The Kansas City market, by the numbers
From our own transaction records and HUD data for Kansas City ZIP codes.
Updated 2026-09-18.
Kansas City · MO
3 bed / 1 bathTypical home we buy
1,173 sq ftMedian size
1923Median year built
$1,710/moHUD Fair Market Rent, 3BR
9ZIP codes we buy in
The typical Kansas City home we look at was built in 1923, which means roof age, original electrical, and HVAC are the items that most often blow up a retail contract after inspection. We buy those as-is and price the repairs into the offer instead of asking you to make them.
HUD sets Fair Market Rent for a 3-bedroom in Kansas City at $1,710/month. That number is why we can pay cash here: many of these homes work as long-term rentals for us, so we are not dependent on reselling quickly to make the numbers work.
HOA and estoppel timing
Where there is an association we pull the estoppel early; unpaid dues and open violations settle at closing rather than blocking the sale.
Condition, not timing, sets your price
In a steady market the spread between an updated house and a dated one is wider than the spread between selling in spring and selling in fall.
ZIP codes we buy in around Kansas City
641056411064111641146411664124641286413064133
That is 9 ZIP codes across Kansas City — including 64105, 64110, 64111 and 64114. Not listed? We still look at it — Missouri deals outside these ZIPs come through regularly.
What homes are actually selling for in Kansas City
Based on 87 recorded sales in Kansas City. We publish this because the alternative is asking you to trust a number with nothing behind it.
Recorded sales · Kansas City
$255,000Median sale price
$166Median per sq ft
87Sales analysed
1926Median year built
Half of those sales landed between $175,000 and $358,800. That spread is the most useful number here: it is why a cash offer on a Kansas City house cannot be quoted from the address alone.
Recorded sales in our own comparable-sales database for these ZIP
codes. Sale prices reflect what buyers paid for homes in their condition at the time —
they are not an appraisal of your property and not an offer.
Kansas City by ZIP code
We underwrite by ZIP, not by city. Here is what each one looks like in our data:
Look at the gap between 64114 ($358,800) and 64128 ($115,000). Same city, roughly 212% apart. Anyone quoting you a citywide price per square foot is not looking at your block.
Sale figures are medians of recorded sales in our comparable-sales
database; rent is HUD Fair Market Rent for that ZIP. A dash means we do not hold enough data
for that ZIP to publish a number we would stand behind.
What the Kansas City market is doing right now
Whole-market figures for every Kansas City ZIP code we buy in, from the Restar
housing database · August 2026. These are not our numbers — they cover every sale in the ZIP, not
just ours.
Kansas City · MO · live market
$264,885Median sale price · +2.4% yr/yr
25 daysDays on market · +1.0 days yr/yr
$194Price per sq ft
55Homes listed for sale · +1.1% yr/yr
$1,401/moMedian rent
1.00Sale-to-list ratio
The median Kansas City listing takes 25 days to go under contract, and that is only the clock until it goes under contract — a financed buyer then needs another 30 to 45 days to close, assuming their loan holds.
Median rent of $1,401 against a median sale price of $264,885 is a gross yield near 6.3%. That is the honest reason we can pay cash in Kansas City: many of these houses work as rentals for us, so we are not dependent on reselling quickly.
Source: Restar (restar.io) housing database,
built from public records and MLS-derived feeds. A dash means that ZIP has no published figure for
that measure this month.
Kansas City inside Jackson County
Where a market sits relative to its county tells you which buyers can afford it and how
long they take to commit. Here is Jackson County against the Kansas City ZIP codes specifically.
The Kansas City ZIP codes we buy in run 10% below the Jackson County median of $294,315. That gap is the reason a countywide price per square foot is useless for pricing your house, and it is why our offers are underwritten by ZIP.
County-wide, the median sale price is +6.7% against a year ago.
Note that Kansas City is not a single-county market — 8 of the ZIP codes we buy in sit in Jackson County and the rest fall outside it, so treat the county column as context rather than as your comparable.
County figures from the Restar housing database; the Kansas City column is the
median across the ZIP codes listed above. Income is the most recent Census estimate.
What we actually buy in Kansas City
The Kansas City properties in our records have a median build year of 1923 - the oldest housing stock of any market on this site, Detroit included. Nine ZIP codes, most of them in Jackson County on the Missouri side, running from downtown through midtown to the east side.
Century-old stock in the Midwest means a specific inspection list: knob-and-tube that was partially replaced by somebody's cousin, galvanised supply lines, cast-iron waste stacks, plaster over lath that hides everything, and foundations that have been repaired at least once. Any one of those can end a financed contract. All of them are normal for us.
The market around them is steady rather than hot - a median sale near $265,000 across these ZIP codes, values flat over the year, listings under contract in a median of 25 days, and inventory almost exactly where it was twelve months ago. Jackson County runs a little higher at about $294,000.
Be aware this is a market where two blocks genuinely change the number. Our recorded purchases here spread from $175,000 at the lower quartile to nearly $359,000 at the upper. A citywide price per square foot tells you nothing about your house, and we do not underwrite that way.
Neighborhoods we buy in around Kansas City
Also buying in
We buy across Kansas City, including these. We do not hold a mapped boundary for them, so rather than estimate a median we show the ZIP each one sits in — and the per-ZIP medians are in the table further up this page.
- Brookside 64110
- Country Club Plaza 64111
- Rosedale 64111
- Waldo 64114
- Westport 64111
Neighborhood boundaries from OpenStreetMap contributors (ODbL). Sale figures are medians of recorded sales in our own comparable-sales database for those boundaries — they describe the area, not your house, and they are not an offer.
What that means for an offer in Kansas City
Cash offers are not a mystery — they are four lines of arithmetic. Run against the median Kansas City sale, it looks like this.
This is an illustration, not an offer on your house. Condition drives the second line and the second line drives everything else. We will show you our repair estimate item by item rather than presenting a single take-it-or-leave-it figure.
If your house is in good condition, this is also the calculation that tells you to
list it instead. We will say so. The full breakdown of
how the offer is built covers where the line falls.
Our offer versus listing it in Kansas City
Listing timelines are typical rather than measured; commission is the customary 6% and varies by agreement.
Three days to change your mind
If you accept an offer, you have three days after signing to walk away for any reason
at all, with nothing owed and no explanation needed. We would rather lose a deal than
have someone feel cornered into one.
Sometimes you should not sell to us
If the house is in good shape and you are not in a hurry, listing it will almost
always net you more than we can offer. That is not us being modest — we buy at a
discount because we take on the repairs, the carrying costs and the risk.
We will tell you when that is your situation. It is a faster conversation for both of
us than pretending otherwise.
Why Kansas City sellers call us
Most people who reach out are not shopping for the highest number — they are solving
something with a deadline attached. These pages cover what changes in each case:
A sale date does not have to mean a foreclosure on your record.
We buy through probate and can wait for the letters.
A clean date and a clean split of the proceeds.
Occupied is fine. You do not have to remove anyone first.
These get paid out of the proceeds at closing.
Fire, water, structural — we price it, you do not repair it.
Who you will be dealing with
Trevor McAmis
Owner & Acquisitions Lead, Restar Acquisitions. (313) 710-6129 · More about us
Every offer on this site is underwritten by a person, not a form. If the
numbers do not work for you, say so and I will tell you what would.
Common questions from Kansas City sellers
- Can you buy if I still owe on the mortgage?
- Yes. The payoff comes out of the proceeds at closing. The only situation that gets difficult is owing more than the house is worth, and we will tell you that immediately.
- My house is dated but not damaged. Should I just list it?
- Possibly, and we will say so. If it is structurally sound, clean, and you can wait 60-90 days and pay commissions, the open market usually nets more. We are the better answer when it needs work you cannot fund or you need a date you can rely on.
- How much does it cost to sell a house in Kansas City?
- On the median Kansas City sale price of $255,000 in our recorded-sales data, the listing route runs roughly $21,125 once you add agent commission, title and settlement fees, buyer concessions and pre-listing repairs — around 8% of the sale price. A cash sale to us carries none of those five line items.
- What percentage of my home's value will a cash buyer offer?
- There is no fixed percentage, and any buyer quoting one before seeing the property is guessing. The offer is after-repair value, minus repairs, minus holding and resale costs, minus the buyer's margin. Repairs is the line that moves most: a house needing only cosmetics lands far higher than one needing a roof and mechanicals. Ask any buyer to walk you through all four lines on your specific property.
- Can I sell if I owe more than the house is worth?
- Sometimes, through a short sale, but that needs your lender's written approval and takes months rather than days. We will tell you on the first call if that is what you are looking at, rather than let you find out two weeks in.
- Can I really sell my house as-is?
- Yes. We buy in any condition — no repairs, no cleaning, no staging — and you can leave behind anything you do not want. As-is changes who pays for the work, not what you are required to disclose about it.
- What does a 'cash offer' actually mean?
- That the purchase is funded without a mortgage, so there is no lender, no appraisal and no financing contingency. That is the whole of the advantage: financing falling through is the most common reason a residential sale collapses, and it cannot happen on a cash purchase.
- How do I know your offer is fair?
- Check it against the recorded sales published on this page and against the four-line calculation above it. We show you the comps the number came from. If listing would net you more, we will say so — that conversation is faster for both of us than the alternative.
- What fees or commissions will I pay?
- None. There is no agent commission, no listing fee, and we cover standard closing costs. The number on the offer is what you net, minus any existing mortgage payoff or liens.
- Am I obligated to accept the offer?
- No. The offer is written, free, and yours to walk away from. We would rather you compare it against a listing than feel pushed into it.
- Written offer within 24 hours
- Any condition — no repairs, no cleaning
- No commissions; we cover standard closing costs
- You pick the closing date
Get my cash offer →
Takes about two minutes. Or call
(313) 710-6129 — we answer.
