Lees Summit, Missouri.
Typical home $393,485 (+3.2% in a year), asking rent $1,614 (+3.9%). Kansas City, MO-KS metro.
to buy the typical home at today's mortgage rate — +$1,101 (+114%) since Jan 2020.
- 1 year
- Up $12,188 +3%
- $381,296$393,485 since Sep 2025
- 5 years
- Up $73,442 +23%
- $320,043$393,485 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Lees Summit$2,065
- Missouri$1,393
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 17 years.
Typical home values in Lees Summit, MO rose 3.2% over the past year — faster than the nation's +1.2%.
Asking rents in Lees Summit, MO rose 3.9% over the past year — faster than the nation's +2.7%.
Owning the typical home in Lees Summit runs $1,239/mo more than renting one. The gap peaked at $1,332 in Oct 2023.
That is $2,853 a month against $1,614 rent: a $2,065 mortgage payment, plus $366 property tax and $421 insurance & upkeep.
Owning vs renting — Lees Summit
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$2,853
- Renting$1,614
- Mortgage only$2,065
Property tax · $366/mo 1.12% of value a year — the ACS 2020-2024 median bill over the median home value for Jackson County, MO
Insurance & upkeep · $421/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Lees Summit, Jackson County, Missouri
Lees Summit is a city of 101,108 people in Jackson County. Half its households earn more than $102,531 a year and half less, against $68,577 across Jackson County; 6% of its people live below the poverty line. 73% of its homes are lived in by their owners and 27% are rented. Unemployment in Lees Summit was 3.1% in August 2026, and Jackson County had 0.2% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then professional services.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Lees Summit is a large city in Jackson County, in the Kansas City area, and most homes there are lived in by their owners. Households earn well above the county's typical income, and fewer people live below the poverty line than you might expect for a city this size. Adults here are more likely than not to hold a four-year degree, and winters are cold and summers hot, with a fair amount of rain and melted snow through the year.
Work. Many residents work in schools, hospitals and social care, as well as in professional and business services, shops, and banks, insurance and property. The largest workplaces in the city include the Lee's Summit R-vii Schools, University Health Lakewood and John Knox Village. Commutes are moderate, and a good number of people work from home.
Things to do. Longview Lake is a short drive away and offers a place to be near the water. The Kansas City Zoo is also a short drive away, and the Harry S. Truman National Historic Site, a protected area tied to the president's life, is a short drive as well. For a longer outing, Kauffman Stadium and The Nelson-Atkins Museum of Art are a longer drive away.
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- 40,526households
- 49%of adults have a degree
- 6%below the poverty line
- 25 mintypical commute
- 21%work from home
What residents work in
Employed residents by industry, from the Census survey. Jackson County had 374,810 jobs in 2025, 0.2% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 39° and lows near 22°; warmest in July, with highs near 88° and lows near 70°. About 38 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Lees Summit Municipal Airport weather station, 3 miles away (NOAA).
Largest workplaces in Lees Summit
- Lee's Summit R-vii SchoolsSchool district2,548FTE
- University Health LakewoodHospitals, general medical and surgical1,359
- John Knox VillageContinuing care retirement communities822
- WalmartWarehouse clubs and supercenters468
- AM 2 Lees Summit Medical CenterGeneral hospital443FTE
- WalmartWarehouse clubs and supercenters430
- Citizenship and Immigration ServicesFederal government · Department of Homeland Security407
- Hy-VeeSupermarkets and other grocery except convenience stores362
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 70 workplaces with 20 or more staff, 9,109 people in all. School districts come from the Common Core of Data (NCES, 2023–24), hospitals from their Medicare cost reports (CMS, 2023) and federal offices from OPM's federal workforce data (2026); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- HailRelatively high
- Heat wavesRelatively high
- TornadoesRelatively high
- Cold wavesRelatively moderate
- Winter weatherRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Lees Summit’s census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Jackson County and the Kansas City, MO-KS metro.
Lees Summit home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Lees Summit$393,485
- Missouri$265,387
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 3 Lees Summit listings, and the typical home goes pending in 9 days — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Lees Summit33.72%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Lees Summit9
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Lees Summit361
New listings per month
Sellers arriving at the market.
- Lees Summit150
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Lees Summit$398,382
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Lees Summit100.01%
Zip codes with a Lees Summit address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Lees Summit — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.
Zip codes in Lees Summit
| Zip activate to sort by Zip | Place activate to sort by Place | Population sorted descending, activate to sort ascending | Rent activate to sort by Rent | Home value activate to sort by Home value |
|---|---|---|---|---|
| 64081 | Lees Summit | 25,305 | $1,788 | $421,476 |
| 64086 | Lees Summit | 23,599 | $1,531 | $379,938 |
| 64063 | Lees Summit | 21,863 | $1,574 | $302,428 |
| 64082 | Lees Summit | 20,068 | $1,696 | $465,756 |
| 64064 | Lees Summit | 20,050 | $1,749 | $438,768 |