$258,647Average Value$249Average Price per Sq Ft1Home For Sale
Country living along the Mississippi River
Northeast of the booming development surrounding St. Charles is a band of rural subdivisions and family farms between the Mississippi and Missouri rivers. These communities include Kampville, South Shore, Orchard Farm and Black Walnut, and they offer a laidback pace of life revolving around agriculture and the riverfront. The area has more vast fields of corn and two-lane country roads than it does shopping malls or dense downtown strips, but Orchard Farm resident Tyler Westerfeld says he and other residents are more than content spending their time floating on the Mississippi River, grilling with friends and family. “The river is one of my favorite places to be. The popular thing to do here is there’s a ferry 5 minutes from here that takes you to Grafton, Illinois across the Mississippi River. You can go there and eat, get something to drink, listen to live music and watch the river roll by.”
Homes built on stilts near the river provide residents shelter from possible flooding.
The seemingly endless farmland of Kampville has large plots of land dedicated to homes.
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Large acreage and family farms in Kampville
A house here is likely to look like a 1960s ranch home in a three-street subdivision across the road from a soybean field or a solitary three-garage home (providing enough room to store a boat) with a driveway that ends steps from a riverbank. Elsewhere, there are older farmhouses set on large acreages, many of which have been handed down through several generations. For example, Westerfeld operates Westerfeld Bee Farm LLC at his house, which was built by his great-grandparents in the ‘40s and previously used to raise livestock. Most homes will sell from about $175,000 to $300,000, though larger lots with land zoned for farming will cost much more. Steve Roth, a local Realtor with MO Realty, explains that commercial sod farms and other growers in the area have driven up demand, with land selling for about $15,000 to $25,000 per acre. Another important consideration is that the Kampville area exists in a 100-year floodplain, meaning that flooding is possible, but not likely.
Large farmhouses sitting on lots of land can be found dotted throughout Kampville.
Scenic county side views are why residents love the drives through Kampville.
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Well-rated Orchard Farm schools nearby
The entire area is covered by the Orchard Farm School District, which Niche ranks in the top 10% of Missouri school systems. Students begin at Orchard Farm Elementary School, which gets an A rating from Niche, and advance to Orchard Farm Middle School, which gets an A-minus grade and is also located right next door. Orchard Farm High School is rated a B-plus by Niche and recently opened in January of 2024 to better accommodate the district’s growing student body. One advantage of attending Orchard Farm High is access to technology like 3D printing. The campus contains two 3D printers where students can request free prints.
Orchard Farm Senior High School provides students with a welcoming environment.
Orchard Farm Middle School helps students make the transition to high school.
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Heading outdoors along the Mississippi
When it comes to spending time outdoors, the Mississippi River is the most popular choice. Several marinas in the area, like River Island Marina, offer access to the river and somewhere to store motorboats so locals can get out onto the water to go fishing or cruising around. "You can go out any weekend in the summer and you'll see hundreds of boats on the river," says Roth. Another popular way to access the Mississippi is Riverside Landing, a local park with a free boat ramp, walking trails and a scenic lookout area. In addition to a newly built playground, the park also offers concrete pads and electrical hookups for RV camping. Residents can also trade the riverfront for a day at the lake by heading to 370 Lakeside Park. Located just south of Kampville, the park’s arsenal of rental equipment allows visitors to borrow kayaks and canoes to streak across the 140-acre lake or rent a bicycle and pedal the asphalt trails circling the lake's grassy banks. On the shore, park-goers can fire off arrows at the archery range or let their pets roam off-leash at the dog park.
Utilize the free boat launch at Riverside Landing.
With the size of the Mississippi river you can really enjoy the immense beauty of Kampville.
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Riverside restaurants and dining in Grafton
Restaurants and retail are few and far between, but residents often mingle at Boathouse Food & Deck, perched along the Mississippi River next to Northshore Marina. Sure the kitchen’s cod sandwiches and Cajun pasta are hits with customers, but the restaurant’s real treat is the view from the deck, where patrons can sip fruity drinks while watching the sunset transform the blue sky and green trees on the far bank into orange-colored hues. For grocery runs or other shopping trips, a trek to neighboring St. Charles is probably necessary, since it’s the closest place to find big stores like Target or Save A Lot supermarket. Another local dining opportunity can be found just across the river in Grafton, which is "Loaded with all kinds of restaurants", says Roth. Grafton Winery & Brewhaus is a popular spot for wine tasting and dining on charcuterie, while The Loading Dock offers sandwiches, waterfront seating and live music.
Local favorite Boathouse Food & Deck has served the area since 1875.
Residents of Kampville can easily head down to St. Charles and enjoy the restaurants and shops.
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Getting around the Kampville area
Despite being located in a rural area, Westerfeld says, “I love the location. It’s a little agricultural, but I can be at Main Street St. Charles in 15 minutes. I can be at St. Louis International Airport in 20 minutes. I can be at a St. Louis Cardinals game in 30 minutes.” Cars are necessary for getting around the neighborhood, and, with Interstate 70 passing right through Saint Charles, residents can drive the 25 miles to Downtown Saint Louis in just over 30 minutes.
Kampville residents don't have to go far for groceries with Save A Lot nearby.
Cruise along the Katy Trail on foot or by bike.
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Crime
Kampville receives a CAP Index crime score of 1 out of 10, which is lower than the national average. The national average is a score of 4.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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Escape the hustle and bustle of city life and immerse yourself in the serene beauty of this charming one-bedroom, one-bath cabin. Nestled in a peaceful setting, this open-concept getaway offers the perfect blend of comfort and nature.Key Features:Scenic River Views: Enjoy breathtaking vistas of the majestic Mississippi River right from your private deck—ideal for morning coffee or evening
Almost 3/4 acre of shaded yard and the fun of an aquatic lifestyle. 27' x 10' deck across the back of this home and an area for a firepit. New kitchen cabinetry and counter tops. 3 full bedrooms and a full unfinished lower level to complete the package.
Home on 11 Acres - Just Minutes from St. Charles! This nice home located along the Mississippi River was built in 1993. The home is situated above the 100-year flood level and offers the perfect blend of comfort, functionality, and outdoor appeal. With 1,280 square feet on the main level, the home features: 3 spacious bedrooms 1 full bathroom with a relaxing garden tub A galley
Jamie McKinnonHometown Real Estate / Pioneer Land Company
Interested in learning more about homes in this area?
Reach out to
Christina Southard,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
1,215
Median Age
45
Population Density
1 person/acre
Population under 18
20.6%
On par with the national average
23.8%
Population over 65
22.2%
On par with the national average
19.1%
Finances
Median Household Income
$83,541
Above the national average
$71,702
Average Household Income
$89,730
Education and Workforce
High School Graduates
85.2%
College Graduates
9.9%
Below the national average
34.1%
Advanced Degrees
2.3%
Below the national average
13.3%
% Population in Labor Force
68.2%
Weather
Annual Precipitation
42''
Average Winter Low Temperature
24°F
Average Summer High Temperature
90°F
Annual Snowfall
13''
Area Factors
Somewhat Bikeable
Bike Score®
25/ 100
Car-Dependent
Walk Score®
0/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
