From Vacancy to Opportunity: Nominating, Buying and Rehabbing Prop NS Properties
Proposition NS, short for “Neighborhood Stabilization,” is a community-led initiative created to address vacant and unmaintained residential properties throughout the City of St. Louis. Approved by voters in 2017, the program provides funding to identify, stabilize, secure and sell vacant residential buildings owned by the Land Reutilization Authority (LRA). The goal is not only to improve individual buildings, but also to support broader neighborhood revitalization efforts by returning vacant properties to productive use.
In the FAQ below, learn more about nominating, buying and rehabilitating Prop NS properties.
General Program Information
What is the LRA?
The LRA, which was established in 1971, is the oldest land bank in the United States. Housed and staffed by St. Louis Development Corporation, it has the authority to manage, maintain, market and sell vacant and abandoned buildings and property owned by the agency in St. Louis.
When did the Prop NS program begin?
Although voters approved Prop NS in 2017, the program officially became operational in January 2020, and the first stabilized buildings became available in 2021.
What types of properties qualify for Prop NS?
Eligible properties must:
Be owned by the LRA.
Be residential buildings with six or fewer units.
Be available for purchase and not already tied to another redevelopment agreement or option.
Mixed-use buildings may qualify if they include a residential component.
How many properties can be part of the Prop NS program at one time?
The program is capped at 200 properties in the stabilization or sales pipeline at any given time. This limit was established to ensure funds are used responsibly and that properties move through the process efficiently rather than sitting vacant indefinitely.
Nominating or Donating Property
How can a property be nominated for Prop NS?
Community members can submit nominations through the Prop NS nomination form. Eligible nominators include:
Residents of the City of St. Louis.
Individuals who own property in the city and pay property taxes on it.
Neighborhood organizations within the city.
Nominators are encouraged to provide details about the property and why they believe it should be considered.
Does a property have to be owned by the LRA?
Yes. Only LRA-owned properties are eligible for Prop NS.
Staff frequently receive nominations for properties that are privately owned or otherwise ineligible. Program staff verify ownership and eligibility before moving forward.
How can I check whether a property is owned by the LRA?
To find out if the LRA owns a vacant building, use the city’s property search page. Checking the inventory before submitting a nomination can help avoid delays or ineligible submissions.
Can property owners donate buildings to the LRA?
Yes. Property owners interested in donating a property must fill out a donation form and deliver it to the LRA office (1520 Market Street, Suite 2000, St. Louis, MO 63103) by mail or in person. Donations are reviewed regularly by the LRA Board of Commissioners. Donating property to the LRA does not guarantee it will be selected for Prop NS, and properties should not be donated with the expectation they will go through the program.
In some cases, owners who previously purchased Prop NS properties but are unable to complete rehabilitation work choose to donate them back to the LRA.
How Properties Are Stabilized
What happens after a property is nominated?
Once a property is confirmed eligible:
Prop NS staff inspect the building.
Staff assess structural conditions and stabilization needs.
A scope of work and cost estimate are prepared.
The proposal is reviewed by the Prop NS Stabilization Advisory Committee (SAC).
The LRA Board makes the final decision on whether to fund stabilization.
What is the Prop NS Stabilization Advisory Committee (SAC)?
The SAC is a seven-member committee responsible for reviewing nominated properties and recommending whether they should receive Prop NS stabilization funding. The committee evaluates:
Structural condition.
Feasibility of stabilization.
Estimated costs.
Potential neighborhood impact.
The LRA Board has final approval authority.
How much can Prop NS invest in a property?
Current stabilization limits are:
Up to $30,000 for single-family properties.
Up to $50,000 for buildings with two to six units.
A 2026 ordinance will allow the Prop NS program to invest no more than $50,000 for buildings with less than 1,500 square feet, up to $65,000 for buildings with less than 2,500 square feet, and no more than $80,000 for buildings that are 2,500 square feet or larger. These spending caps will be adjusted based on inflation every year beginning in 2027.
How are contractors selected?
Approved stabilization projects are posted through the city’s bidding platform. Registered general contractors may submit bids to complete the work. Contractors must:
Meet the project scope requirements.
Stay within the program’s budget limits.
Demonstrate the capacity to complete the work.
What stabilization work is typically done on Prop NS properties?
Prop NS investments focus on securing and stabilizing vacant buildings rather than fully rehabilitating them. Typical work includes making properties watertight, addressing structural issues, boarding vulnerable windows and doors, and completing interior demolition work needed to prepare the building for full rehabilitation by the future buyer.
How long do contractors have to complete stabilization work?
Once permits are issued, contractors generally have 60 days to complete the work, though timelines may vary depending on permitting, weather and project complexity.
Buying a Prop NS Property
Is there a list of Prop NS properties available for purchase?
Yes. The properties listed here will be available during all bid periods until valid offers are received.
Who can bid on Prop NS properties?
Anyone may submit an offer, provided they can demonstrate the financial capacity to:
Purchase the property.
Complete the full rehabilitation.
There are no residency restrictions or limits based on whether the buyer is an individual, company or developer.
Why should someone consider buying a Prop NS property?
Unlike typical "as-is" vacant properties, Prop NS buildings have already been inspected by professionals, cleared of interior debris and stabilized structurally. This provides buyers with more transparency before purchase. However, buyers must understand that these buildings still require substantial investment to comply with the City of St. Louis occupancy code.
It is important for buyers to note that all Prop NS properties are sold as-is. Several properties sustained damage during severe weather events, including the May 2025 tornado.
Because damage or deterioration may have occurred after Prop NS stabilization was completed, the Prop NS team strongly encourages prospective purchasers to conduct their own inspections prior to making an offer or closing. The Prop NS program does not have authorization or funding available to make any additional repairs or improvements after properties have been sold.
What information do interested buyers need to provide?
To submit an offer for a Prop NS-stabilized building available for purchase, interested buyers must deliver a completed bid and project planning form, a $25 money order payable to LRA, a copy of a valid photo ID, and all checklist requirements (listed in the bid and project planning form) to the LRA office. All materials, including documented proof of funds, a preliminary renovation budget, and a project timeline, must be received before the 12 p.m. deadline on the bid window's closing date.
Prop NS staff and the LRA Board use this information to evaluate whether a buyer has the resources, capacity and experience necessary to complete the rehabilitation project.
Can buyers bid on multiple properties?
Yes, buyers may submit offers on multiple properties. However, the LRA Board typically approves only one property at a time for first-time buyers until they demonstrate the capacity to successfully complete rehabilitation projects.
How much money should buyers expect to invest in rehabilitation?
Program staff generally estimate that full rehabilitation costs can average approximately $100 per square foot, though actual costs vary depending on the property. Buyers should carefully evaluate:
Construction costs.
Financing availability.
Project timelines.
Their own experience and capacity.
Does Prop NS assist buyers with their rehabs?
Prop NS does not have access to additional funding beyond what was invested in the buildings during stabilization. Prop NS staff regularly request updates from buyers to learn where they have received financing or support that may be helpful for others.
The Bidding Process
How often are bid periods held?
Bid periods are typically held about every two months, though schedules may vary depending on staffing, contractor timelines and LRA Board approvals.
How long do bid periods last?
Bid periods generally remain open for 21 days. This allows all interested buyers an equal opportunity to submit offers within the same timeframe.
How are winning bids selected?
Offers are reviewed based on:
Bid amount.
Financial capacity.
Rehabilitation experience.
Property ownership history.
Staff also review whether applicants have:
Outstanding code violations.
Tax delinquencies.
Unfinished rehabilitation projects elsewhere in the city.
The LRA Board makes the final decision during a public meeting.
What happens if a buyer’s offer is rejected?
Rejected buyers may apply again in future bid periods. In some cases, applicants are encouraged to provide additional financial documentation or pursue properties that better align with their budget and experience level.
Can applicants ask why they were rejected?
Yes. While formal rejection letters are sent to applicants, Prop NS staff are also willing to discuss the reasons for rejection and explain what buyers can improve for future applications.
What happens if a selected buyer does not close on the property?
If a buyer withdraws or fails to close, the property is returned to the available inventory and may appear in a future bid period.
Rehabilitation Requirements After Purchase
How long do buyers have to complete rehabilitation?
Buyers generally have 24 months to complete rehabilitation work.
What happens if rehabilitation is not completed on time?
The LRA maintains the right to reclaim properties if rehabilitation requirements are not met. However, the program recognizes that construction challenges and rising costs can create delays, and extensions or accommodations may be considered on a case-by-case basis.
Viewing and Learning More About Properties
Can buyers tour properties before bidding?
Yes. Interested buyers are strongly encouraged to view properties in person before submitting an offer. Email prop-ns@stlouis-mo.gov within one week of the bid window opening to request a tour. Tours are scheduled by reservation based on buyer interest and staff availability.
Why is touring a property important?
The stabilized buildings still require extensive rehabilitation work. Touring the property helps buyers better understand:
The building’s condition.
Scope of work needed.
Potential costs and timelines.
Where can I find more information about Prop NS?
Additional information, available properties, nomination forms and bidding materials can be found here.