Pleasant Hill, Missouri.
Typical home $371,073 (+4.5% in a year), asking rent $1,636 . Kansas City, MO-KS metro.
to buy the typical home at today's mortgage rate — +$1,045 (+116%) since Jan 2020.
- 1 year
- Up $15,852 +4%
- $355,221$371,073 since Sep 2025
- 5 years
- Up $70,340 +23%
- $300,733$371,073 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.
- Pleasant Hill$1,948
- Missouri$1,393
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 16 years.
Typical home values in Pleasant Hill, MO rose 4.5% over the past year — faster than the nation's +1.2%.
Owning the typical home in Pleasant Hill runs $974/mo more than renting one — the widest that gap has been in this data.
That is $2,610 a month against $1,636 rent: a $1,948 mortgage payment, plus $265 property tax and $397 insurance & upkeep.
Owning vs renting — Pleasant Hill
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$2,610
- Renting$1,636
- Mortgage only$1,948
Property tax · $265/mo 0.86% of value a year — the ACS 2020-2024 median bill over the median home value for Cass County, MO
Insurance & upkeep · $397/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 Pleasant Hill, Cass County, Missouri
Pleasant Hill is a city of 8,777 people in Cass County. Half its households earn more than $95,602 a year and half less, against $87,535 across Cass County; 6% of its people live below the poverty line. 69% of its homes are lived in by their owners and 31% are rented. Unemployment in Cass County was 3.5% in August 2026, and the county had 2.5% more jobs in 2025 than the year before. The most residents work in schools and health care, then construction.
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. Pleasant Hill is a small city in Cass County, Missouri, with a fairly young population for the area. Households here earn more than across the county as a whole, fewer people live below the poverty line than in many places, and most homes are lived in by their owners. Winters are cold and bring some snow, summers are hot, and rain and snowmelt come through the year.
Work. Many residents work in schools, hospitals and social care, in the building trades, in restaurants, hotels and entertainment, and in professional and business services. Among the largest workplaces in town are Pleasant Hill R-III Schools, Radmacher Brothers Excavating Co and ICF Industries. Commutes tend to run long, and few people work from home, so many residents head out of town for work each day.
Things to do. In or beside town, the Pleasant Hill Historical Society Museum is the place to learn about local history. Farther afield, a longer drive away, the Harry S. Truman Presidential Library and Museum and the Nelson-Atkins Museum of Art are among the better-known museums, and Kauffman Stadium is a stadium for baseball games.
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- 3,502households
- 32%of adults have a degree
- 6%below the poverty line
- 33 mintypical commute
- 7%work from home
What residents work in
Employed residents by industry, from the Census survey. Cass County had 31,431 jobs in 2025, 2.5% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 39° and lows near 21°; warmest in July, with highs near 88° and lows near 69°. About 17 inches of snow and 43 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Pleasant Hill Weather Office weather station, under a mile away (NOAA).
Largest workplaces in Pleasant Hill
- Pleasant Hill R-iii SchoolsSchool district245FTE
- Radmacher Brothers Excavating CoHighway construction140
- ICF IndustriesCoal chutes, sheet metal, manufacturing71
- National Oceanic and Atmospheric AdministrationFederal government · Department of Commerce43
- Summit School ServicesSchool and employee bus transportation40
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 3 workplaces with 20 or more staff, 251 people in all. School districts come from the Common Core of Data (NCES, 2023–24) 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
- Strong windRelatively high
- Cold wavesRelatively high
- TornadoesRelatively high
- HailRelatively moderate
- Heat 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 Pleasant Hill’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 Cass County and the Kansas City, MO-KS metro.
Pleasant Hill home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Pleasant Hill$371,073
- 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 Pleasant Hill listings, and the typical home goes pending in 15 days — the market is cooling.
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.
- Pleasant Hill30.30%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Pleasant Hill15
- United States24
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Pleasant Hill58
New listings per month
Sellers arriving at the market.
- Pleasant Hill21
Median sale price
What buyers actually paid — closed sales, not asking prices.
Not enough data to draw this yet.
Zip codes with a Pleasant Hill address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Pleasant Hill — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.