Communities › Cass County › Freeman, MO
Freeman, Missouri
Freeman is a Cass County city of under 500 residents on Missouri Route 2 west of Harrisonville, a short drive from the Kansas state line. It was platted in 1871 along the Katy railroad, and today Route 2 runs where the old depot once stood.
Homes for saleProperty taxesPrice per sq ftFAQWhat’s newCity rules
Freeman is a Cass County, Missouri city. In 2025, 25 single-family homes sold through the MLS at a median of $450,000, about $227 per finished square foot. The median annual property tax on those homes was $1,924, an effective rate of 0.51% of the sale price.
Homes for sale
Freeman homes for sale right now
Live from the MLS. First, the lowest-priced home for sale (and what is for rent) in Freeman 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 Freeman
The lowest-priced Freeman listing shows here, updated automatically.
Looking to rent? See rental companies near Freeman →
See them before they hit the market
Coming soon in Freeman
Map view
Every Freeman listing on the map
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What’s new in Freeman
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.
New homesites
September 2026
Cass County approves new rural homesites outside Freeman
On September 30, 2026, the Cass County Commission voted 3-0 to approve two minor subdivisions with Freeman addresses. One splits a 21-acre agricultural parcel at the southeast corner of State Route O and E 291st Street into four tracts of about 5.23 acres each, rezoned to Residential Rural (RR). The other divides a 17-acre RR parcel on S Van Meter Road into three tracts of roughly 5 to 6 acres.
Your taxes
August 2026
Cass County sets its 2026 special road and bridge property tax at zero
On August 19, 2026, the Cass County Commission approved Resolution No. 26-83, setting the 2026 special Road & Bridge property tax rate at zero, by a 3-0 vote. This is a county levy; other taxing districts on a Freeman-area tax bill set their own rates.
Historical property tax
Freeman property taxes: 10 years of real bills
The typical Freeman home that sold in 2026 (year to date) carried an annual property tax bill of about $2,936, or 0.63% of its sale price. In 2017 it was $1,590 (0.90%). 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 Freeman 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 | $1,590 | $255,000 | 0.90% | 13 |
| 2018 | $816 | $122,500 | 0.78% | 14 |
| 2019 | $1,033 | $141,500 | 0.78% | 12 |
| 2020 | $1,941 | $246,950 | 0.68% | 12 |
| 2021 | $1,182 | $205,000 | 0.57% | 15 |
| 2022 | $1,665 | $242,050 | 0.67% | 19 |
| 2023 | $1,388 | $415,000 | 0.57% | 15 |
| 2024 | $1,594 | $255,000 | 0.59% | 21 |
| 2025 | $1,924 | $450,000 | 0.51% | 25 |
| 2026 | $2,936 | $311,500 | 0.63% | 10 |
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 3 busiest Freeman 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Freeman44 sales | $34 | $88 | $76 | $89 | $109 | $100 | $70 | $112 | $135 | $176 | +422%2017–26 |
| Lake Annette27 sales | · | $89 | · | $97 | $84 | · | $117 | $171 | $228 | $206 | +131%2018–26 |
| Morristown10 sales | · | · | · | · | · | · | $163 | $205 | $230 | · | +41%2023–25 |
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.
Freeman subdivisions
6 Freeman neighborhoods with recent sales
Freeman 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.
Living in Freeman
Freeman history, jobs and parks
A little history
Freeman was platted in 1871 by D.K. Hall and Noah M. Givan and named after a railroad official; a post office called Freeman has operated since 1871. The earlier settlement of Morristown, founded about 1.5 miles northwest around 1845, faded after the railroad bypassed it. The Missouri-Kansas-Texas (Katy) Railroad ran through town, the Stanolind Oil pump station opened here in 1916, and the depot was torn down in 1969 to make way for Missouri Route 2.
Where people work
Freeman sits on Missouri Route 2, which connects to Harrisonville and to U.S. 71/Interstate 49 for commutes into the Kansas City metro, and offers a shortcut west toward U.S. 69 through Louisburg, Kansas. The oil pipeline station that opened in 1916 is now owned and operated by BP.
Sources for the city news, rules, utilities and local guide (checked November 13, 2026)
- en.wikipedia.org
- modot.org
- plainschools.com
- casscounty.com
- casscounty.com
- casscounty.com
- casscounty.com
- dor.mo.gov
- modot.org
- casscounty.com
- casscounty.com
- casscounty.com
- ecode360.com
- kshb.com
- newstribune.com
- kctv5.com
- casscounty.com
- casscounty.com
- casscounty.com
- casscounty.com
- casscounty.com
- ballotpedia.org
- ecode360.com
- casscounty.com
- casscounty.com
- casscounty.com
- casscounty.com
- ecode360.com
- ecode360.com
- ecode360.com
- casscounty.com
- casscounty.com
- casscounty.com
- casscounty.com
- casscounty.com
- casscounty.com
City rules
Can I do that in Freeman, MO?
The questions buyers ask before the fence goes up, from Cass County code and permit pages. Freeman has no online city code, so these county rules cover unincorporated land near town; call City Hall for rules inside city limits. Rules change and HOA covenants can be stricter, so confirm with the city before you build.
Sheds and outbuildings (Cass County rule)
Cass County rule for unincorporated areas, not the City of Freeman: a building permit is required before work starts on a residential accessory building, with a $25 application fee plus $0.25 per square foot, plans reviewed under the 2006 International Codes, and at least 10 feet between the new building and any other structure on the lot. Check with Freeman City Hall for rules inside city limits.
Accessory building height (Cass County rule)
Cass County Code Ch. 400 (Zoning), R-1 district (Sec. 400.300), unincorporated areas only: accessory buildings are limited to one story with a 14-foot maximum sidewall, or 16 feet with approved sealed engineered drawings. An accessory building may not be used as a dwelling.
Home businesses (Cass County rule)
Cass County Code Ch. 400 (Zoning Order Art. 6 Sec. D, amended by Ord. 23-01, 2023), unincorporated areas only: a no-impact home-based business needs no county permit, license or variance, as long as it meets limits on on-site employees and clients, traffic and parking, and is not visible from the street.
Living in an RV while building (Cass County rule)
Cass County Code Ch. 400 (Ord. 23-01, 2023), unincorporated areas only: an RV may be permitted as temporary living quarters in the A, R-R, R-S and R-1 districts while a home is built or repaired, for up to one year, one RV per permit, and it must be disconnected from utilities within 30 days after the home is finished.
Small wind turbines (Cass County rule)
Outside city limits, a small wind turbine for onsite use (under 175 feet tall) needs a special use permit, must be set back from the nearest property line by the tower height plus 50 feet, and can be no closer than 600 feet to the nearest neighboring home. Cass County Code Sec. 400.391.A.16 (Ord. No. 23-06, adopted April 26, 2023).
Swimming pools (Cass County rule)
Cass County requires a building permit before any pool work starts; any pool, hot tub or spa holding more than 24 inches of water counts. The barrier must be at least 48 inches high with openings that will not pass a 4-inch sphere and self-closing, self-latching gates, per 2006 IRC Appendix G, Section AG105.2, as adopted by Cass County.
Homes on farm-zoned land (Cass County rule)
In unincorporated Cass County’s Agricultural (A) district, up to two single-family homes are allowed on a tract of at least 20 acres, with a minimum lot width of 400 feet at the road frontage or building setback line. Additional homes for people working the farm operation need a special use permit. Cass County Zoning Order Art. 6, Agricultural District B.1 and D.3 (Res. No. 07-06).
Driveway culverts (Cass County rule)
A driveway permit from Cass County Road & Bridge is required before building any new entrance onto a county road. Culverts must be at least 15-inch corrugated pipe (12-inch smooth steel), 30 to 60 feet long, set to the existing ditch line, and the driveway must not drain onto the road (Cass County Code Ch. 510, Art. VIII, Driveway/Culvert Installation).
Sewage lagoons (Cass County rule)
In unincorporated Cass County a single-home lagoon is not allowed on a lot under 3 acres without a county commission variance; it must sit at least 100 ft from the home and property lines and 200 ft from a neighboring foundation, and it must be fenced (Onsite Wastewater Ordinance No. 26-03, Sec. 2.8.D).
Freeman FAQ
Freeman, MO: the questions people ask most
What county is Freeman, Missouri in?
Freeman is in Cass County, Missouri, part of the Kansas City metropolitan area.
Which school district serves Freeman?
The Midway R-I School District, with its district office at 5801 E State Rte 2 in Cleveland, Missouri.
How big is Freeman?
The 2020 Census counted 475 residents, and the city covers about 0.88 square miles.
What is the main road through Freeman?
Missouri Route 2, which runs east to Harrisonville and connects to U.S. 71/Interstate 49 toward Kansas City; Route O (S. Freedom St.) also runs through town.
Do Cass County zoning and building rules apply to a home with a Freeman address?
It depends on whether the property is inside Freeman city limits. Cass County’s building codes and zoning apply to the unincorporated areas of the county, while each city administers its own land-use rules. Many rural properties with a Freeman, MO 64746 mailing address sit outside city limits and are under county zoning, so confirm the parcel’s jurisdiction before planning a build or land split.
Do I need a permit to install or repair a septic system on rural land near Freeman?
Yes, in unincorporated Cass County. Under the county’s Onsite Wastewater Regulations (Ordinance No. 26-03, approved Feb. 4, 2026), a permit is required before construction, modification or repair of an on-site sewage system, and the permit fee for a new system is $300. Minimum setbacks from a private well are 50 feet to the septic tank and 100 feet to the absorption area, and single-home lagoons are not allowed on lots under 3 acres without a variance.
What is the sales tax rate in Freeman?
Inside Freeman city limits the combined sales tax rate is 6.85% (state, Cass County and city), compared with 5.85% in unincorporated Cass County. The reduced rate on qualifying food is 3.85% in Freeman and 2.85% in unincorporated Cass County, according to the Missouri Department of Revenue rate table for October through December 2026.
Does the City of Freeman provide water service?
Yes. The City of Freeman operates a community public water system (Missouri public water system ID MO1010292). In 2025 the EPA ordered the city to complete and publish its lead service line inventory under federal drinking water rules, so buyers can ask the city how a home’s water service line is listed in that inventory.
Does Freeman charge a local use tax on out-of-state purchases?
No city use tax is listed. The Missouri Department of Revenue rate table for October through December 2026 shows Freeman (jurisdiction code 25894-037-000) with a 6.85% sales tax rate but a 5.85% use tax rate, the same as unincorporated Cass County, so only state and county use tax apply to taxable out-of-state purchases.
Can I live in an RV while I build a house on rural land near Freeman?
In unincorporated Cass County, yes, with a county permit. The county zoning code allows one RV as temporary living quarters in the A, R-R, R-S and R-1 districts while a home is built or repaired, for up to one year, and the RV must be disconnected from utilities within 30 days after the home is finished. Inside Freeman city limits, check with City Hall.
Do I need a permit to build a detached garage or pole barn outside Freeman city limits?
Yes. Cass County requires a building permit before work starts on a residential accessory building. Applications are taken in person with a $25 fee plus $0.25 per square foot, and sidewalls over 14 feet (16-foot maximum) need sealed engineered plans.
Do I need a permit to add solar panels to a home outside Freeman city limits?
Yes. Cass County requires a building permit for residential solar, ground-mount or roof-mount, before work starts. Applications go in person to the county Building Codes Department with a site plan, structural plans sealed by a Missouri registered structural engineer and electrical plans sealed by a Missouri registered engineer, according to the county’s residential solar application (updated Sept. 26, 2025).
How many homes can I build on agricultural land near Freeman?
On land zoned Agricultural in unincorporated Cass County, up to two single-family homes are allowed on a tract of at least 20 acres, and the lot must be at least 400 feet wide at the road frontage or building setback line. More homes for people working the farm need a special use permit.
Do I need a permit to add a driveway onto a county road outside Freeman city limits?
Yes. Cass County requires a culvert (driveway entrance) permit from the Road & Bridge Department, 30508 S. West Outer Road in Harrisonville. Applications are taken in person only, the county inspects the site to set culvert size and location, and the installation must be inspected before it is covered.
What are the minimum lot size and frontage for a rural home site outside Freeman city limits?
Outside city limits, Cass County zoning applies (county rule). The county’s zoning procedures guide says Rural Residential (R-R) parcels can be as small as 3 acres and agricultural (A) parcels are 20 acres or more. New lots need at least 100 feet of frontage at the building line and a length-to-width ratio no greater than 4:1. Confirm a specific parcel with the Cass County Zoning Department at 816-380-8131.
Sources: en.wikipedia.org, modot.org, plainschools.com
Buying or selling in Freeman?
Thinking about Freeman? 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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