Communities › Clay County › Pleasant Valley, MO
Pleasant Valley, Missouri
Pleasant Valley is a small Clay County city in the Kansas City Northland, sitting just north of the I-35 and I-435 interchange about four miles north of the Missouri River. Locals call it ‘The Valley,’ and at roughly one square mile it is one of the few places where getting lost takes real effort. It runs its own police, fire and public works departments.
Homes for saleProperty taxesPrice per sq ftFAQWhat’s newCity rulesUtilities
Pleasant Valley is a Clay County, Missouri city. So far in 2026, 28 single-family homes sold through the MLS at a median of $291,000, about $169 per finished square foot. The median annual property tax on those homes was $2,563, an effective rate of 0.91% of the sale price.
Homes for sale
Pleasant Valley homes for sale right now
Live from the MLS. First, the lowest-priced home for sale (and what is for rent) in Pleasant Valley right now; it changes on its own as listings come and go. Then what is coming soon, and every listing on the map below.
Updated live from the MLS
Lowest-priced home for sale in Pleasant Valley
The lowest-priced Pleasant Valley listing shows here, updated automatically.
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See them before they hit the market
Coming soon in Pleasant Valley
Map view
Every Pleasant Valley listing on the map
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What’s new in Pleasant Valley
What the city is approving, building and planning
Pulled from council and planning agendas, city news and local reporting, checked November 13, 2026. Older items move to our Update Archive.
On the ballot
November 2026
Clay County voters turn down charter changes in Proposition A
Proposition A asked Clay County voters, including Pleasant Valley residents, to approve nine amendments to the county constitution in one yes-or-no vote, covering items such as commissioner benefits, salary benchmarks for the prosecutor and sheriff, and more authority for the county administrator. In the Nov. 3, 2026 election it drew 42.38% yes and 57.62% no out of 94,035 votes. Results are unofficial until certified by the Clay County Election Board.
Your taxes
November 2026
City sets 2026 property tax rate at $0.5466
The City of Pleasant Valley posted its updated assessed valuation and final 2026 city tax rate of $0.5466 per $100 of assessed value on Nov. 4, 2026, up slightly from $0.5455 in 2025. The city lists total assessed valuation at about $69.07 million for 2026, versus about $69.09 million in 2025. County, school and other district levies are billed on top of the city rate.
Big project
February 2026
City hires bond counsel for ‘Project Thunder’
The Board of Aldermen approved Ordinance 3629, an agreement with Gilmore and Bell, PC to help draft and review a Chapter 100 incentive plan tied to an economic development project called Project Thunder. Details of the project itself have not been made public in the ordinance.
City hall
June 2026
New public alert system for residents
Ordinance 3652 approved an agreement with Everbridge, Inc. for a public alert system to notify residents of emergencies and other significant events.
Historical property tax
Pleasant Valley property taxes: 10 years of real bills
The typical Pleasant Valley home that sold in 2026 (year to date) carried an annual property tax bill of about $2,563, or 0.91% of its sale price. In 2017 it was $1,873 (1.25%). Appraisals tend to rise faster than anyone budgets for, so check the actual bill on any home you like.
10 years of real tax bills
Median property tax on Pleasant Valley homes that sold, 2017–2026
What buyers actually inherited: the full annual tax bill (city, county, school and all other levies) on single-family homes sold each year. Effective rate = tax ÷ sale price.
See the numbers
| Year sold | Median annual tax | Median sale price | Effective rate | Sales |
|---|---|---|---|---|
| 2017 | $1,873 | $150,500 | 1.25% | 41 |
| 2018 | $1,934 | $168,000 | 1.18% | 38 |
| 2019 | $2,000 | $178,500 | 1.16% | 19 |
| 2020 | $2,240 | $185,000 | 1.12% | 27 |
| 2021 | $2,003 | $200,000 | 0.99% | 22 |
| 2022 | $2,000 | $240,600 | 0.84% | 36 |
| 2023 | $1,944 | $236,000 | 0.77% | 30 |
| 2024 | $2,134 | $245,100 | 0.87% | 31 |
| 2025 | $1,988 | $255,000 | 0.86% | 33 |
| 2026 | $2,563 | $295,000 | 0.91% | 27 |
Source: Heartland MLS closed single-family sales, DataMaster SLIM exports of October 25, 2026, compiled by Wingman Real Estate – The Shopper Team. Tax figures are as reported in MLS at sale and may reflect the prior tax year; bills under $300 (land-only or missing) are left out. Not a tax quote.
10-year lookback
Price per square foot, subdivision by subdivision
Median sale price per finished square foot for single-family homes in the 9 busiest Pleasant Valley subdivisions, by year sold. Darker gold means pricier per foot. Scroll sideways on a phone.
| Subdivision | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 | Change |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Pleasant Valley Estates91 sales | $98 | $103 | $103 | $106 | $129 | $157 | $158 | $166 | $172 | $188 | +91%2017–26 |
| Highridge Manor60 sales | $88 | $89 | $99 | $123 | $136 | $162 | · | $167 | $165 | $179 | +104%2017–26 |
| Ravena Gardens57 sales | $92 | $106 | $114 | $103 | $136 | $175 | $158 | $188 | $132 | $155 | +68%2017–26 |
| Pleasant Valley Acres30 sales | $74 | $72 | · | $105 | $194 | $141 | $196 | $141 | $172 | $166 | +124%2017–26 |
| Brookside16 sales | $108 | · | $111 | $114 | · | · | $169 | · | · | $173 | +61%2017–26 |
| Brookside Court13 sales | $104 | $113 | $109 | · | · | · | $194 | · | · | · | +86%2017–23 |
| Kaill Pleasant Vall12 sales | · | $87 | · | $146 | · | · | · | · | $180 | $130 | +49%2018–26 |
| Schell's Addition11 sales | $54 | $73 | · | · | · | · | $127 | · | · | · | +134%2017–23 |
| Schell's Ravena Place8 sales | · | · | · | · | · | · | $154 | $162 | · | · | +6%2023–24 |
Source: Heartland MLS closed single-family sales, DataMaster SLIM exports of October 25, 2026, compiled by Wingman Real Estate – The Shopper Team. A year is shown only when at least two homes sold; subdivisions with fewer than 8 sales in these years are left out. Small neighborhoods can swing a lot year to year. Methodology.
Pleasant Valley subdivisions
14 Pleasant Valley neighborhoods with recent sales
Pleasant Valley subdivisions with at least three single-family sales in the last ten years, A to Z, with their sales counts. Tap one to see what is for sale there now.
Subdivision names as entered in the MLS. Source: Heartland MLS closed single-family sales, DataMaster SLIM exports of October 25, 2026, compiled by Wingman Real Estate – The Shopper Team.
City rules
Can I do that in Pleasant Valley?
The questions buyers ask before the fence goes up, from Pleasant Valley code, permit pages and local reporting. Rules change and HOA covenants can be stricter, so confirm with the city before you build.
Trash service
The city does not provide trash service; residents contract directly with a city-licensed trash hauler, and curbside recycling is arranged through that hauler.
Bulky item pickup
The 2026 city-wide bulky item pickup is one day only, Saturday, November 7, 2026, with items at the curb by 7 a.m.; tires, car batteries, paint and refrigerant appliances are not accepted.
Yard waste & recycling
Yard waste and brush go through the Regional Brush and Yard Waste Recycle Program drop-off in Gladstone, and presorted recycling (including glass and scrap metal) can be taken to the Kansas City recycling center at Pleasant Valley Park, 6401 NE Pleasant Valley Rd, Wednesday through Saturday.
Snow removal
Under Section 340.260, the Chief of Police can declare a snow parking emergency, and vehicles parked on any public street, all of which are emergency routes, must be moved within 2 hours or may be towed. The city asks residents to park in driveways when possible and to clear the sidewalks next to their property.
Building permits
Building permit applications, plan review and inspections are handled by the city Building Inspector and Zoning Administrator at City Hall, 6500 Royal Street. Call (816) 781-3996, Monday through Friday from 8am to 5pm, before starting a project to confirm whether a permit is needed.
Pets
A residence may keep no more than four dogs, cats or miniature pigs over 90 days old in total, in any combination, unless it is licensed as a commercial animal establishment (Sec. 205.380).
Fireworks
Fireworks may be set off only from 10 a.m. to 11 p.m. on July 2, 3 and 4, and bottle rockets and rockets of all types are banned. Temporary sales run June 25 to July 4, on commercial or industrial property only, with a $1,000 permit open to local nonprofit groups (Chapter 236).
Swimming pools
Private pools 2 feet deep or more must sit at least 10 feet from side and rear lot lines and may not extend in front of the building line. They must be enclosed by a fence or wall at least 4 feet high, with gates locked when the pool is not in use (Zoning Code, R-1 district, Sec. 400.070).
Home businesses
Home occupations are allowed in R-1 if only family members living in the home run them, they use no more than 25% of the floor area, and there is no outdoor storage, no business sign and no commercial vehicle parking or deliveries (Sec. 400.070).
Sheds & garages
In R-1, a detached garage or accessory building must sit at least 60 feet from the front lot line, 6 feet from side and rear lot lines, and 10 feet from the house (Sec. 400.070). It can be up to 24 feet or two stories tall and may cover up to 30% of the rear yard (Sec. 400.200).
Chickens & horses
R-1 lots may keep up to 25 fowl per 20,000 square feet of lot area, housed at least 100 feet from the front lot line and 30 feet from side and rear lines. Horses, mules or ponies are limited to one per 10,000 square feet, with no more than two in total (Sec. 400.070).
Lawn height
Grass, weeds and brush must be kept under 7 inches. After a written notice, owners have 7 days to cut; otherwise the city can mow and bill the cost as a special tax bill with 10% interest. Agricultural tracts over 3 acres are exempt (Chapter 215, Nuisances).
Junk & disabled vehicles
An unregistered, improperly registered or inoperable vehicle (including trailers and motorcycles) may not sit on public or private property for more than 48 hours. Violations draw a 7-day abatement notice, and the city can remove it and bill the owner (Section 215.060).
Above-ground fuel tanks
Above-ground fuel storage tanks are generally prohibited. Exceptions include propane tanks, agricultural tanks and containers of 10 gallons or less; existing tanks may be maintained but not added to or replaced except as the zoning code allows (Section 215.050).
Garage sale signs
Garage sale signs must come down within 24 hours after the sale ends. Signs or advertising placed on fences or other private property without the owner’s consent are a nuisance (Chapter 215; garage sales are regulated under Section 620.010).
Fences
A city permit is required before building any fence. Side- and rear-yard fences may be up to 6 feet tall; front-yard fences must be ornamental, 48 inches or lower and at least 50% open, and fences may not carry advertising (Section 500.130).
Noise
City code (Section 210.760) bars noise disturbances, meaning sound that would annoy a reasonable person. From 11 p.m. to 6 a.m., amplified sound heard across a property line is not allowed, and neither is construction or demolition equipment, outdoor power tools, mowers or snowblowers in residential areas. Vehicle sound systems plainly audible from 50 feet are presumed to be a violation.
Open burning
Open burning of household trash, leaves, grass, trees or other yard waste, and construction or demolition debris is not allowed. Recreational and cooking fires are allowed in approved containers; a fire outside a pit or grill can be no larger than 3 feet across and 2 feet high and needs a spark arrestor, grills must stay at least 15 feet from structures, charcoal grills are not allowed on wooden decks, and the Fire Chief can ban all burning when conditions are hazardous (Sec. 210.1105).
Driveway paving
Driveways and parking areas for single-family homes must be paved with 4 inches of Portland cement concrete or 4 inches of compacted asphaltic concrete over a 4-inch compacted subgrade; gravel does not meet the dust-free requirement. In residential districts, off-street parking goes in the side or rear yard, though parking in the driveway is allowed (Zoning Code Sec. 400.250, Off-Street Parking Construction Requirements).
TV dish antennas
One solid-color, ground-mounted TV dish antenna up to 10 feet across and no more than 12 feet above grade is allowed with a permit. It can’t sit in a front yard or within 10 feet of any other lot line, permanent dishes need landscaping to hide the base, and temporary dishes are limited to 72 hours (Zoning Code Sec. 400.200, Height and Area Exceptions).
Parking on residential lots
In the R-1 through R-4 districts, off-street parking must be in the side or rear yard only (except in group housing or community unit projects); this does not prohibit parking otherwise-permitted vehicles in residential driveways. Zoning Code, Off-Street Parking Regulations, Sections 400.220-400.260.
Door-to-door sales
Peddlers need a city permit (up to 14 days; $5-$35 per day) and must show it with photo ID on request. They may visit only between 9:00 a.m. and 8:00 p.m., and may not enter a property with a ‘No Soliciting’ yard sign (up to 1 sq. ft., letters at least 2 in. tall) or door sticker, or one on the city’s ‘no visit’ list (Code Ch. 630).
Moving in
Pleasant Valley utility providers
Who to call to turn things on. Providers can vary by address, so confirm before closing.
City of Pleasant Valley
City-owned sewer lines with treatment by Kansas City; billed by Clay County Public Water District No. 2. Rate questions ext. 9; main connections (816) 781-6282
City-licensed private haulers
Not provided by the city; call City Hall for the licensed contractor list
Living in Pleasant Valley
Pleasant Valley history, jobs and parks
A little history
Pleasant Valley began as a farming community in Clay County, and its early water and sewer system dated to a 1930s WPA project. Voters approved a 70,000 dollar bond for a Village Hall in 1961, and the village incorporated as a fourth-class city on January 14, 1963. Volunteers cleared winter roads in the early years, the city bought its first fire truck in December 1964, and a new City Hall and Police Department opened at 6500 Royal Street in 2000.
Where people work
Pleasant Valley is a small, mostly residential city, and most residents commute to employers across the Kansas City metro via I-35 and I-435. In February 2026 the city engaged bond counsel Gilmore and Bell to prepare a Chapter 100 incentive plan for an economic development project called Project Thunder; the company, dollar amount and status had not been publicly detailed as of October 2026.
Parks & outdoors
Hanson Park sits behind City Hall at 6500 Royal Street and has two picnic shelters that residents can reserve free of charge. Valley Park along South Sobbie has a concrete walking trail with benches. City parks are open 6 a.m. to 10 p.m. daily, and Shoal Creek runs through town.
Sources for the city news, rules, utilities and local guide (checked November 13, 2026)
- en.wikipedia.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- claycountymo.gov
- pwsd2clayco.com
- ecode360.com
- ecode360.com
- ecode360.com
- ecode360.com
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- ecode360.com
- ecode360.com
- ecode360.com
- ecode360.com
- ecode360.com
- ecode360.com
- ecode360.com
- ecode360.com
- pleasantvalleymo.org
- ecode360.com
- ecode360.com
- ecode360.com
- pleasantvalleymo.org
- ecode360.com
- ecode360.com
- ecode360.com
- ecode360.com
- ballotpedia.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- pleasantvalleymo.org
- ecode360.com
- ecode360.com
- zoneomics.com
- 1027kearneymo.com
- kshb.com
- ecode360.com
- ecode360.com
- pleasantvalleymo.org
- pleasantvalleymo.org
- ecode360.com
- kshb.com
- ecode360.com
- ecode360.com
- ecode360.com
- zoneomics.com
- wingmanre.com
Pleasant Valley FAQ
Pleasant Valley, MO: the questions people ask most
What county is Pleasant Valley, MO in?
Clay County, in the Kansas City Northland. The ZIP code is 64068 and the area code is 816.
What is the city property tax rate in Pleasant Valley?
The 2026 city tax rate is 0.5466 per 100 dollars of assessed value, posted by the city on Nov. 4, 2026, versus 0.5455 in 2025. County, school and other district levies are added on top, so check the Clay County Collector for a full bill.
Who provides utilities in Pleasant Valley?
Evergy provides electric, Spire provides natural gas, and Public Water Supply District No. 2 of Clay County provides water. Sewer lines are city-owned and billed through the water district.
Does the city provide trash pickup?
No. Residents hire a city-licensed private trash hauler; call City Hall at (816) 781-3996 for the current list.
How is the commute from Pleasant Valley?
The city sits just north of the I-35 and I-435 interchange, giving direct interstate access to downtown Kansas City, Liberty and KCI.
What school district serves Pleasant Valley?
Pleasant Valley is served by North Kansas City Schools (North Kansas City School District 74).
Who provides sewer service in Pleasant Valley, and who sends the bill?
The City of Pleasant Valley owns and maintains its own sewer lines and pays Kansas City to treat the wastewater. Billing and collection are handled by Clay County Public Water District #2. For sewer main connections call (816) 781-6282; for rate questions call City Hall at (816) 781-3996, ext. 9.
When does the Pleasant Valley Board of Aldermen meet?
The Board of Aldermen meets on the first and third Monday of each month at City Hall, 6500 Royal Street. When the Monday is a holiday, the meeting moves to Tuesday. Meetings are streamed on the city’s YouTube channel, and City Hall at (816) 781-3996 can confirm the start time.
What is the minimum lot size for a single-family home in Pleasant Valley?
In the R-1 single-family district, the minimum is 12,500 square feet per home on public sewer, with a lot at least 75 feet wide and 165 feet deep, under the city’s zoning code (Chapter 400).
Are mobile homes allowed on individual lots in Pleasant Valley?
No. Under the city’s zoning code (Chapter 400), mobile homes are allowed only in designated mobile home parks in the MHP district, not on individual residential lots.
Can I put an above-ground fuel tank on my property?
Generally no. City code (Section 215.050) prohibits above-ground fuel storage tanks, with exceptions for propane tanks, agricultural tanks and containers of 10 gallons or less. Existing tanks can be maintained but not expanded or replaced except as the zoning code allows.
Do I need a permit to build a fence in Pleasant Valley?
Yes. City code (Section 500.130) requires a permit before any fence goes up, with the fee based on the building permit schedule. Side- and rear-yard fences can be up to 6 feet tall, while front-yard fences are limited to ornamental styles 48 inches or lower that are at least 50% open. Check any subdivision covenants as well.
How tall can grass get before the city steps in?
City code (Chapter 215) treats weeds or grass 7 inches or taller as a nuisance. Agricultural land over three acres is exempt. If the owner does not cut it after notice, the city can mow and bill the cost as a special tax bill that becomes a lien on the property.
Can I burn leaves or yard waste in Pleasant Valley?
No. City code Section 210.1105 bans open burning of leaves, grass, trees and other vegetation, as well as household trash. Recreational fires and cooking fires are allowed in approved containers, and the Fire Chief can halt all burning when conditions are hazardous.
Does Pleasant Valley have its own fire department and ambulance service?
Yes. The Pleasant Valley Fire Department owns and operates two ambulances, according to Ordinance No. 3653 (June 1, 2026), which loaned the city’s reserve ambulance to the City of Liberty for 90 days.
How many off-street parking spaces does a home need in Pleasant Valley?
The zoning code requires at least 2 off-street parking spaces per dwelling unit, with a standard stall of 18 feet by 8 feet 6 inches, and single-family driveways must be paved with concrete or asphalt (Chapter 400, Zoning Code).
How tall can a detached shed or garage be in Pleasant Valley?
Under the city zoning code (Sec. 400.200), a detached accessory building can be no taller than 24 feet or two stories and can cover up to 30% of the rear yard. Under the R-1 district rules, it must sit at least 60 feet from the front lot line, 6 feet from the side and rear lot lines, and 10 feet from the house.
What are the yard setbacks for a home in the R-1 district in Pleasant Valley?
In the R-1 One-Family Dwelling District, the zoning code requires a front yard at least 30 feet deep and a rear yard at least 30 feet deep. Side yards must be 10% of the lot width, at least 6 feet and no more than 10 feet required, and rectangular lots must be at least 75 feet wide. Buildings may not exceed 35 feet or two and one-half stories.
Can I watch Pleasant Valley Board of Aldermen meetings online?
Yes. The city livestreams Board of Aldermen meetings on its YouTube channel (@CityofPleasantValleyMO). The Board meets the first and third Mondays of each month at 6:00 p.m. at City Hall, moving to Tuesday when the Monday is a holiday.
Does Pleasant Valley send emergency alerts to residents?
Yes. On June 1, 2026, the Board of Aldermen approved Ordinance No. 3652, an agreement with Everbridge, Inc. to keep the city’s public alert system, which notifies residents of emergencies and other significant events.
How much of my back yard can a detached garage or shed take up in Pleasant Valley?
Under Section 400.200 of the city zoning code, a detached accessory building may cover no more than 30% of a rear yard; in the R-4, commercial and industrial districts the limit is 40% if the building is one story or 16 feet tall or less. In the R-1 district, a detached garage or accessory building must also sit at least 10 feet from the house.
Sources: claycountymo.gov, ecode360.com, en.wikipedia.org, pleasantvalleymo.org, pwsd2clayco.com
Buying or selling in Pleasant Valley?
Thinking about Pleasant Valley? We already did the homework.
Ten years of sales, every subdivision and the real tax bills are above. For everything else, there is a phone number below that a human answers.
Wingman Real Estate – The Shopper Team · Brokered by REAL Broker, LLC · (913) 543-3332 · Angela@shopwithshopper.com · Information deemed reliable but not guaranteed. Equal Housing Opportunity.
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