What's a Good Area to Live in Kansas City Missouri

Updated on October 20, 2006
M.G. asks from Kansas City, MO
8 answers

We are renting a house in south kansas city right now but will be buying a house in the next 6 months. I want to get opinions and information on different areas that are good to live in. My husband is a Kansas City police officer so we have to stay in Kansas City Missouri, which really limits us. The South KC area is nice, (i.e. Red Bridge area) but I don't think we can afford it. We probably won't be able to go above $150,000. Was thinking maybe the Waldo area. Does anybody live here? We have 2 children so it definitely has to be a kid friendly neighborhood. What about St. Catherine's are over buy International House of Prayer on Red Bridge?

M.

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D.T.

answers from Kansas City on

I have a friend who lives in the Waldo area and she reallu likes it. We lived in Overland Park and it is very hard to find a home at or under 150,000...worth living in. I think the Liberty area is great...my Aunt and Uncle live there with there two little kids. I seems really kid friendly.

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A.B.

answers from Kansas City on

I live in the Waldo area and love it! But the schools are not so great unless you can afford to send them to a private school. I have a 10 month old, so am considering whether we will stay here and send him to either a charter or private school or eventually move to the suburbs which we don't want to do at all. We love Waldo. Some homes are within the price range you mention, but many are also above that. I don't think it will be very easy to find a house in Brookside for under $150,00. You could always consider moving north of the river where there are better schools, but still have a KC,MO address. Everything is newer and nicer up there! I don't know anything about St. Catherine's, but my cousin goes to Our Lady of Peace off of Grandview Rd and 110th (near there anyway). I think it is still in KC,MO and a little south of where you live now. She loves it. She is in 4th grade and has gone there since kindergarten. Good luck.

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T.K.

answers from Kansas City on

Hi M.,
We have alot in common. My husband is with KCPD too. We're also in South KC, and are getting our house ready to sell, so we can move. We're hoping that by next summer, we'll be out of here! Actually, we've pretty much determined that even if we have to sell our house to Homevestors and not make any money off of it, that that's what we'll do. We just don't want to wait any longer.
As far as good neighborhoods go for the kids, you're hubby can get all the statistics for crime in each neighborhood from the department. He can also find out how many 911 calls are made to each of the schools, in case you ever decide to put them in. Plus-- you have to remember that even if you're kids aren't going to the local public school, those same kids who DO go to those schools will be living in your neighborhood.
I used to homeschool mine as well. They just started their 2nd year in public school. (And that's one of the main reasons we're moving-- better school district, better neighborhood with better kids.)
As you probably know-- most of the officers are moving north of the river, for all the same reasons. At first, we didn't think we'd be able to afford to live up there. But we've discovered that the prices for homes throughout the city aren't necessarily what you'd think they would be.
For instance- we knew we wanted to go up north, but we didn't think we could afford anything TOO far north. We really can't afford anything too much bigger than what we already have-- and are looking in the same price range that you are. So we thought we'd check out the area just northwest of Worlds of Fun, between Barry Rd and Vivion. (North KC School District)
But even the older (1950's or 60's)and smaller homes around there aren't any lower than $140,000-- and most of them were between $150,000 and $165,000. I was totally shocked and disappointed.
But then, we checked out a neighborhood much farther north, (still North KC school district) off Cookingham and 435. It's an older neighborhood-- maybe built around the late 70's or 80's, and not only were they a little bigger, but the prices were actually a little lower, between $135,000 and $160,000, with several around $140,000. It's also a nicer neighborhood, with more of an "out in the country" feel.
We're also checking into the Park Hill School District, same distance up north, but further west, around I-29, and the Tiffany Springs area. There are areas there where the homes are about the same prices and sizes as the last neighborhood I told you about.
Something to pay close attention to though, are the taxes.
I've been surprised to see the variation, even between homes that are the same cost and in the same school district. Most of the real estate taxes go to the school district- so you'd think that if the homes are the same price and in the same school district, that the taxes would be the same. But they aren't. I've seen homes that are both $150,000, and the taxes on one will be $1,020 a year, while the other's are as high as $2,300.
Honestly though, you're best source for finding a really nice neighborhood is through your husband's connections with the department. No one knows which neighborhoods and parts of town are the best, better than the police officers. Alot of them have both spouses working though-- and that makes a big difference. But you can still get an idea for which areas are best-- then you just drive around that part of town, and find the older and smaller homes that are close by. Then your can check out the statistics for those neighborhoods.

T. K.

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N.C.

answers from Kansas City on

I actually live in Kansas City MO right now, however the school district is Raytown (check out www.greatschools.net). Our neighborhood is very quiet and kid friendly. We are selling our house, due to a growing family (trying to conceive #3), we have it listed on www.forsalebyowner.com it is listing #20707178. You can check it out. There are also quite a few houses in our neighborhood for sale in your price range. Anything above I believe 51st St in my area is KCMO address. Close to shopping in Independence, also our house is right by where they are building the new super Walmart (old blueridge mall).

You can email me if you have any questions. [email protected]____.com

N.

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V.D.

answers from Kansas City on

I just moved from the Red Bridge/Bannister area because there was to much going on there - My kids were in the Hickman Mills school district which I was not impressed with their school at ALL! I would either move as far out as I could in the suburbs that are still concidered KCMO or move to the Westwood area or Brookside or the other areas that were mentioned in other responses. They also have better schools and close to alot of neat places to go with your family. Best of Luck - I know how frustrating it can get - I just moved way in the Northland area where I drive on beautiful country roads and look at the awsome country fields, cows, hay and my children go to brand new wonderful school in the NKC school district - I am a single mother of 4 and feel that my family is very fortunate and I will pray that your family find some place where you are happy also.

Best of Luck - think positive
V.

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T.G.

answers from Kansas City on

I am not sure if Lee's Summit is out of the question or not but honestly, I think it is one of the best areas left on this side of Missouri. A bit expensive but the majority of the neighborhoods are nice and they have wonderful schools. We dont want to live anywhere else other than lee's summit or head on over to the kansas side!! If lee's summit isnt out of the question, I think it is worth checking out ;)

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A.L.

answers from Kansas City on

M.:

Wester Hills is nice, as is Waldo, Armour Hills and Brookside. I love Brookside however, it is more expensive. Also, not sure the "name" of the area, but check out the area around 70th (just East of Stateline). My husband is a mortgage broker (who also knows several agents, if you need one). His name is Blake and he works for Wells Fargo. Let me know if you need a mortgage, and I will give you his number. I also see that you are a "healthy" mom. I can give you suggestions of places to go/stores/products that you would like (I don't sell anything, so don't worry).
A.

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J.R.

answers from Kansas City on

I just recently moved from the Western Hills area and absolutely loved it! We needed a bit more room due to a growing family, but I really liked the location as it was close to everything (plaza, westport, highways, south o.p., etc.) I sold my house for $139K, it was 3 br, 1.5 baths. If you need a good realtor, let me know. My guy won't charge you the 7% everyone else does....

J.

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