogtown?
According to MARIS MLS data, Dogtown's transaction volume peaks from March through May, with the lowest inventory and fastest sales occurring in April. Buyers who shop in January-February before the St. Patrick's Day surge typically face less competition and more negotiating leverage.
What technology helps agents farm Dogtown effectively?
According to NAR's technology survey, integrated CRM platforms with demographic segmentation are essential for Dogtown farming. US Tech Automations provides sub-neighborhood segmentation (Clayton-Tamm, Hi-Pointe, Franz Park), event-triggered campaigns, and renter-to-owner conversion workflows tailored to Dogtown's buyer demographics.
Conclusion: Farm Dogtown's Demographic Transformation
Dogtown's demographic evolution — rising incomes, growing owner-occupancy, and an influx of young professionals — creates a farming opportunity defined by change. According to Census data, the neighborhood is adding 600 residents and shifting 8 percentage points toward ownership over a decade, creating a steady pipeline of both first-time buyers entering and long-term owners cashing out equity.
The agents who succeed in Dogtown will be those who understand its three sub-neighborhoods, leverage its cultural identity, and target the renter-to-owner pipeline with systematic outreach. US Tech Automations provides the demographic segmentation, event-triggered campaigns, and multi-channel automation that transforms Dogtown market knowledge into consistent closings. Build your Dogtown farming system today at ustechautomations.com.
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