Moving to Lee's Summit
Cass County gains about 15.5 residents per 1,000 a year to moves between counties.
Where people come from and where they go, top counties
Within Missouri, other states or abroad
Income per tax return
People on tax returns who moved between counties, from IRS migration data, 2022 to 2023. Figures are for all of Cass County; flows under 20 returns are not published.
- Who moves here
- 4.5% of residents arrived from another county in the past year, 3.0% from another state.
- Who arrives and who leaves
- Households moving into Cass County report $75,700 a year in income on average; those leaving, $69,600, so newcomers earn more than leavers.
- Income you would need
- $56,900 a year to rent the median home at the 30% line. From your city
- Rent or buy
- Median rent is $1,422 a month; owners with a mortgage pay $2,062 a month including taxes and insurance, on a median home of $340,900.
- Getting to work
- 25 minutes each way on average; 20.8% work from home.
- If it is close but not quite
- Olathe, KS matches it on character for less of your income. Compare the two
All 5 moving measures
| Measure | Lee's Summit | Among 6,645 places | Vs median |
|---|---|---|---|
| Moved here in the past year1 | 4.5% | 21% below | |
| Moved from another state1 | 3.0% | 53% above | |
| Net movers per 1,000 people8County figure | 15.5 | above (median -0.6) | |
| Income of households moving in8County figure | $75,655 | 7% above | |
| Income of households moving out8County figure | $69,587 | 1% below |
What it costs to live here
After the median rent, with other prices set to the US average, the median household keeps about $91,200 a year, more than in 87% of the 256 cities of 100,000 to 250,000 people we track.
Could you afford it?
Uses the median rent in Lee's Summit, $1,422 a month, and local prices for everything else (93.7 against a US average of 100). It runs in your browser and stores nothing.
Like Lee's Summit, but easier on the budget
Places that match Lee's Summit on character (size, age, education, homeownership, household size, housing age, remote work and climate) but where rent takes a clearly smaller share of income. Cost was left out of the match on purpose.
Moving from somewhere else? Work out the salary you would need in Lee's Summit.
All 16 cost and housing measures
| Measure | Lee's Summit | Among 6,645 places | Vs median |
|---|---|---|---|
| Median gross rent1 | $1,422 | 4% above | |
| Rent to income1 | 16.6% | 19% below | |
| Property tax rate1 | 1.1% | 24% above | |
| Home price to income1 | 3.3x | 13% below | |
| Prices vs US average2Metro figure | 92.5 | 8% below | |
| Fair market rent, 2 bedrooms3County figure | $1,546 | 4% below | |
| HUD area median income4County figure | $113,400 | 6% above | |
| Property tax paid (median)1 | $3,869 | 19% above | |
| Median home value1 | $340,900 | 7% above | |
| Home prices, 1-year change5County figure | 2.5% | 20% below | |
| Home prices, 5-year change5County figure | 52.0% | 1% above | |
| Homeownership1 | 73.4% | 11% above | |
| Renters paying 30%+1 | 52.8% | 4% above | |
| Owner costs with a mortgage1 | $2,062 | 10% above | |
| Vacant homes1 | 4.1% | 42% below | |
| Median year built1 | 1994 | 1% above |
Work and pay
OpenStreetMap shows 0 bus and rail stops per square mile, fewer than in 92% of the 256 cities of 100,000 to 250,000 people we track.
More on work and pay, against the typical place
All 10 work and pay measures
| Measure | Lee's Summit | Among 6,645 places | Vs median |
|---|---|---|---|
| Median household income1 | $102,531 | 28% above | |
| Income per person1 | $48,894 | 22% above | |
| Unemployment1 | 3.8% | 23% below | |
| Average annual pay6County figure | $50,179 | 24% below | |
| Pay growth, 1 year6County figure | 3.8% | 3% above | |
| Jobs6County figure | 31,431 | 79% below | |
| Poverty rate1 | 5.7% | 47% below | |
| Mean commute1 | 25 min | 1% above | |
| Works from home1 | 20.8% | 67% above | |
| Commutes by transit1Metro figure | 0.6% | 29% below |
Who lives here
High school or higher is 97.5%, 6% above the median place.
More about who lives here, against the typical place
All 9 people measures
| Measure | Lee's Summit | Among 6,645 places | Vs median |
|---|---|---|---|
| Population1 | 103,656 | 327th largest | |
| Population change since 20207 | 6.3% | above (median 1.1%) | |
| Median age1 | 38.8 | 1% below | |
| Bachelor's or higher1 | 48.8% | 52% above | |
| High school or higher1 | 97.5% | 6% above | |
| Household size1 | 2.5 | 2% above | |
| Born abroad1 | 4.3% | 51% below | |
| No health insurance1 | 4.9% | 23% below | |
| Homes with broadband1 | 95.8% | 4% above |
Life in Lee's Summit
The nearest National Park Service site is Harry S. Truman National Historic Site, about 8 miles away.
Founded or incorporated in 1865. 19 sites are on the National Register of Historic Places. Its history on Wikipedia
- Longview Farm listed 1985
- Saint Paul's Episcopal Church listed 1985
- Lee's Summit Downtown Historic District listed 2005
- Bailey Family Farm Historic District listed 2006
- Howard Neighborhood Historic District listed 2007
- Northeast Douglas Street Residential Historic District listed 2008
Out the door, against the typical place
Mapped by volunteers in OpenStreetMap inside the city limits (Census boundaries), so coverage is fuller in some places than others. Map data © OpenStreetMap contributors, ODbL.
National Park Service sites nearby
- Harry S. Truman National Historic Site 8 miles
- Brown v. Board of Education National Historical Park 70 miles
- Fort Scott National Historic Site 76 miles
Businesses per 10,000 residents (county figures)
Counts businesses with paid staff, so small owner-run shops are not included.
All 18 schools and local life measures
| Measure | Lee's Summit | Among 6,645 places | Vs median |
|---|---|---|---|
| Public schools14 | 30 | 233% above | |
| Public school students14 | 18,504 | 278% above | |
| Students per teacher14 | 14.8 | 4% below | |
| Restaurants and bars per 10k9County figure | 15.7 | 25% below | |
| Shops per 10k9County figure | 25.8 | 15% below | |
| Arts, recreation and fitness per 10k9County figure | 2.2 | 46% below | |
| Doctors' offices and clinics per 10k9County figure | 12.4 | 39% below | |
| Child care centers per 10k9County figure | 1.6 | 30% below | |
| Parks per 10k10 | 8.6 | 16% below | |
| Playgrounds per 10k10 | 18.5 | 97% above | |
| Grocery stores per 10k10 | 2.1 | 0% above | |
| Restaurants, cafes and bars per 10k10 | 10.5 | 6% below | |
| Libraries per 10k10 | 0.6 | 33% below | |
| Named paths and bike trails10 | 58.0 | above (median 2.0) | |
| Transit stops per sq mi10 | 0.0 | 86% below | |
| Nearest National Park Service site11 | 8.1 | 74% below | |
| National Park Service sites within 60 miles11 | 1 | 50% below | |
| National Register listings12 | 19 | 46% above |
Safety, weather and risk
The city police department reported 114 violent offenses per 100,000 residents, fewer than in 92% of the 234 cities of 100,000 to 250,000 people we track.
Counts only offenses reported by the city police department. Sheriff, state and campus police are not included, and some departments do not report to the FBI at all, so compare with care.
All 11 weather and risk measures
| Measure | Lee's Summit | Among 6,645 places | Vs median |
|---|---|---|---|
| July average high15County figure | 88°F | 2% above | |
| January average low15County figure | 21°F | 17% below | |
| Average temperature15County figure | 55°F | 1% above | |
| Annual precipitation15County figure | 41.9 in | 4% below | |
| Natural hazard risk16County figure | 74.9 | 19% below | |
| Hurricane risk16County figure | 17.8 | 75% below | |
| Tornado risk16County figure | 89.8 | 10% above | |
| Wildfire risk16County figure | 29.4 | 52% below | |
| Heat wave risk16County figure | 88.9 | 1% below | |
| Median air quality index17County figure | 41 | 5% below | |
| Good air days17County figure | 77.6% | 13% above |
How it is changing
Compared with the 25 places most like it in size, age, education, housing and region (such as Shawnee, KS, O'Fallon, MO and Olathe, KS), household income growth here is lower: 2.6% a year against a typical 4.4% a year.
Five-year survey estimates, one point per release. Between the 2019 and 2024 releases, which share no survey years, the median rent went from 14.4% to 16.6% of the median income.
Median gross rent
Median household income
Median home value
Population estimate
Citytistics measures
Measures only Citytistics publishes, built from the figures on this page. Scores of 100 beat every place we track. Formulas
Lee's Summit in 2030: where the trends point
If recent trends hold, the median rent will take about 17% of the median income in 2030, about the same as 17% now.
Citytistics projections to 2030: each figure's own trend, blended with the typical trend across the places we rate, eased toward long-run US growth and carried forward from the latest release. The range is where 80% of places landed when we tested the same method on past releases. On projected 2030 affordability, Lee's Summit does better than 70% of places. Its projected home value growth beats 58%.
| Measure | Latest | 2030 projection | Likely range | Avg. per year |
|---|---|---|---|---|
| Median rent | $1,422/mo (2024) | $1,830/mo | $1,500 to $2,230/mo | +4.3% |
| Median household income | $102,531 (2024) | $128,500 | $108,500 to $152,000 | +3.9% |
| Median home value | $340,900 (2024) | $491,000 | $356,000 to $676,000 | +6.3% |
| Population | 107,514 (2025) | 111,410 | 106,860 to 116,140 | +0.7% |
The median home would be worth 3.8 years of the median income in 2030, against 3.3 now.
A projection of recent trends, not a prediction of the economy or advice to buy or sell. How we project.
Places like Lee's Summit
The closest matches on income, rent, home value, education and age, and the places nearby.
| Place | Rent | Income | |
|---|---|---|---|
| Downingtown, PA | $1,518 | $96,228 | Compare |
| Gahanna, OH | $1,466 | $109,061 | Compare |
| Vadnais Heights, MN | $1,455 | $98,685 | Compare |
| Woodridge, IL | $1,494 | $101,000 | Compare |
Nearby
- Greenwood, MO6 mi
- Raytown, MO6 mi
- Grandview, MO8 mi
- Blue Springs, MO9 mi
- Raymore, MO9 mi
- Pleasant Hill, MO10 mi
Compare Lee's Summit with
Places built like Lee's Summit
Its statistical peers: the closest matches on size, age, education, homeownership, household size, housing age, origin and remote work, in the same part of the country. Cost and outcomes are left out of the match, so the table shows how Lee's Summit performs against places like it.
Common questions
Is Lee's Summit a good place to live?
It depends on what you need, so here is what the numbers say. Its Citytistics Index is 78 out of 100, better than 78% of the places we rate and 45th of 140 in Missouri. On cost, space and class size it scores 84 out of 100 for families. See how it ranks with your own weights.
Is Lee's Summit expensive to live in?
The median rent takes 16.6% of the median household income, against 20.4% in the typical place we track. Housing is a lighter load here than usual. The median home is valued at $340,900.
What salary do you need to live in Lee's Summit?
To rent the median home without spending more than 30% of income on rent, a household needs about $56,880 a year. Work it out from your current city.
Is Lee's Summit safe?
There were 114 reported violent crimes per 100,000 residents, against 192 in the typical place.
What places are similar to Lee's Summit?
On income, rent, home value, education and age, the closest matches are Downingtown, PA, Gahanna, OH, Vadnais Heights, MN and Woodridge, IL.
Sources and methods
The small numbers beside each measure point here. Every dataset is public; links go to the publisher.
- American Community Survey 5-year estimates · US Census Bureau · 2020 to 2024 estimatesTables B01002, B01003, B05002, B07003, B08013, B08301, B15003, B17001, B19013, B19301, B23025, B25002, B25003, B25010, B25035, B25064, B25070, B25077, B25088, B25103, B28002, S2701
- Regional Price Parities · US Bureau of Economic Analysis · Latest release, retrieved 2026-11-14
- Fair Market Rents · US Department of Housing and Urban Development · Fiscal year 2027
- Income Limits · US Department of Housing and Urban Development · Fiscal year 2026
- House Price Index · Federal Housing Finance Agency · Latest release, retrieved 2026-11-14
- Quarterly Census of Employment and Wages · US Bureau of Labor Statistics · 2025 annual averages
- Population Estimates · US Census Bureau · Vintage 2025
- SOI Tax Stats, county-to-county migration · Internal Revenue Service · Tax years 2022 to 2023Counts tax returns and the people on them; flows under 20 returns are suppressed.
- County Business Patterns · US Census Bureau · 2023 data
- OpenStreetMap · © OpenStreetMap contributors, available under the Open Database License (ODbL) · Map data as of 2026-11
- National Park Service sites · Wikidata (CC0), units operated by the National Park Service · Retrieved 2026-11
- National Register of Historic Places · National Park Service · Listings through 2026-05-22
- Crime Data Explorer · Federal Bureau of Investigation · 2025 data
- Common Core of Data · National Center for Education Statistics · 2024 release
- 1991-2020 climate normals · NOAA National Centers for Environmental Information · Series updated 2026-11-05Averages for 1991 to 2020 computed from NOAA's county climate series (nClimDiv).nClimDiv county series
- National Risk Index · Federal Emergency Management Agency · Latest release, retrieved 2026-11-14NRI data and maps
- Air Quality System, annual AQI by county · US Environmental Protection Agency · 2025 dataAirData download files
Derived by Citytistics from the tables above: rent to income (B25064, B19013); property tax rate (B25103, B25077); home price to income (B25077, B19013).
What stands out compares Lee's Summit with places of a similar size, using only figures measured for Lee's Summit itself; county and metro figures never count. Survey figures are estimates with margins of error. Formulas and definitions: methodology. API: /api/v1/places/lees-summit-missouri
Citytistics. “Lee's Summit, Missouri.” Data as of 2026-11-14. https://www.citytistics.com/city/lees-summit-missouri/
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.