Lees Summit, MO—64081
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Lees Summit, MO
As of Oct '25, the median home price in Lees Summit, MO is $407,000, with a year-over-year change of 2.2%. This indicates that home prices in Lees Summit, MO are increasing. According to Zillow, the 1-year price projection is 1.6%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $407,000 | 2.2% |
| Single Family | $412,000 | 2.2% |
| Condos | $197,000 | 0.5% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $227,000 | 2.7% |
3 Bed | $324,000 | 2.5% |
4 Bed | $473,000 | 3.1% |
| 5 Bed | $594,000 | 2.4% |
% of Housing Stock
Rental Trends — Lees Summit, MO
As of July '25, Rentcast reports the average rent in Lees Summit, MO is $2,130, with a year-over-year rent change of -0.5%. Per bedroom, the median rent as of July '25 in Lees Summit, MO is 1-bedrooms: $1,440, 2-bedrooms: $1,340, 3-bedrooms: $1,980, 4-bedrooms: $2,980. The most common rental property sizes in Lees Summit, MO are 1-bedroom and 2-bedroom, accounting for 40.1% and 36.3% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,940 | $2,130 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,400 | $1,440 |
| 2 Bed Rent | $1,400 | $1,340 |
| 3 Bed Rent | $1,970 | $1,980 |
| 4 Bed Rent | $3,100 | $2,980 |
% of Rental Stock
Property Listings — Lees Summit, MO
As of Oct '25, Realtor.com reports that the median days on market for a home in Lees Summit, MO is 49. This is a decrease of -35.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 15.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $467,000 | -11.0% |
Listing Count | 150 | -4.0% |
| Listings as % of Homes | 1.1% | -4.0% |
Days on Market | 49 | -35.0% |
Demographics — Lees Summit, MO
As of the latest ACS Survey released in 2023, Lees Summit, MO has a population of 25,300, which has increased by 5.0% over the past 5 years. Lees Summit, MO is a moderately popular place for families, as children make up 24.8% of the population. The area has a highly educated workforce, with 51.3% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 21.2% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 25,300 | 5.0% |
% Under 18 | 24.8% | -3.9% |
% Seniors | 20.1% | 4.7% |
% WFH | 21.2% | 207.2% |
% w/ College Degree | 51.3% | 6.7% |
As of the latest ACS Survey released in 2023, Lees Summit, MO is a predominantly white area, with 74.6% of the population identifying as white. The white population has shrunk by 9.5% in the last 5 years. The second most common race or ethnicity in Lees Summit, MO is black, making up 12.3% of the population. Foreign-born residents account for 4.5% of the population in Lees Summit, MO, and this percentage has decreased by 11.8% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 74.6% | -9.5% |
% Black | 12.3% | 46.4% |
% Hispanic | 5.3% | 43.2% |
% Asian | 2.7% | 8.0% |
% Foreign Born | 4.5% | -11.8% |
Mortgage and Risk — Lees Summit, MO
According to HUD data as of 2023, there were 499 mortgage originations in Lees Summit, MO, of which 89.0% of loans were conventional mortgages. The average loan-to-value was 61.0%, with 24.0% above 90% LTV (very high). This implies large mortgage risk in Lees Summit, MO. Investor activity is low, as 1.0% of loans were by investors. 7.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 499 |
% Conventional Loans | 89.0% |
% Government Loans | 11.0% |
% Investor Loans | 1.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 7.0% |
Loan Activity
Rentals and Section 8 — Lees Summit, MO
As of 2024, the percent of homes in Lees Summit, MO under the Section 8 program is 4.2%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 2-bedroom units appear to be good home sizes to consider for Section 8 housing in Lees Summit, MO, because HUD payments exceed market rent, while 1-bedroom and 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 199 |
Total Units Section 8 | 124 |
% Rentals under Section 8 | 4.2% |
% Occupied Section 8 | 83.8% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$140 | $1,400 | $1,260 |
| 2 Bedroom | $30 | $1,400 | $1,430 |
| 3 Bedroom | -$100 | $1,970 | $1,870 |
| 4 Bedroom | -$890 | $3,100 | $2,210 |
Affordability — Lees Summit, MO
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.7 |
| Median Home Price | $407,000 |
| Median Household Income | $103,000 |