Independence, MO · Jackson County
Sycamore Hills
Built around 1964 · typically 1,220 sq ft above grade · 27 sales in twelve months
Sycamore Hills is a single plat - 147 lots recorded at once in 1965, with nothing added under the name afterward.
The market here, last twelve months
Half of the homes that sold went under contract within 15 days. The median sale closed at 100.0% of asking - at list. 44% closed at or above the original list price, which is the better measure of how much room a buyer actually has.
Aggregated from Heartland MLS closed sales, twelve months to July 2026. Individual sale prices are not shown - Kansas and Missouri are non-disclosure states and MLS rules do not permit their public display. Ask for the full report.
The story of Sycamore Hillsfrom 1965
The county’s recorded-plat layer holds exactly one entry for Sycamore Hills: 147 lots, recorded in 1965. source
What makes it distinctiveplanning, architecture and layout
What the houses are likemedian built 1964
The median home sold here was built in 1964. Most of what sells was built between 1962 and 1968. 59% of sales included finished basement space beyond the above-grade footprint - which matters here, because square footage quoted above grade can understate a house considerably.
By property type: Single Family (27).
Addresses here fall in ZIP 64055.
Compared with Independence as a wholehow this neighborhood differs
| Sycamore Hills | Independence | |
|---|---|---|
| Median sale price | $243,000 | $219,000 |
| Median $/sq ft | $196 | $179 |
| Median days on market | 15 | 17 |
| Median year built | 1964 | 1962 |
| Finished basement | 59% | 48% |
Both columns are medians over the same twelve months, so they are directly comparable.
What this means if you are buying in Sycamore Hillsspecific to this neighborhood
A one-plat subdivision is unusually easy to price. The lots were laid out together and the houses went up in a short window afterward, so comparable sales inside Sycamore Hills genuinely are comparable - you are not silently measuring a 1965 house against a 1980 one, which is a real risk in the multi-plat subdivisions nearby. The flip side is that the whole of it ages on one clock: if a house of this vintage is still on its original roof, furnace or service panel, expect that conversation on the next one too, and budget the inspection for it rather than treating a finding as a one-off.
What to check in homes of this agemid-century stock
With a median year built of 1964, most homes here are mid-century stock. None of the following says anything about a specific house - they are the questions worth asking of any home of this age.
- Aluminum branch wiring appeared in homes built roughly 1965-1973 and is a specific thing to ask an inspector to look for.
- Original HVAC from this era is long past its service life, so the question is usually when it was last replaced rather than whether.
- The pre-1978 lead-paint disclosure applies to the earlier part of this range (40 CFR 745.110).
A note on older deed languagevoid and unenforceable
Deeds written in this era sometimes carry restrictive covenant language relating to race, religion or national origin. Where it appears, it is void and unenforceable in both states, and has been for decades: Missouri directs that such a recital be “ignored, as if the same never existed” source, and Kansas, where such covenants were already unlawful, added a release procedure effective 1 July 2024 source. An owner in either state may record a certificate of release, which does not alter the original document but restates that the covenant cannot be enforced. It is a paperwork question rather than a live restriction - but it is worth recognizing if it surfaces in your title work. What this language is, and how to release it.
What sold, in more detailsizes, bedroom mix and timing
Of the 27 homes sold, 1 were 2-bed, 22 were 3-bed, 4 were 4-bed.
Above-grade size ranged from about 912 to 1,560 sq ft across the middle 80% of sales, so the median alone understates how much variation there is.
Closings cluster in June, December and January, with 48% of the year's sales closing between April and September. Because closing typically follows the contract by a month or more, listing activity runs earlier than that.
Other neighborhoods in Independence4 more with their own data
- Far View Heights 76 sales
- Glendale Gardens 31 sales
- Salem East 28 sales
- Blue Mills 26 sales
Thinking about Sycamore Hills?
These numbers describe what has sold. What they cannot tell you is which street, which floor plan, or what your own house would fetch here. Ask me about Sycamore Hills, or see the wider Independence market.