Community guide
Missouri
O'Fallon, Missouri
The St. Charles County city where three school districts, six fire districts and four water and sewer providers meet inside one set of limits, and 61.6% of the housing stock dates to a single twenty-year window.
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The short version
O'Fallon is in St. Charles County, Missouri, about thirty-five miles west of St. Louis, and is a different city from O'Fallon, Illinois. Census data put the mean commute at 25.5 minutes. Three school districts serve addresses inside the city. Owner-occupied sales require no city occupancy inspection; every rental does.
Get oriented
O'Fallon sits in St. Charles County, Missouri, about thirty-five miles west of downtown St. Louis. The county belongs in the first line because there is a second O'Fallon in Illinois, in St. Clair County, with different taxes, different routes and different law. This guide is the Missouri one.
What drives the Missouri O'Fallon is a housing stock built almost entirely inside one twenty-year window: 61.6% of units went up between 1990 and 2009, and only 9.2% predate 1970. That produces large subdivisions of consistent construction era and very little that is older. The honest trade-off here is administrative rather than physical, because one O'Fallon address is not interchangeable with another.
The honest trade-offs
The administrative fragmentation costs money. Three school districts, two electric utilities, four water and sewer providers and six fire districts appear inside one set of city limits. Two similar houses across town can differ by several hundred dollars a year before anyone turns on a tap.
The housing stock is narrow by era. A twenty-year window holds 61.6% of it. That is a strength for a buyer who wants predictable late-1990s and 2000s construction and subdivision infrastructure not yet at replacement age, and a limitation for one who wants a pre-war house or a walkable historic core. 403 units in the entire city predate 1950.
Transit is not an option. 39 O'Fallon residents commute by public transportation. A household here is a multi-vehicle household, and Missouri taxes each of those vehicles annually at 33 1/3% of value at the same combined levy as the house.
The interstates are an asset with a cost attached. I-70 carries roughly 108,000 vehicles a day across the north side and I-64 about 63,000 across the south. That access is why half of commuting residents reach work in under 25 minutes. It is also noise and traffic for parcels near those corridors.
The rental rule is asymmetric. An owner-occupant buying here faces no city occupancy inspection at all. An investor faces one at every change of tenancy, with the permit setting a maximum occupancy for the unit.
How to tell whether this fits you
The questions that separate one O'Fallon address from another are matters of record, not impression.
- Which school district the parcel sits in. Three run through the city, and the district sets the largest single line on the tax bill. The three address lookups below answer it.
- Which fire district, water provider and electric provider serve the parcel. Six fire districts appear on the City's own emergency services map, and those boundaries do not follow city limits. The City's address look-up tool answers water and sewer; the Collector's parcel record answers the levy stack.
- Whether the house is on city water and sewer. Those addresses carry a fixed floor of $57.88 a month, $694.56 a year, before a gallon of usage. Outside city limits the rates are exactly double.
- Whether the house will be owner-occupied or rented. Chapter 525 does not reach an owner-occupied house. It reaches every rental, every time tenancy changes.
- Housing stock era, against what the household wants. Half the city was built in 2000 or later and 9.2% predates 1970.
- Commute tolerance, against the real distribution. Half of commuting residents are at work inside 25 minutes, and about one in nine travels 45 minutes or more.
The facts, by category
Commute & location
The roads
Two interstates cross O'Fallon. Interstate 70 runs east and west across the north side of the city. Interstate 64 runs east and west across the south side, through the WingHaven area. Missouri Route K is the north-south spine, becomes Main Street through the middle of town, meets I-70 at an interchange and runs south toward I-64. Route DD is WingHaven Boulevard and interchanges with I-64. Route P and Route 79 also serve the city.
How much traffic those roads carry
The Federal Highway Administration's National Bridge Inventory records average daily traffic per structure. These are structures whose coordinates the Census Bureau geocoder places inside O'Fallon city limits, 2024 reporting year:
| Structure | Carries | Average daily traffic (2024) |
|---|---|---|
| NBI 6450, over Belleau Creek | Interstate 70 | 108,528 |
| NBI 6449, at Route K | Interstate 70 | 107,979 |
| NBI 31274, over Schote Creek | Interstate 64 | 63,417 |
| NBI 3710, over Belleau Creek | Missouri Route K / Main Street | 59,104 |
Source: Federal Highway Administration National Bridge Inventory, published via the Bureau of Transportation Statistics National Transportation Atlas Database, layer data as of June 20, 2025.
What Census data actually says
Mean travel time to work for O'Fallon residents is 25.5 minutes, derived the way the Census derives it: aggregate travel time (table B08013) divided by workers who did not work from home (table B08303), 2020-2024 American Community Survey 5-Year Estimates, Census place 2954074.
Of 52,138 workers aged 16 and over (table B08301): 75.2% drove alone, 4.3% carpooled, 18.1% worked from home, and 0.1%, or 39 people, used public transportation. There is effectively no transit commute here.
The spread, not just the average
An average hides the range. Of the 42,679 O'Fallon workers who did not work from home (table B08303):
| Travel time | Share |
|---|---|
| Under 10 minutes | 9.9% |
| 10 to 14 minutes | 11.5% |
| 15 to 19 minutes | 14.4% |
| 20 to 24 minutes | 15.0% |
| 25 to 29 minutes | 8.8% |
| 30 to 34 minutes | 18.2% |
| 35 to 44 minutes | 11.3% |
| 45 to 59 minutes | 7.0% |
| 60 minutes or more | 3.8% |
50.8% are at work in under 25 minutes, and 10.8% travel 45 minutes or more. That split is the signature of a city with substantial local employment alongside a St. Louis-bound share. Percentages are arithmetic on the published counts.
Housing & market data
The housing stock, by era
The single most useful fact about O'Fallon's inventory is when it was built. From table B25034, 2020-2024 American Community Survey 5-Year Estimates, across 36,206 total housing units:
| Built | Units | Share |
|---|---|---|
| 2020 or later | 1,346 | 3.7% |
| 2010 to 2019 | 5,726 | 15.8% |
| 2000 to 2009 | 10,946 | 30.2% |
| 1990 to 1999 | 11,382 | 31.4% |
| 1980 to 1989 | 3,468 | 9.6% |
| 1969 or earlier | 3,338 | 9.2% |
61.6% of O'Fallon's housing was built between 1990 and 2009. Only 9.2% predates 1970, and 403 units in the whole city predate 1950, concentrated near the original town centre along Main Street.
Structure type and tenure
By units in structure (table B25024): 75.2% one-unit detached, 9.1% one-unit attached, 3.4% mobile homes, and 12.0% in buildings of three or more units. Owner-occupied units are 81.0% of the 35,471 occupied units (table B25003).
The ACS median value of owner-occupied units is $326,200. That figure is self-reported by homeowners on a survey and pooled across 2020 to 2024. It is not a transaction median and should not be read as one. A current sale-price series for O'Fallon is a MARIS pull through Saint Louis REALTORS, which is not published openly.
The corridors
The City names its own corridors as Bryan Road, Highway K, Main Street, Tom Ginnever, WingHaven and the I-64 high tech corridor. WingHaven, south along I-64 and Route DD, is the newest of these and corresponds to the post-2000 construction band. Main Street and the area around Civic Park and Fort Zumwalt Park carry the oldest stock. Named subdivisions with current price bands require MLS data and are not built into this guide.
Information deemed reliable but not guaranteed. ACS figures are five-year pooled estimates carrying margins of error, not transaction records, and construction era for a specific address is confirmed through the St. Charles County Assessor.
Cost of living & taxes
Property tax, with the math shown
Missouri assesses residential real property at 19% of market value and tangible personal property at 33 1/3% (RSMo 137.115, version effective January 1, 2026). The bill is assessed value divided by 100, multiplied by the combined levy of every taxing district covering the address.
The rates below are for tax year 2025, the most recent year certified. Missouri levies are certified each September, so 2026 rates are being set around the time this guide publishes.
One point is worth stating plainly: St. Charles County levies no general-revenue property tax at all. That line is $0.0000. County operations run on sales tax, and the county's property levies are special-purpose only.
For an O'Fallon address in the Fort Zumwalt school district and the O'Fallon Fire Protection District, per $100 of assessed valuation:
| Taxing body | 2025 rate |
|---|---|
| Fort Zumwalt R-II School District | 4.1262 |
| O'Fallon Fire Protection District | 0.8303 |
| City of O'Fallon (general 0.2815, debt service 0.1401, parks 0.0000) | 0.4216 |
| St. Charles County Ambulance District | 0.3175 |
| St. Charles County Road and Bridge | 0.1687 |
| St. Charles City-County Library District | 0.1668 |
| St. Charles Community College | 0.1569 |
| St. Charles County Developmental Disability | 0.1068 |
| St. Charles County Dispatch and Alarm | 0.0324 |
| State of Missouri (blind pension, RSMo 209.130) | 0.0300 |
| St. Charles County general revenue | 0.0000 |
| Total | 6.3572 |
Source: City of O'Fallon Finance Department. Three rows carry independent dating: Fort Zumwalt's board adopted $4.13 per $100 in September 2025, ten cents below the prior year's $4.23; St. Charles Community College's trustees approved 0.1323 general revenue plus 0.0246 debt service in minutes dated September 29, 2025; and the O'Fallon Fire Protection District published 0.8303 in its own rate hearing notice. The City of St. Peters publishes a table headed 2025 Real Estate/Personal Property Tax by School District showing Fort Zumwalt at $4.126 and Francis Howell at $3.977, matching these figures to three decimals.
Worked example. A $350,000 home assesses at $66,500. Divided by 100 and multiplied by 6.3572, that is $4,227.54 for the year.
The levy is not uniform across the city
The school district is the variable, and the City publishes all three:
| School district | 2025 levy per $100 |
|---|---|
| Wentzville R-IV | 4.5359 |
| Fort Zumwalt R-II | 4.1262 |
| Francis Howell R-III | 3.9769 |
The spread between Wentzville and Francis Howell is 55.9 cents per $100, a difference of $371.73 a year on a $350,000 house, between two addresses that can sit inside the same city limits.
Fire district boundaries do not follow city limits either. The O'Fallon Fire Protection District's own service area page states that it serves most of O'Fallon's city limits, not all of them, and the City's emergency services map, current through Ordinance 7307, also shows Central County Fire and Rescue, Wentzville, Cottleville, Lake St. Louis and New Melle. The combined rate above assumes O'Fallon Fire. The St. Charles County Collector's parcel record is the authority for a specific address.
The vehicle tax that catches people
Missouri taxes tangible personal property, including vehicles, boats and trailers, at 33 1/3% of value. A $20,000 vehicle assesses at $6,666.67 and, at a combined levy of 6.3572, produces about $423.81 a year. RSMo 137.115 carries no phase-down below 33 1/3%; the 2025 amendments to that section (H.B. 199 merged with S.B. 4) did not reduce it.
Utilities, by named provider
O'Fallon is a split-provider city. Its own water and sewer page directs residents to an address look-up tool rather than naming a single provider, because water and sewer come from the City of O'Fallon, Public Water Supply District No. 2 of St. Charles County, Missouri American Water or Duckett Creek Sanitary District depending on the parcel. Electric is split between Ameren Missouri and Cuivre River Electric Cooperative. Natural gas is Spire.
For addresses on City of O'Fallon water and sewer, the rates set by Ordinance 7157 and effective January 1, 2026 (city code Sections 700.220 and 700.230):
| Service | Monthly base | Included in base | Per 1,000 gallons after |
|---|---|---|---|
| Water | $18.90 | 1,000 gallons | $6.40 |
| Sewer | $27.50 | 4,000 gallons | $4.09 |
Trash, recycling and yard waste are billed by the City on the same utility bill at $11.48 a month for residents, with a 15% discount for seniors and veterans (Section 245.070(A), Ordinance 6644, 2020). An additional 64-gallon cart is $5 a month and a 96-gallon cart $8.
Those three fixed charges come to $57.88 a month, or $694.56 a year, before a single gallon above the included amounts. Outside city limits, water and sewer rates are exactly double the inside-city figures. No separate residential stormwater fee appears in the City's code or on its utility billing page.
| Service | Provider | Published residential rate |
|---|---|---|
| Electric | Union Electric Company d/b/a Ameren Missouri | $9.00 monthly customer charge; 15.60 cents per kWh June to September; 10.62 cents for the first 750 kWh October to May (tariff effective June 1, 2025, before riders) |
| Electric | Cuivre River Electric Cooperative | $0.90 per day service availability charge, plus 10.70 cents per kWh for the first 800 kWh. A member-owned cooperative, not rate-regulated by the Missouri PSC |
| Natural gas | Spire Missouri Inc. | $22.00 monthly customer charge, plus delivery of $0.50550 per Ccf November to April (tariff effective October 24, 2025), plus a purchased gas adjustment of $0.61674 per Ccf |
What the city requires when a home is sold: nothing
This is the detail most often assumed backwards, and O'Fallon's answer differs from both St. Charles and St. Peters.
An owner-occupied sale triggers no city occupancy inspection. O'Fallon reaches that result through scope rather than through an exception. Chapter 525 regulates a rental dwelling, which Section 525.020 defines as a separate living facility that is rented, leased or otherwise not occupied by the owner thereof. An owner-occupied house is never inside the chapter to begin with. Article XII, Miscellaneous Building Regulations, carries no certificate-of-occupancy requirement triggered by sale or transfer anywhere else in the code.
What is required: the rental occupancy permit
Under Section 525.040 it is unlawful to permit the occupancy or re-occupancy of a rental dwelling, including moving furniture in, until the Code Official has issued a permit attesting that the occupancy complies with the Code so far as a visual inspection of the premises can determine. The requirement attaches at each change of occupancy.
Fees are set at Section 500.470(D), last amended by Ordinance 6622 in 2019:
| Item | Fee |
|---|---|
| Single-family rental occupancy permit | $75.00 |
| Multi-family | $50.00 per unit |
| First re-inspection within 90 days | Included |
| Each additional re-inspection | $35.00 |
There is no vacant-versus-occupied fee split in O'Fallon. St. Charles charges $50 vacant and $100 occupied under its Section 525.045; O'Fallon prices by structure type instead and codifies a free re-inspection window that St. Charles does not. The Code Official inspects through the Building Division, the permit sets a maximum occupancy for the unit, and scheduling may require two days of notice.
This section is general information about published rates and ordinances, not tax or legal advice.
Schools
Three public school districts hold territory inside O'Fallon city limits. The City's own GIS school district map, current through Ordinance 7307, lists exactly three in its legend: Fort Zumwalt, Francis Howell and Wentzville.
Boundaries do not follow city limits, and the district a parcel sits in moves the combined tax levy by up to 55.9 cents per $100 of assessed valuation, so the address lookup is the operative tool.
Confirming the district for a specific address
| District | Official DESE name | Address lookup |
|---|---|---|
| Fort Zumwalt | Fort Zumwalt R-II School District | fzsd.focusschoolsoftware.com/focus/find-my-school/ |
| Francis Howell | Francis Howell R-III School District | fhsdschools.org/enroll/attendance-zones |
| Wentzville | Wentzville R-IV School District | wentzville.k12.mo.us/about/school-boundary-locator |
Fort Zumwalt is headquartered at 555 E. Terra Lane in O'Fallon and operates 29 schools. Francis Howell is headquartered at 801 Corporate Centre Drive in O'Fallon, covers more than 150 square miles of southeastern St. Charles County and reports roughly 17,000 students across 23 campuses. Wentzville covers 89 square miles and operates 21 schools, PreK through 12.
One point is commonly gotten wrong: Francis Howell serves O'Fallon addresses but has one building physically in O'Fallon, Francis Howell Union High School at 801 Corporate Centre Drive, co-located with the district office. Its other 22 campuses sit in St. Charles, Cottleville, St. Peters, Wentzville, Dardenne Prairie and Weldon Spring.
DESE enrollment data sits behind a login in the Missouri Comprehensive Data System, so the counts above are the districts' own published figures, and Fort Zumwalt's and Wentzville's carry no stated school year.
Public schools located in O'Fallon
Ten Fort Zumwalt elementary schools: Dardenne, Emge, Forest Park, J.L. Mudd, Mount Hope, Ostmann, Pheasant Point, Rock Creek, Twin Chimneys and Westhoff.
Fort Zumwalt secondary and specialist campuses:
- North Middle School, 210 Virgil Street
- West Middle School, 150 Waterford Crossing
- Fort Zumwalt North High School, 1230 Tom Ginnever Avenue
- Fort Zumwalt West High School, 1251 Turtle Creek Drive
- Mike Clemens Center for Adaptive Learning, 910 Homefield Boulevard
Wentzville: Frontier Middle School, 9233 Highway DD.
Non-public schools in O'Fallon
Alphabetical, name and address only.
- Assumption Catholic School, 203 W. 3rd Street
- Holy Cross Lutheran Preschool, 8945 Veterans Memorial Parkway
- St. Dominic High School, 31 St. Dominic Drive
- Trinity Christian Academy, 9380 Veterans Memorial Parkway
- Veritas Christian Academy, 1145 Tom Ginnever Avenue
No college or university campus sits inside O'Fallon. St. Charles Community College's own campus listing names four, the nearest being its Dardenne Creek Campus at 1 Academy Place, Dardenne Prairie.
This guide does not rank, rate or compare schools or districts.
Things to do & local life
Parks
The City operates 475 acres of parks.
- Fort Zumwalt Park, 1000 Jessup Lane. 48 acres and the historic anchor: Lake Whetsel with its walking path, a reconstructed War of 1812 fort, the Heald Home dating to about 1884, an 18-hole disc golf course and the St. Charles Model Railroad Club display.
- Civic Park, 308 Civic Park Drive. 20 acres, with the bandstand, an ADA-accessible playground, an April-to-September splash pad and the O'Fallon Historical Society Log Cabin Museum. Alligator's Creek Aquatic Center, 403 Civic Park Drive, sits inside it, with three water slides, a lazy river with zero-depth entry and lap lanes.
- O'Day Park, 1000 O'Day Park Drive. 57 acres and the newest of the large parks: an adventure playground of rope courses and climbing structures, the O'Day Creek Experience water-play area, an outdoor amphitheatre, group camping, and O'Day Lodge, a banquet facility seating 250 to 320.
- Westhoff Park, 810 Sheppard Drive. 65 acres, with the skate and BMX park at Westhoff Plaza, lighted diamonds, tennis, sand volleyball, a splash pad and Brendan's Playground, an inclusive playground.
- Sports Park, 3589 Highway K. 95 acres and the largest: a 12-field soccer complex, pickleball, a Children's Garden, and the Renaud Center, 2650 Tri Sports Circle, a 66,000-square-foot indoor complex with a natatorium, a gymnasium and a tenth-of-a-mile indoor track.
- Ozzie Smith Sports Complex, 900 T.R. Hughes Boulevard. 76 acres, with seven lighted diamonds and CarShield Field, formerly T.R. Hughes Ballpark.
- Dames Park, 387 Dames Park Drive. 59 acres, with three multi-use fields, pickleball courts, a one-mile asphalt path and the Omer J. Dames War Memorial.
Everyday
- Hospital: Progress West Hospital, 2 Progress Point Parkway, operated by BJC Health, with a 24-hour adult emergency department.
- Libraries: three St. Charles City-County Library branches sit in O'Fallon. Deer Run, 1300 North Main; Middendorf-Kredell, 2750 Highway K; and WingHaven, 7435 Village Center Drive.
- Retail corridors, as the City names them: Bryan Road, Highway K, Main Street, Tom Ginnever, WingHaven and the I-64 high tech corridor.
City events
The Heritage and Freedom Fest runs in July with a July 4th parade, carnival rides and fireworks. The Celebration of Lights, running since 1991, is a drive-through display in Fort Zumwalt Park from late November through December. Also on the City calendar: the Jammin' Summer Concert Series at O'Day Park, Fall Into the Arts, the Old-Fashioned Holiday Stroll and Founders' Day.
Trails
Great Rivers Greenway's Dardenne Greenway is planned to follow Dardenne Creek and link O'Fallon with Dardenne Prairie, Cottleville and St. Peters, eventually reaching the Katy Trail by way of the Baltic Creek and Busch Greenways. The Bluebird Meadow to O'Fallon Sports Park segment, about a mile, has Transportation Alternatives Program funding with construction dollars expected in fall 2026. It is not built yet. Today's mapped walking paths are inside the parks, including a quarter-mile ADA-accessible loop at Civic Park and a one-mile asphalt path at Dames Park.
These guides stick to neutral, public facts: commute, housing, cost of living, schools, and amenities. They do not rank communities or describe who lives there. Figures are deemed reliable but not guaranteed; verify current, address-specific details before deciding.
Keep reading
Common questions
Does O'Fallon, Missouri require an occupancy inspection when a house is sold?
No. The City of O'Fallon's occupancy rules sit in Chapter 525 of its municipal code, which applies only to a rental dwelling, defined in Section 525.020 as a dwelling that is rented, leased or otherwise not occupied by the owner. An owner-occupied sale falls outside the chapter entirely, and no other part of the city code requires a certificate of occupancy on a sale or transfer. Rentals are different: Section 525.040 requires a rental occupancy permit before anyone occupies or re-occupies the unit, at every change of occupancy. The fee is 75 dollars for a single-family unit and 50 dollars per unit for multi-family, with one free re-inspection within 90 days and 35 dollars for each additional re-inspection.
Which school district serves an O'Fallon, Missouri address?
It depends on the parcel. Three districts hold territory inside O'Fallon city limits: Fort Zumwalt R-II, Francis Howell R-III and Wentzville R-IV. The City of O'Fallon publishes a GIS school district map showing all three, and each district runs its own address lookup tool. This is worth settling early, because the school district levy is the largest single line on a St. Charles County tax bill and the three districts differ by up to 55.9 cents per 100 dollars of assessed valuation for tax year 2025.
What is the property tax rate in O'Fallon, Missouri?
For tax year 2025, an O'Fallon address in the Fort Zumwalt school district and the O'Fallon Fire Protection District carries a combined levy of 6.3572 per 100 dollars of assessed valuation. Missouri assesses residential real property at 19 percent of market value under RSMo 137.115, so a 350,000 dollar house assesses at 66,500 dollars and produces about 4,227.54 dollars for the year. St. Charles County levies no general revenue property tax at all; its property levies are special purpose only. The combined rate changes with the school district and the fire district serving the parcel, so the Collector's parcel record is the authority for a specific address.
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