1249 Arbor Bluff Cir, Ballwin, MO 63021
PENDING
Listed by Chase H Lottmann, Compass Realty Group, (314) 347-1658

1249 Arbor Bluff Cir
Ballwin, MO 63021

  • 4 Beds
  • 2.5 Baths
  • 2,660 sqft

$649,000

Est. Mortgage $4,017/mo*
Get Pre-Qualified

$649,000

Est. Mortgage $4,017/mo*
Get Pre-Qualified
4 Beds
2.5 Baths
2,660 sqft

Local Information

Map showing home location
© Google
-- mins to
Commute Destination

Description

This spectacular home in the sought-after Arbor Bluff Circle neighborhood truly has it all. A two-story entry welcomes you into a stylish dining room, a versatile flex space, and private main floor office. The centerpiece of the home is the rare two-story great room, a standout feature at this price point, anchored by a gas fireplace with digital controls and Wi-Fi-controlled blinds. The upgraded kitchen is both functional and refined, featuring 42-inch cabinetry, a gas range, vented hood, under-cabinet lighting, walk-in pantry, abundant cabinet space, and premium granite countertops. Just off the kitchen, step outside to a peaceful backyard with a sprawling paver patio, ideal for grilling, entertaining, or simply enjoying evenings outdoors for much of the year. Upstairs, you’ll find four bedrooms, each with custom upgraded closets. The spacious primary suite is generously sized and features a recently remodeled bath with heated floors, separate shower and tub, double vanity, and beautiful natural light. Set on a quiet street in a convenient Ballwin location and within the desirable Oak Brook Elementary boundaries, this home also offers numerous recent updates including a sprinkler system, new roof in 2024, upgraded rear windows, and HVAC replaced approximately three years ago.

Home Highlights

Parking
Garage
Outdoor
No Info
A/C
Heating & Cooling
HOA
$28/Monthly
Price/Sqft
$244
Listed
61 days ago

Home Details for 1249 Arbor Bluff Cir

Active Status

MLS Status: Pending

Interior Features

Interior Details
Basement: ConcreteNumber of Rooms: 12
Beds & Baths
Number of Bedrooms: 4Number of Bathrooms: 3Number of Bathrooms (full): 2Number of Bathrooms (half): 1Number of Bathrooms (main level): 1
Dimensions and Layout
Living Area: 2660 Square Feet
Appliances & Utilities
Utilities: Cable Available, Electricity Available
Heating & Cooling
Heating: Forced AirHas CoolingAir Conditioning: Ceiling Fan(s),Central AirHas HeatingHeating Fuel: Forced Air
Fireplace & Spa
Number of Fireplaces: 1Fireplace: Great RoomHas a Fireplace
Gas & Electric
Electric: AmerenHas Electric on Property
Levels, Entrance, & Accessibility
Levels: Two

Exterior Features

Exterior Home Features
Foundation: Concrete Perimeter
Parking & Garage
Number of Garage Spaces: 2Number of Covered Spaces: 2No CarportHas a GarageParking Spaces: 2Parking: Garage
Water & Sewer
Sewer: Public Sewer
Finished Area
Finished Area (above surface): 2660 Square Feet

Days on Market

Cumulative Days on Market: 31Days on Market: 61

Property Information

Year Built
Year Built: 2001
Property Type / Style
Property Type: ResidentialProperty Subtype: Single Family ResidenceArchitecture: Traditional
Building
Construction Materials: BrickDoes Not Include Home Warranty
Property Information
Parcel Number: 25R541563

Price & Status

Price
List Price: $649,000Price Per Sqft: $244
Status Change & Dates
Off Market Date: Sun May 10 2026

Location

Direction & Address
City: BallwinCommunity: Arbor Bluffs
School Information
Elementary School: Oak Brook Elem.Jr High / Middle School: Southwest MiddleHigh School: Parkway South HighHigh School District: Parkway C-2

Agent Information

Listing Agent
Listing ID: 26019403

Building

Building Area
Building Area: 2660 Square Feet

HOA

HOA Fee Includes: Common Area MaintenanceHOA Name: Arbor BluffAssociation for this Listing: St. Louis Association of REALTORSHas an HOAHOA Fee: $330/Annually

Lot Information

Lot Area: 6969.6 sqft

Listing Info

Special Conditions: Standard

Offer

Contingencies: Subject to InspectionListing Terms: Cash, Conventional, FHA, VA Loan

Miscellaneous

BasementMls Number: 26019403Above Grade Unfinished Area: 2660Showing Requirements: Appointment Only, Occupied

Additional Information

HOA Amenities: None
Last check for updates: about 5 hours ago
Listing Provided by: Chase H Lottmann, (314) 805-8440
Compass Realty Group
Chase H Lottmann, (314) 805-8440
Compass Realty Group
Originating MLS: St. Louis Association of REALTORS
Source: MARIS, MLS#26019403
Also Listed on MARIS.

Market trends in Ballwin

Last updated April 2026
Buyer'sMarketSeller'sMarket
Avg. sale price
$372K
$333MoM
Sale-to-List Price
99.7%
0.3%MoM
Price per sq ft
$189
$0MoM
Available listings
122
5MoM

Price History for 1249 Arbor Bluff Cir

DatePriceEventSource
05/12/2026$649,000PendingMARIS #26019403
04/11/2026$649,000ContingentMARIS #26019403
04/09/2026$649,000Listed For SaleMARIS #26019403
09/22/2011$309,000ListingRemovedAgent Provided
07/23/2011$309,000Listed For SaleAgent Provided
07/22/2011--Sold
N/A
05/11/2011$309,900PriceChange
Agent Provided
04/28/2011$319,900PriceChange
Agent Provided
03/24/2011$324,900Listed For SaleAgent Provided
09/21/2005--Sold
N/A
05/25/2001--Sold
N/A

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Property Tax and Assessment

Year2025
Tax$6,675
Assessment$573,700
Home facts updated by county records

Comparable Sales for 1249 Arbor Bluff Cir

Address
Distance
Property Type
Sold Price
Sold Date
Bed
Bath
Sqft
1250 Red Oak Plantation Dr, Ballwin, MO
0.09
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4
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2,387
505 Treetop Village Dr, Ballwin, MO
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3
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2,563
363 Windyoak Dr, Ballwin, MO
0.27
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-
07/22/25
4
3
2,395
1372 Red Oak Plantation Dr, Ballwin, MO
0.33
Single-Family Home
-
06/21/25
4
2.5
2,630
540 Woodlyn Xing, Ballwin, MO
0.26
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-
04/09/26
4
2.5
2,086
1123 Arbor Spring Ct, Ballwin, MO
0.29
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10/16/25
3
2.5
2,744
404 Arbor Spring Dr, Ballwin, MO
0.32
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-
08/08/25
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442 Oak Glen Dr, Ballwin, MO
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2,060

Nearby homes

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Assigned Schools

These are the assigned schools for 1249 Arbor Bluff Cir.
View nearby schools on GreatSchools
The GreatSchools Rating compares schools on a variety of school quality indicators including test scores, college readiness, equity and more. Learn more.

What Locals Say about Ballwin

At least 227 Trulia users voted on each feature.

  • 92 % Say it's dog friendly

  • 91 % Say car is needed

  • 91 % Say parking is easy

  • 87 % Say there are sidewalks

  • 81 % Say people would walk alone at night

  • 80 % Say it's quiet

  • 80 % Say yards are well-kept

  • 80 % Say kids play outside

  • 77 % Say there's wildlife

  • 77 % Say there's holiday spirit

  • 70 % Say streets are well-lit

  • 61 % Say neighbors are friendly

  • 59 % Say they plan to stay for at least 5 years

  • 44 % Say it's walkable to restaurants

  • 44 % Say it's walkable to grocery stores

  • 43 % Say there are community events

Sourced by Trulia users. Learn more about our methodology.
  • Fortney_7
    "Ballwin Days. Summer concerts. Ballwin community runs and even a triathlon series. Missouri largest state park Castlewood "
    0
    Flag
  • Gymdogmiles
    "We have an annual block party in the summer. We play games and everyone brings different snacks and desserts. "
    0
    Flag
  • Lauraday200
    "I don’t live here, and don’t have a dog, so I am unsure. But I really like Ballwin for a lot of reasons. Well kept, diversified ding, farmers market, parks w walking paths, reasonable home prices, family fun things to do. "
    0
    Flag
  • Gymdogmiles
    "I feel safe and comfortable in the area. There are good schools in Rockwood and Parkway. Neighbors are friendly"
    0
    Flag
  • Meg_fortney
    "Great neighborhood with great neighbors. Dead end street so no speeding cars coming through. Lots of trees and animals like deer. "
    1
    Flag
  • Julie Frasher
    "This area is safe and a good place to raise your kids. There are great schools and lots of activities in the community. "
    0
    Flag
  • Trisha
    "Seems dog friendly plenty of sidewalks, parks and some dog parks near by. Some neighbors seem to not like barking dogs "
    9
    Flag
  • Christina I.
    "The lake and close to amenities but feel like you’re out away from the city. It’s the best of both worlds. "
    1
    Flag
  • Didinadiva
    "It’s a great place to live! Everyone is very nice. There are a few restaurants close by. A few parks and public pools."
    2
    Flag
  • Danielbuck2014
    "Good sidewalks and dog friendly neighbors. People take care is the droppings and there are many different Paths and trails and parks you can take in the region. We have all kings of breeds and different types of animals in our region. "
    0
    Flag
  • Sharonawilson4
    "Safe and quiet neighborhood. Great school district and multiple places to shop and work. Also, a lot of parks for the kiddos!"
    2
    Flag
  • Lindsay P.
    "minimal access to public transportation, traffic can be very crowded on manchester rd, closest highway is about a 15 min drive"
    3
    Flag
  • Jessie371
    "We don’t have neighborhood events. People are too busy to do so. There are a lot of places to take your kids too "
    2
    Flag
  • Christopher B.
    "alot of schools in the area for children to go to. also a very large portion of citizens are older or are parents"
    0
    Flag
  • Susiglass
    "You see lots of dogs and their owners walking. People are animal friendly and people friendly. People are generally friendly and there is allot of great parks and pools nearby. "
    1
    Flag
  • Addison W.
    "Quite, can walk on sideways or the street. Other dog walkers are friendly of the sidewalks and street and always wave or say hello. I feel safe walking my dog at night or during the day "
    4
    Flag
  • Evymdick
    "Ballwin is full of safe neighborhoods filled with lots of parks that are within walking distance. I"
    1
    Flag
  • Jessica B.
    "Some owners don't pick up after their pets and it can be noisy from time to time. Some dogs bark a lot but for the most part it is pretty quiet."
    1
    Flag
  • Kelli L.
    "It can get busy depending on the time of day, but overall it is nice. Plus it’s close to many shops "
    0
    Flag
  • Braaschangela
    "Our neighborhood hosts parties & get-together events for just about every holiday as well as seasonal parties just for locals to get to know each other. "
    1
    Flag
  • Kelsey A. F.
    "It is a very dog friendly neighborhood! There are plenty of places to take your dogs on a nice walk,and castle wood state park is only about 10 minutes away."
    1
    Flag
  • Braaschangela
    "Great area, we love living here. Watch out for deer & intersection collisions on Manchester. Don’t text and drive. Shopping around here is so enjoyable, everyone is so customer service focused. Such a relaxing delight to live in balmy Ballwin. "
    2
    Flag
  • Braaschangela
    "The annual fireworks displays on the 4th of July at Queens Park and at Manchester City Park, the News West magazine, and the carnival at Manchester Park. "
    1
    Flag
  • Moe A.
    "I think it would be a great idea for Halloween parties better to know more people in your neighborhood so we can make friends with them "
    0
    Flag
  • Brittany W
    "Ballwin has always been my home and I never want to live anywhere else. The schools are outstanding and have almost everything around us"
    1
    Flag
  • Pimp.sisterton
    "I commute to Parkway West High and the traffic is great! I can get from my house to work in 12 minutes or less! I highly recommend Ballwin...it’s a great place to live!!! "
    0
    Flag
  • Lisa
    "we are near so many great local coffee shops and eateries! And also very conveniently located near major highways. Lots of kid friendly parks and activities and festivals, in additional to a really fantastic waterpark!"
    0
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  • Bee D.
    "The location is perfect. Close to everything you’d need. Target, fast food, shopping. Close enough to be convenient but far enough to feel private "
    0
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  • Rickyd2424
    "the neighborhood involvement is a breath of fresh air. The safety due to a great community makes Ballwin a wonder place to raise a family"
    0
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  • Sharon R. D. H.
    "There are lots of families with children of all ages from babies to teens to young adults. Great place to live and raise children. "
    0
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  • Alyks7
    "Just a short drive to anything you could need down Manchester. Quick access to highways. Great school district."
    0
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  • Christy
    "Its nice and quiet. On Halloween the neighbors really know how to do it. Family oriented, kids can ride their bikes around. "
    0
    Flag
  • Meriamjord
    "All the neighbors are nice, they have Santa come with a horse and buggy and give whoever wants a ride, and he gives out candy, On Halloween they sat up a table and neighbors bring a bag of candy to share for the kids."
    0
    Flag
  • Wussowbrittany
    "They would like it. All the dogs that come by and usually friendly. And a lot of people in the neighborhood walk their dogs and pick up the dogs poop. I’ve had it where they just leave it in your yard. "
    0
    Flag
  • Wussowbrittany
    "Great people and safe neighborhood. There’s easy access to Manchester road and everything is close by. "
    2
    Flag
  • Laurawirrick
    "I always feel safe, there are several great parks and playgrounds in the area. My neighbors are friendly and we take pride in our community"
    1
    Flag
  • Lois p.
    "I’ve lived in Ballwin for 6 years and love the community. Where I live there are many neighbors with dogs, same as myself, and while walking my dog everyone is very friendly. "
    1
    Flag
  • Sknwar
    "my place has great access to local shops and malls,restaurants and other amenities.commute is also easy.and safe to walk around."
    0
    Flag
  • Rachel P.
    "Neighbors who are actually friends and party and travel together. Quiet neighborhood with plenty to do nearby."
    1
    Flag
  • Ashtonledee785
    "The place a very relaxed every one around is nice and looks out for one another with out question what more could you ask for"
    0
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LGBTQ Local Legal Protections

Chase H Lottmann, Compass Realty Group
Agent Phone: (314) 805-8440
IDX information is provided exclusively for personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but not guaranteed. Some IDX listings have been excluded from this website. Click here for more information
1249 Arbor Bluff Cir, Ballwin, MO 63021 is a 4 bedroom, 3 bathroom, 2,660 sqft single-family home built in 2001. This property is currently available for sale and was listed by MARIS on Apr 6, 2026. The MLS # for this home is MLS# 26019403.