AccessibleUpdated SEP 1, 2026

Lees Summit, MO

ZIP 64082· Jackson County· Kansas City, MO-KS· 19,729 residents· Median income $132,310· Leaning Buyer

64082 · Lees Summit, MO has a HavenScore of 65 — downside-risk signals are quiet here, which steadies the score.

At the ZIP's typical value, the estimated monthly payment takes 27% of the local median income (Zillow, US Census ACS) and runs $1,307 a month more than the median rent (Zillow ZORI). The buyer/seller gauge leans narrowly toward buyers, and has for 7 months. Typical values were flat over the last 90 days (Zillow ZHVI).

Saved ZIPs on Haven get an email when the score moves 5+ points as monthly data lands, when the market gauge flips between buyers and sellers, when its valuation read moves against the model value, or when distress jumps in a week.

Zillow ZHVI peaked at $470,371 in Jul 2026, which is the latest value. Since January 2019 it is +52.7%. The sharpest 12-month move was -0.7%, ending Jun 2023.

Median price
$470,371
+2.30% past 12 mo
Est. monthly payment
$3,027/ mo
20% down · 30-yr fixed · 6.71% · incl. tax + insurance
CompareShare card
64
HavenScore: higher than 98% of scored ZIPs.
0 / 90d#16/189 in MOBuyer Score
Rank

Ranked #209 of 13,130 nationally · #115 of 6,756 mid-size ZIPs

Switch perspective

Buyer view active — Leans harder on affordability and downside risk.

Score inputs below recompute for this view

Affordability
56/100
Growth
67/100
Risk
74/100
Momentum
66/100
Livability
72/100
Score · trailing 12 mo
57 → 65
+8 points
30-day
+1
90-day
0
1-yr
+8

Snapshot

Numbers at a glance, with a year of history under each

Median price
$470,371
up+2.3% 12 mo
Typical home value across the middle tier of homes here — a smoothed Zillow index, steadier than individual sale prices.
Median price: higher than 69% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is $470,371.
Median rent
$1,720
up+4.6% 12 mo
Typical monthly rent (Zillow ZORI, with HUD fair-market rent filling in for smaller markets).
Median rent: higher than 43% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is $1,720.
Price-to-income
3.6×
Median home value divided by median household income. Under 4× has historically been comfortable; over 5× stretches most budgets.
Price-to-income: higher than 25% of scored ZIPs.
Est. monthly payment
$3,027
At the median value with 20% down, a 30-year fixed at 6.71%, plus property tax and insurance.
Est. monthly payment: higher than 14% of scored ZIPs.
Active listings
92
Homes listed for sale right now (Realtor.com). Rising inventory usually favors buyers; falling inventory favors sellers.
Active listings: higher than 73% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 92.
Days on market
59
How long the typical listing sits before going under contract. Shorter means a tighter market; longer means more room to negotiate.
Days on market: higher than 65% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 59.
Price cuts
+25.64%
Share of active listings that have lowered their asking price. Rising cuts usually precede softening values.
Twelve-month trend shown as a sparkline; the newest value is +25.64%.
Median income
$132,310
Median household income here, from the latest US Census American Community Survey.
Population
19,729
Current resident estimate. Growth is a demand tailwind; decline is a structural risk.
Twelve-month trend shown as a sparkline; the newest value is 19,729.
Overvaluation
+64.06%
How far today's values sit above the long-run price trend. Positive means stretched; negative means discounted versus trend.
Vacancy
1.6%
Below-average. Share of housing units that are vacant in this ZIP, from the latest US Census ACS 5-year tables.
Owner-occupied
86%
of homes. Share of occupied housing units owned by their occupants (vs. rented), from the US Census ACS.
Denial rate
21.7%
Average. Share of mortgage applications denied in this ZIP, from the latest CFPB / FFIEC HMDA disclosures.
Lending activity
14,453
originations. Mortgage originations recorded in this ZIP in the most recent HMDA reporting year. Higher counts = more active lending market.
Net migration
+3.7%
net inflow. Net migration as a share of population, from IRS SOI county-to-county migration data. Positive = more people moving in than out.
Income inflow
$62k
average. Average gross income of households moving INTO this ZIP, from IRS SOI data. Higher = ZIP attracting higher-income households.

Place

What it is like to live here, and what could flood or burn

Place profile
WalkabilityBelow-average walkability
EPA index 6.2 of 20 · EPA Smart Location Database · Jun 2021 · above 41% of scored ZIPs
Transit accessNo transit data
EPA publishes no stop distance for most block groups
Typical commuteTypical commute
21 minutes one way · US median ZIP 22 · US Census ACS · above 57% of scored ZIPs
Jobs nearbyModerate employment nearby
201 jobs per sq mi · US Census LODES · above 47% of scored ZIPs
Physical riskRelatively Moderate (FEMA)
FEMA National Risk Index composite · Dec 2025 release · above 77% of scored ZIPs

Bands are each source’s own · tick marks the national median ZIP · not blended into the score

Hazard ledger · FEMA National Risk Index

Tract-level rolled up to ZIP · not a property-level rating · no future-year projection · refreshed annually (Dec 2025 release) · county tick = median of 51 scored ZIPs in Jackson County

Everyday prices · BEA Regional Price Parities

Everyday prices in the Kansas City metro run 7% below the US average (BEA Regional Price Parities, 2024).

Rents in the index run 13% below the US average.

$75,000 at US-average prices buys what $69,400 buys here.

Metro-level index, US = 100 · 2024 · the Kansas City metro, not this ZIP alone

Housing cost burden · US Census ACS
Owners spending over 50% of income5%
US median ZIP 6%
Renters spending over 30% of income34%
US median ZIP 45%

What drives the score

Five pillars, each scored 0–100

Affordability

56/100

Growth momentum

67/100

Market risk

74/100

Momentum

66/100

Livability

72/100
Walkability
1–20 index · June 2021 vintage·EPA Smart Location Database
6.2
Transit access
Ranked against every scored ZIP·EPA Smart Location Database
—
Job density
Jobs per square mile, ranked against every scored ZIP·US Census LODES
200.8

See every input behind the pillars, with its value and source

Inside: Affordability: Price-to-income, Property tax rate, Median income · Growth momentum: 12-month price change, 12-month rent change, Population · Market risk: Overvaluation, Active listings, Price cuts · Momentum: Days on market, Buyer / seller gauge, Demand dial

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Market signals

Tailwinds and headwinds right now

Top 4 of 14 signals
Tailwinds2
  • Strong migration inflow
    +3.7% net — people moving in
  • Growing population
    +4.2% annual growth
Headwinds2
  • Potentially overvalued
    64% above historical price-to-income
  • Widespread price cuts
    26% of listings cutting price
Buyer / seller gauge

Market conditions

Leaning Buyer

Conditions are easing in buyers' favor. The score reads more negotiation room than balanced.

-20
Strong buyerBalancedStrong seller
Trend
Cooling toward buyer
Gauge since Mar 2026Leaning Buyer now

Cycle read. Cooling: prices +2.3% over the trailing year, with the market leaning toward buyers.

Asking vs closed
Typical value (index)
$470,371
Zillow ZHVI · Sep 2026
Median sale price
$497,000
Redfin · Sep 2026
Sale-to-list
—
Redfin · Sep 2026
Sold above list
—
Redfin · Sep 2026

The Zillow figure is a smoothed index of typical value, not a list price; the Redfin figures are closed sales for the month shown. Redfin does not publish every ZIP every month; a dash means no closed-sale figure for the latest month.

Momentum check

What's changed in the last 90 days

🔒 Haven
Locked

Median price

——
🔒 Haven
Locked

Inventory

——
🔒 Haven
Locked

Days on market

——
🔒 Haven
Locked

Price cuts

——

Change vs. prior 90 days · arrow shows direction, not whether it’s good or bad

Pulse signals unlock with Haven, plus a one-line market interpretation.

The 90-day numbers behind each tile open with Haven

Trend

Where it's been

Peak
$470,371
Jul 2026
From peak
0.0%
At peak
Since Jan 2019
+52.7%
Worst 12 mo
-0.7%
to Jun 2023
Best 12 mo
+16.4%
since 2018

Zillow ZHVI peaked at $470,371 in Jul 2026, which is the latest value. Since January 2019 it is +52.7%. The sharpest 12-month move was -0.7%, ending Jun 2023.

Cycle position — prices vs the model’s value estimate and the payment’s share of income vs five years ago — opens with Pro

Appreciation by window

Zillow ZHVI · rank among scored ZIPs
WindowChangePer yearUS rankMissouri rank
1 yearup+2.3%+2.3%/yrHigher than 56% nationallyHigher than 40% in Missouri
3 yearsup+9.5%+3.1%/yrHigher than 44% nationallyHigher than 24% in Missouri
5 yearsup+23.4%+4.3%/yrHigher than 38% nationallyHigher than 19% in Missouri
10 yearsup+75.0%+5.8%/yrHigher than 34% nationallyHigher than 32% in Missouri
Since 2000up+155.7%+3.6%/yr——

Starter homes vs the top tier

Zillow ZHVI tiers · Jul 2026
Bottom third (starter homes)
$374,192
up+25% 5Yup+87% 10Y
Middle third
$470,371
up+22% 5Yup+73% 10Y
Top third
$586,907
up+14% 5Yup+54% 10Y

Starter homes here rose 25% in five years while top-tier homes rose 14% (Zillow ZHVI tiers) — the bottom of the market outpaced the top.

3-bedroom homes here run 18% above 2-bedrooms (Zillow ZHVI by bedroom); the MO median premium is 43%.

The historical reading — which months run highest and lowest here — opens with Haven

Rent, inventory, days on market, Zillow’s market heat, the % view and state and US reference lines open with Haven

Forecast

Where it's heading

The HavenScore Forecast Model (v1) projects this ZIP’s median value at 3-, 6-, and 12-month horizons, with 80% prediction intervals; Pro adds 24- and 36-month horizons.

Price Forecast

3-month projection · 80% range

🔒 Haven
—————
3-month shown  |  6 & 12 months with Haven →
3-month
$472,111
+0.4%
80% range $472.1K–$477.4K
6-month
🔒 Haven
12-month
🔒 Haven

Of the 3-month ranges we published since December 2025, 60% contained the actual price. Track record →

6- and 12-month projections, their 80% ranges, and what moves the forecast unlock with Haven.

Zillow's own published forecast has this ZIP's typical value rise 1.6% over the twelve months from July 2026 (Zillow Home Value Forecast).

Forecasts are the model’s projection, not a prediction. Actuals will differ.

See the 6- and 12-month price ranges for this ZIP and what moves the forecast

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Monthly cost

What you'd owe each month

Est. monthly payment
$3,027/ mo

20% down · 30-yr fixed · 6.71% · tax 1.01%

Principal$327
Interest$2,104
Property tax$396
Insurance$200
Rent vs buy
Median rent
$1,720
/ mo
Own (payment)
$3,027
/ mo
Monthly gap
+$1,307owning costs more each month

Insurance uses the average homeowners premium insurers reported for this ZIP in 2022, $2,404 a year (Treasury Federal Insurance Office).

Payment share of income

27%of the ZIP’s median income at the median value ($3,027/mo against $132,310 · Zillow, Freddie Mac PMMS, US Census ACS). Your own marker appears once you set an income or price in the calculator below.

Price-to-income · ZIP vs state vs US

Median home value ÷ median household income · Zillow ZHVI, US Census ACS · under 4× has historically been comfortable

Run the numbers

Your price, rate, down payment and income

Like for like: a 3-bedroom here rents for about $2,590 a month (HUD Small Area Fair Market Rent, FY2026) against a typical 3-bedroom value of $394k (Zillow ZHVI by bedroom) — a 7.9% gross rent yield.

Cost of ownership over time

Cumulative housing cost, interest paid, and equity built · 20% down · ZIP median income $132,310

See the 1-, 5-, and 30-year cost of owning here

Inside: Total housing cost · Interest paid · Principal paid · Equity built

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Equity assumes flat home value; real appreciation could push it higher · Rate 6.71%

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Comparable ZIPs

Same shape, lower entry

ZIPs the score groups near 64082 on Affordability and Growth — sorted by lowest median value. Each tile names what the lower price trades: commute (ACS), walkability band (EPA) and hazard rating (FEMA).

ZIP 64120
Kansas City
MO
68
  • Saves $384k
  • Similar commute
  • Similar walkability
  • Higher hazard risk
$85,956+19.80%
ZIP 64125
Kansas City
MO
67
  • Saves $381k
  • Longer commute (+4 min)
  • More walkable
  • Higher hazard risk
$89,160+11.50%
ZIP 64127
Kansas City
MO
66
  • Saves $381k
  • Similar commute
  • More walkable
  • Lower hazard risk
$89,631+0.48%
ZIP 64128
Kansas City
MO
63
  • Saves $376k
  • Similar commute
  • More walkable
  • Lower hazard risk
$94,535-3.32%

Sources

Every number, traced

Every metric above is sourced from public datasets, normalized against the national ZIP distribution. Home values and rents refresh monthly; demographics refresh annually.

Zillow Research
Home values, rents, inventory, transactions
Realtor.com
Inventory, days on market, price-cut share
Redfin
Sale prices, transaction volume
US Census ACS
Income, population, vacancy, cost burden
Freddie Mac PMMS
Current 30-year fixed mortgage rates
FHFA HPI
Long-term price trends
HUD Small Area FMR
Per-ZIP fair market rents (rural fallback)
BEA & IRS
Personal income growth, net migration
Lending & accessibility
Lending and neighborhood-access signals
Research the restNo crime or school rating here — why. The primary sources:GreatSchools→NCES School Search→FBI Crime Data Explorer→

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