Kansas City market data by city

Kansas City home prices by city sit on 67 individual market pages, built from Heartland MLS closed sales over a rolling twelve months and grouped below by state and county. Each page gives you median price per square foot, median days on market, sale-to-list ratio, the age and size of what actually sold, the typical bedroom and bathroom count, and how much of it had finished basement space. What no page gives you is an individual sale price. Kansas and Missouri are both non-disclosure states, and Heartland MLS Rules §12.3(b) prohibit displaying sold prices publicly. Everything here is aggregate, and everything here is a real count rather than an estimate.

Between them, the 67 city pages cover 30,265 closed sales drawn from an extract of 30,566 records, and 130 subdivisions inside those cities have enough volume for a page of their own - 197 pages in total. Start with the county your search is actually in; the county grouping is not decoration, it is the level at which assessment, levies and school-district lines are decided.

What is on a city page, and what is not

The metrics you get

Every city page reports the same set, so the pages are readable against each other even though the places are not comparable in any other sense:

• Closed sales in twelve months - the sample size, printed first, because every other figure on the page depends on it.
• Median price per square foot - the only price figure MLS rules permit publishing, and a ratio rather than a price.
• Median days on market, written as the plain-English version as well: half of what sold went under contract within so many days.
• Median sale-to-list, and separately the share that closed at or above the original list price - those two diverge exactly where price reductions are common, and the second is the better measure of how much room a buyer actually has.
• Median year built and the band around it, checked against the Census figure for all housing so you can see whether what sells is representative of what is there.
• Median above-grade square footage, and the share of sales with finished basement space, because an above-grade number can understate a Kansas City house badly. See why a walkout basement is not square footage for how that plays out in a listing.
• The typical bed and bath count and the property-type split - how many of the sales were single family, townhouse, patio villa or condo, which is the shape of the market rather than its price.
• On a subdivision page, a side-by-side column against the city it sits in, on the same twelve months, so the two are directly comparable.

Every page also carries what is factually there: how the place came to be, its school district with the warning that district boundaries do not follow city limits, highways and rail crossings, and the ZIP codes the sales fell in. None of it describes who lives there, and none of it grades one place against another.

Why you will never see a sold price here

This is the part almost nobody states plainly. In most of the United States, the price paid for a house is recorded publicly after closing and anyone can read it. Kansas and Missouri are non-disclosure states. The price is not in the public record, neither state levies a real estate transfer tax that would leave a revenue stamp on the deed to read a price from, and the one organized record of what things sold for is the MLS. Heartland MLS Rules §12.3(b) permit aggregate market statistics and prohibit displaying sold prices. So the honest options are aggregates published openly, or individual sales shared by a licensee with a client working on a specific property. This site does the first and offers the second on request. Anything else you find online claiming to show you Kansas City sold prices is either modeling them or breaking a rule.

The 67 cities, by state and county

Cities are grouped by the county they sit in and ordered alphabetically inside it. The columns are the sample size, the median price per square foot, the median days on market, and how many subdivisions inside that city had enough sales for their own page. Read the columns as a description of the housing stock, not as a scoreboard. A lower figure per square foot usually means older and smaller houses, not a better or worse place to live, and this page does not rank anywhere against anywhere else.

Clay County, Missouri

Clay County is Northland - north of the Missouri River, built up at its southern end and still rural at its northern one. This site's office is in Clay County. Note that Kansas City, Missouri extends into Clay County, but the city is listed once, under Jackson County, where most of it sits.

9 cities, 1,720 closed sales in the twelve months, 3 subdivision pages.

Platte County, Missouri

Platte County is the other half of the Northland, west of Clay along the river. Kansas City International Airport sits inside it, which is why the northwest quadrant carries a mix of commuter subdivisions and land that is still farmed.

5 cities, 718 closed sales in the twelve months, 6 subdivision pages.

Clinton County, Missouri

Clinton County sits north of Clay, past the edge of continuous development. Sale counts here are small, which is worth remembering when you read a median off one of these pages.

5 cities, 248 closed sales in the twelve months, 0 subdivision pages.

Jackson County, Missouri

Jackson County holds most of Kansas City, Missouri along with Independence and Lee's Summit, and it is where the Kansas City 1% earnings tax question comes up, because that tax follows Kansas City residency or work performed inside the city limits rather than a mailing address.

13 cities, 13,441 closed sales in the twelve months, 60 subdivision pages.

Cass County, Missouri

Cass County is the southern edge of the Missouri side, below Jackson. The median year built ranges from 1972 to 2020 across its ten cities, so a single county-level figure would tell you very little; read the cities individually.

10 cities, 1,636 closed sales in the twelve months, 6 subdivision pages.

Johnson County, Kansas

Johnson County is the largest block on this list, seventeen cities. It is also where the gap between a city name and a school district boundary causes the most trouble; the district for a Johnson County address has to be confirmed for that address, not inferred from the city.

17 cities, 9,708 closed sales in the twelve months, 51 subdivision pages.

Wyandotte County, Kansas

Wyandotte County and Kansas City, Kansas share a single unified government, so the county and the city are not two separate layers of administration the way they are on the Missouri side.

3 cities, 1,729 closed sales in the twelve months, 1 subdivision page.

Leavenworth County, Kansas

Leavenworth County runs north of Wyandotte along the state line. Fort Leavenworth is inside it, which is why the market here moves on a reporting cycle as much as a school-year one - see PCSing to Kansas City if that is your situation.

5 cities, 1,065 closed sales in the twelve months, 3 subdivision pages.

How to read these numbers without getting them wrong

A median is not an appraisal, and it is not your house

A median is the middle of what sold. It tells you what the market has been transacting, not what any particular property is worth, and it moves when the mix of what sold moves - a quarter with more new construction closings pulls a city median up without a single existing house changing value. That is why the pages print the sample size and the year-built band next to the median rather than under it. If you need a number for a specific address, pricing a Kansas City home covers how a defensible one is built, and what a walkthrough changes about your number covers why the desk version is only the start.

Why a subdivision median can say more than a city median

A city median blends everything inside the city limits, and in a place like Kansas City, Missouri that means blending housing stock built across a century. A subdivision built out over a few years by one or two builders is a far more uniform set: same era, same construction, similar lots. Once that set has enough closed sales to be stable, its median describes something a city median cannot - which is the entire reason the 130 subdivision pages exist. The subdivisions on this site range from 25 to 98 closed sales each, 75 in Missouri and 55 in Kansas, and they are linked from the city page they belong to rather than from here, so the city stays the entry point.

The 25-sale threshold, and why places are missing

A city or a subdivision gets a page only if it recorded at least 25 closed sales in the twelve-month window. Below that, a median is noise: one atypical house moves it, the day-count figures swing on a handful of listings, and a small enough sample stops describing a market and starts describing identifiable transactions. 32 of the 67 cities on this list have no subdivision page for exactly that reason. Missing is not a judgment about a place. It means the sample was too thin to publish honestly, which is a different statement, and the analysis can still be done privately on request.

What the spread across these cities actually shows

Across the 67 cities, median price per square foot runs from $153 to $505, median days on market from 2 to 61, median sale-to-list from 96.0% to 101.1%, median year built from 1944 to 2025, and median above-grade size from 1,144 to 3,469 square feet. That spread is the argument against a single metro number. A "Kansas City median" averages a 1944 bungalow and a 2025 build, a 1,144 square foot house and a 3,469 square foot one, and it is not a usable input to any actual decision. Seasonality varies the same way: the share of sales closing between April and September ranges from 41% to 81% by city, and the single busiest closing month is May, June or July in 47 of the 67. The typical home that sold was a three-bedroom in 45 cities and a four-bedroom in 22.

Why the county grouping, and not just an alphabetical list

Two states, two assessment systems

The state line running through this metro is a tax boundary before it is anything else. Missouri assesses residential property at 19% of true value in money (RSMo 137.115); Kansas assesses at 11.5% of fair market value (Kansas Constitution, Article 11, § 1). Those percentages are not the tax and they are not comparable on their own, because each is multiplied by local levies set county by county and district by district. The only comparison that means anything is a full annual bill on two specific addresses, one on each side. If you are still choosing a side, Kansas or Missouri works through the whole tradeoff, and the research-side version covers the non-transaction parts of it.

School districts do not follow city names

This is the most expensive assumption relocation buyers make here. District boundaries were drawn before the cities reached their current limits and they cut straight through them: a single city can sit in several districts, and a district can cross city lines and, in places, county lines. Buying "in Blue Valley" or "in North Kansas City schools" is a decision about an address, never about a city name. The school district boundary trap explains how the mismatch happens; the assigned school for any specific address has to be confirmed with the district itself before you rely on it.

The city line is not the taxing line either

Kansas City, Missouri spans four counties - Jackson, Clay, Platte and Cass - and appears once on this page, under Jackson, where most of it sits. Its 1% earnings tax follows Kansas City residency or work performed inside the city limits, not the mailing address on an envelope, so a Gladstone or a Riverside address does not settle the question by itself. Older deeds carry their own surprise: the covenant language still recorded against many Kansas City properties is unenforceable and void, and it still turns up in title work.

Tools that pair with these pages

Market data tells you what a place has been transacting. It does not tell you what living at a specific address costs or how far it is from the job you are moving for. The drive-time map answers the commute question against a real work address rather than a city center, the monthly cost calculator puts taxes, insurance and payment together for a price band, and an address report pulls the address-level facts, flood zone and utilities included, for a house you are seriously considering. For what an area is actually like rather than what it sells for, the Kansas City neighborhood profiles are the research side of the same question.

Ask about a specific city, subdivision or address

If you want the closed sales behind any figure on these pages, or a real number for a property rather than a median, ask. Individual sales cannot be published here, and they can be pulled and explained to you as a client. Call (816) 258-7356 or email Nataliya@NataliyaSells.com to request a listing consultation or a buyer conversation. The office is at 3200 NE 83rd St, Kansas City, MO 64119, in the Northland, and consultations are available in English, Ukrainian and Russian. If you are buying or selling north of the river, buying and selling in the Northland is the place to start; buyers deciding what to offer against these numbers should read how much to offer, by price tier first. If the honest answer is that the data does not support what you were hoping, you should expect to hear that said plainly.

Questions people ask about this data