Robandee

The first Robandee plat, covering lots 1 through 137, is dated 1959 in Kansas City’s plat record. A second, lots 138 through 248, cleared the city on 15 December 1959 and was recorded on 22 January 1960. source

Two more lot-range plats followed in 1960 - lots 299 through 437 on 28 July and lots 438 through 553 that December - and only then did the filings switch to phase numbering: the fifth plat, lots 554 to 587, on 26 April 1963; the sixth, lots 588 to 661, on 16 October 1964; and the seventh on 17 September 1965. source

Nothing in the city’s record covers lots 249 through 298, which is the one break in an otherwise continuous run. source

Robandee lies inside Kansas City but inside the Hickman Mills C-1 school district, not the Kansas City district. source

The median home sold here was built in 1963. Most of what sells was built between 1959 and 1966. 64% 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 (33).

Addresses here fall in ZIP 64134, 64138.

Both columns are medians over the same twelve months, so they are directly comparable.

The lot number is the useful number here. A low lot number came off a 1959 or 1960 plat and a lot in the 500s or 600s came off 1963 to 1965, which is up to six years of difference in wiring, furnace and window vintage inside one subdivision name. Pull the plat for the specific parcel rather than assuming the whole name is one build. And confirm the school assignment at the address: the mailing address is Kansas City, the district is Hickman Mills, and that catches out buyers who assume the two match.

With a median year built of 1963, 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).

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.

Of the 33 homes sold, 25 were 3-bed, 8 were 4-bed.

Above-grade size ranged from about 900 to 1,490 sq ft across the middle 80% of sales, so the median alone understates how much variation there is.

Closings cluster in December, February and March, 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.

• Armour Hills 73 sales
• Ruskin Heights 69 sales
• Marlborough Heights 65 sales
• Woodhaven 53 sales
• Cadence Villas 46 sales
• Somerbrook 45 sales
• Ruskin Hills 45 sales
• Staley Farms 43 sales
• Red Bridge 39 sales
• Gracemor 36 sales
• New Mark 35 sales
• Crestview 35 sales
• Broadland 35 sales
• Fountain Hills 34 sales
• Sherwood Estates 33 sales
• Brooke Hills 33 sales
• Platte Ridge 33 sales
• Ward Park 31 sales
• Rockhill Gardens 29 sales
• Romanelli Gardens 29 sales
• North Creek Village 29 sales
• Wildwood West 29 sales
• North Hampton 28 sales
• Randolph Corners North 28 sales