Communities › Wyandotte County › Kansas City, KS
Kansas City, Kansas
Kansas City, Kansas (KCK) offers some of the metro's best value, from historic neighborhoods to the booming Legends and Village West district. and use the guide to get oriented.
Homes for saleProperty taxesPrice per sq ftLiving hereSales taxFAQWhat’s newCity rulesUtilitiesLocal guide
Kansas City is a Wyandotte County, Kansas city. So far in 2026, 1,047 single-family homes sold through the MLS at a median of $235,000, about $159 per finished square foot. The median annual property tax on those homes was $3,341, an effective rate of 1.52% of the sale price.
Homes for sale
Kansas City homes for sale right now
Live from the MLS: what is for rent and coming soon in Kansas City, then every listing on the map below. It updates on its own as listings come and go.
Looking to rent? See rental companies near Kansas City →
See them before they hit the market
Coming soon in Kansas City
Map view
Every Kansas City listing on the map
Start with a Kansas City search:
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What’s new in Kansas City
What the city is approving, building and planning
Pulled from council and planning agendas, city news and local reporting, checked November 12, 2026. Older items move to our Update Archive.
Your bills
November 2026
BPU rolls out a simpler two-page utility bill for KCK customers
Starting with the Nov. 2 billing cycle, the Board of Public Utilities is sending a redesigned Community Utility Bill that groups charges by provider, separating BPU electric and water from Unified Government wastewater, stormwater, trash and recycling charges. Standard residential bills drop from four pages to two. BPU says how charges are calculated does not change, no customer action is needed, and existing payment options stay the same.
Stadium deal
November 2026
State and UG settle Chiefs stadium lawsuit, pull Quindaro Ruins out of STAR bond district
On Nov. 9, Gov. Laura Kelly and the Unified Government announced an agreement that settles the UG’s October lawsuit over the proposed $3 billion domed Chiefs stadium. Kansas will remove the Quindaro Ruins area from its STAR bond district, Mayor Christal Watson gets a voting seat on the 11-member stadium authority board, and the UG will permanently dismiss its suit once the deal is fully executed. The authority board is expected to sign the agreement at its first meeting; under the earlier October terms, the state would lease the stadium to the Chiefs for $7 million a year.
City hall
October 2026
Unified Government launches national search for a permanent county administrator
The Unified Government has started a national search for a new county administrator, with Strategic Government Resources hired to recruit candidates. Interim Administrator Alan Howze has led the UG since David Johnston left in July. Applications were due Nov. 8, and Mayor Christal Watson and the Board of Commissioners expect to make a final appointment in January 2027.
Coming soon
November 2026
Grocery store planned for UG-owned building at 501 Minnesota Ave.
A second United Market grocery store is planned for 501 Minnesota Ave. in downtown Kansas City, Kansas, in the coming months, according to a Nov. 6 Beacon report. The Unified Government owns the property and offered $150,000 in startup support, a one-year occupancy fee waiver, then $5,000 monthly rent that could rise 3% a year. Downtown KCK lost its last grocery when The Merc Co-op closed in 2025.
Parks
October 2026
John Garland Park gets $656K landfill gas fix, set to reopen in spring 2027
The Unified Government is repairing and expanding the landfill gas collection system at John Garland Park, a former landfill, after methane readings topped the level that requires action. The work costs about $656,000 and is paid through the monthly trash and recycling user fee. Public Works says the park is set to reopen in spring 2027.
Snow season
October 2026
KCK snow crews nearly halved over a decade, but say they’re ready for winter
The Unified Government’s Street Division, which plows Kansas City, Kansas, streets, has shrunk from about 80 employees to 46 in less than a decade. The division runs a fleet of about 42 trucks and orders salt as part of its yearly planning, and staff say crews are ready for this winter despite rising material costs.
Council vote
November 2026
Commissioners drop key conditions on Chiefs stadium tax pledge, 10-0
On Nov. 5, 2026, the Unified Government Commission voted 10-0 to rescind its October charter ordinance opting out of parts of the state’s Sports Authority law, and 10-0 to amend its Chiefs stadium sales tax pledge. The amended pledge grows the pledged area from about 240 acres to about 440 acres and drops three conditions: that the state STAR bond district match the local pledge area, that the UG approve the final state-Chiefs documents, and that the UG hold a seat on the community impact committee. Staff estimate the local pledge at about $188 million through 2039 and about $448 million over 30 years.
Development
November 2026
Committee revives talks on $1.1 billion Midtown Station at old Indian Springs Mall
On Nov. 2, 2026, the Unified Government’s Economic Development and Finance Committee voted 5-2 to have staff resume negotiations with Eastside Innovation on Midtown Station, a roughly $1.1 billion redevelopment of the former Indian Springs Mall site. The revised plan calls for 2,117 homes, including 697 income-restricted units, plus a grocery store and a 167-room hotel, with the level of tax increment financing still to be negotiated. The full commission could take up the recommendation as soon as Nov. 12.
New homes
November 2026
31 rental townhomes near Leavenworth Road and I-435 move toward bond approval
The UG Economic Development and Finance Committee voted 7-0 on Nov. 2, 2026, to recommend a resolution of intent for up to $8.5 million in industrial revenue bonds for Crystal Ridge, a $7.4 million, 31-unit rental townhome project at Leavenworth Road and I-435. The bonds would exempt construction materials from sales tax only, with no property tax abatement, and annual property tax on the site would rise from about $3,300 to about $78,000. The recommendation goes to the full commission next.
Ballot result
November 2026
Wyandotte County voters turn down both sales tax increases
Unofficial, uncertified results released the evening of Nov. 3, 2026 show voters rejecting both sales tax questions. The 3/8-cent KCK parks and infrastructure tax, which would have raised about $16 million a year for Parkwood Pool, the Sunflower Hills Golf Course clubhouse, parks, community centers, roads, bridges and sidewalks, failed roughly 45.6% to 54.4% (about 16,972 yes to 20,223 no). The countywide 1/4-cent health and homelessness tax, about $12 million a year, failed 47.2% to 52.8% (19,501 yes to 21,849 no); results are not yet certified.
Council vote
October 2026
Commissioners keep neighborhood meetings for every KCK rezoning
At its Oct. 29, 2026 meeting, the UG Commission voted 9-1 to adopt Option B of its ordinance responding to the state’s by-right housing law (SB 418), which keeps the neighborhood meeting requirement for all rezoning requests. Option A would have dropped those meetings. The state law, in effect since July 1, 2026, removes residents’ right to file protest petitions against rezoning to single-family districts, and covers single-family homes and townhome projects of up to 12 units, not large apartment complexes.
Coming soon
October 2026
Commissioners approve 32-room Home2 Suites addition on Rainbow Boulevard
The UG Commission approved, 10-0 on Oct. 29, 2026, a rezoning for Lane4 Property Group to build a 32-room addition to the Home2 Suites hotel at 3405 Rainbow Boulevard. The item passed on the consent agenda along with a two-year permit for The Woodyard to run a microbrewery at 3001 Merriam Lane.
Short-term rentals
October 2026
Commission denies Lloyd Street short-term rental, approves six others
On Oct. 29, 2026, commissioners denied a short-term rental permit in the 4300 block of Lloyd Street 10-0, following an 8-1 Planning Commission recommendation for denial after neighbors raised parking, noise and trash concerns. They approved rentals on West 41st Avenue, Fisher Street, Booth Street, Eaton Street, Tenny Avenue and Georgia Avenue. Interim County Administrator Alan Howze said staff will soon report on a World Cup pilot that replaced the special use permit process for short-term rentals with a simpler administrative one.
New homes
October 2026
By-right housing changes would cut KCK’s minimum lot to 3,000 square feet
The citywide zoning ordinance to comply with the state’s By-Right Housing Development Act (SB 418) was on the Oct. 29 Board of Commissioners agenda after a 6-1 Planning Commission recommendation. The draft lowers R-1 lot area from 7,150 to 3,000 square feet per home and lot width from 65 to 24 feet, trims front and rear setbacks to 15 feet, drops required parking from two spaces to one, and sends subdivisions of 40 or fewer single-family homes to administrative review. The final vote result had not been published as of Nov. 2.
County upkeep
October 2026
UG spends nearly $200K a year mowing 18 abandoned cemeteries
The Unified Government is legally responsible for Wyandotte County’s 18 abandoned cemeteries, which cover more than 160 acres, and spends a little less than $200,000 a year mowing them about every two weeks out of the Parks maintenance budget, with no state funding. Mayor Christal Watson wants Kansas to modernize its abandoned-cemeteries law, including penalties for owners who neglect them. A volunteer grave cleanup is set for Nov. 14.
Council vote
October 2026
Downtown KCK special business district renewed for 10 more years
On Oct. 15, 2026, the Unified Government Board of Commissioners voted 10-0 to renew the downtown Kansas City, Kansas, special service management district (SSMID) for another 10 years, from Jan. 1, 2027, through 2036. The maximum mill levy that property owners in the district pay drops from 13 mills to 11 mills.
Historical property tax
Kansas City property taxes: 10 years of real bills
The typical Kansas City home that sold in 2026 (year to date) carried an annual property tax bill of about $3,341, or 1.52% of its sale price. In 2017 it was $1,688 (1.60%). 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 Kansas City 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 | $1,688 | $119,000 | 1.60% | 1511 |
| 2018 | $1,740 | $130,000 | 1.53% | 1343 |
| 2019 | $1,886 | $137,500 | 1.50% | 1233 |
| 2020 | $2,021 | $160,000 | 1.42% | 1157 |
| 2021 | $2,116 | $180,000 | 1.25% | 1443 |
| 2022 | $2,240 | $192,000 | 1.21% | 1609 |
| 2023 | $2,423 | $205,000 | 1.28% | 1446 |
| 2024 | $2,886 | $216,500 | 1.43% | 1358 |
| 2025 | $3,046 | $224,000 | 1.46% | 1426 |
| 2026 | $3,341 | $235,000 | 1.52% | 1034 |
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 30 busiest Kansas City 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Highland Crest511 sales | $72 | $87 | $111 | $131 | $145 | $167 | $187 | $184 | $195 | $204 | +185%2017–26 |
| Piper Landing204 sales | $116 | $125 | $129 | $137 | $149 | $170 | $185 | $189 | $178 | $190 | +64%2017–26 |
| Wyandotte City154 sales | $61 | $46 | $56 | $94 | $116 | $117 | $110 | $147 | $119 | $178 | +193%2017–26 |
| Hunters Glen No 2143 sales | $75 | $100 | $90 | $106 | $130 | $136 | $145 | $175 | $167 | $156 | +108%2017–26 |
| Westheight Manor141 sales | $61 | $63 | $51 | $79 | $104 | $115 | $130 | $98 | $111 | $113 | +86%2017–26 |
| Delaware Ridge129 sales | $121 | $116 | $109 | $133 | $148 | $160 | $136 | $149 | $153 | $184 | +52%2017–26 |
| Oakgrove Park114 sales | $106 | $79 | $120 | $104 | $150 | $153 | $152 | $169 | $179 | $160 | +52%2017–26 |
| Western Highlands108 sales | $28 | · | $22 | $39 | $105 | $110 | $69 | $109 | $109 | $94 | +234%2017–26 |
| Northridge at Piper Estates104 sales | $112 | $120 | $130 | $130 | $140 | $147 | $138 | $150 | $144 | $145 | +30%2017–26 |
| New Berry at Piper95 sales | $114 | $104 | $137 | $124 | $152 | $157 | $170 | $183 | $174 | $188 | +65%2017–26 |
| Stony Point95 sales | $87 | $76 | $107 | $118 | $142 | $116 | $135 | $147 | $130 | $179 | +105%2017–26 |
| Friendship Hgts88 sales | $88 | $111 | $122 | $109 | $128 | $151 | $172 | $174 | $188 | $239 | +172%2017–26 |
| The Lake At Whispering Ridge85 sales | $134 | $122 | $143 | $119 | $149 | $147 | $161 | $204 | $185 | $165 | +23%2017–26 |
| Prairie Country81 sales | $91 | $93 | $105 | $107 | $143 | $148 | $170 | $169 | $190 | · | +109%2017–25 |
| Whispering Pine Estates79 sales | $74 | $133 | $140 | $138 | $142 | $151 | $177 | $130 | $130 | $160 | +116%2017–26 |
| Hazelwood Villas78 sales | · | $181 | $187 | $183 | $136 | $196 | $171 | $215 | $171 | $254 | +40%2018–26 |
| Malott's77 sales | $92 | $93 | $65 | $109 | $119 | $136 | $149 | $163 | $191 | $168 | +82%2017–26 |
| White Oaks76 sales | $87 | $87 | $88 | $83 | $79 | $115 | $144 | $139 | $159 | $196 | +126%2017–26 |
| Stony Point Heights73 sales | $60 | $111 | $103 | $105 | $134 | $147 | $173 | $217 | $169 | $164 | +173%2017–26 |
| Clear Vw Hgts71 sales | $55 | $87 | $87 | $99 | $113 | $169 | $142 | · | $173 | $170 | +210%2017–26 |
| Crestview Homes70 sales | $77 | · | $97 | $86 | $145 | $166 | $207 | $199 | $203 | $222 | +188%2017–26 |
| Wyandotte Village70 sales | $60 | $32 | $69 | $94 | $118 | $144 | $176 | $170 | $159 | $174 | +192%2017–26 |
| Wyandotte Gardens68 sales | $114 | $115 | $100 | $118 | $161 | $131 | $177 | $179 | $180 | $206 | +81%2017–26 |
| Indian Woods66 sales | $86 | $83 | $84 | $83 | $111 | $103 | $100 | $154 | $159 | $136 | +59%2017–26 |
| Parkwood66 sales | $15 | $20 | $45 | $37 | $48 | $86 | $92 | $100 | $112 | $81 | +428%2017–26 |
| Boston Pl66 sales | $37 | $44 | $54 | $53 | $57 | $102 | $98 | $138 | $123 | $148 | +300%2017–26 |
| Connor Creek- The Estates of65 sales | $119 | $110 | $119 | $128 | $142 | $134 | $144 | $175 | $179 | $146 | +23%2017–26 |
| Woodberry Ridge64 sales | $114 | $124 | $129 | $143 | · | $175 | $175 | $175 | $192 | · | +68%2017–25 |
| Armourdale64 sales | $59 | $47 | $78 | $56 | $104 | $112 | $101 | $149 | $113 | $135 | +128%2017–26 |
| MelRose Gardens63 sales | $115 | $116 | $114 | $143 | $119 | $127 | $182 | $212 | $213 | $166 | +45%2017–26 |
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.
Kansas City subdivisions
60 Kansas City neighborhoods with recent sales
Kansas City subdivisions with at least three single-family sales in the last ten years, A to Z, with their sales counts. These are the 60 busiest of 755. 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 Kansas City
Kansas City at a closer look
Living in Kansas City, Kansas
Kansas City, Kansas — often called KCK — is the county seat of Wyandotte County and the third-largest city in Kansas, estimated at 157,805 residents as of July 1, 2025. The city and county consolidated into a single Unified Government in 1997. Sitting at the confluence of the Kansas and Missouri rivers, KCK is the western anchor of the metro and home to some of its biggest entertainment and employment destinations.
Schools
KCK is served primarily by Kansas City Kansas Public Schools (USD 500), along with the Turner (USD 202) and Piper (USD 203) districts in parts of the city. Kansas City Kansas Community College is also located here. Attendance areas vary by address — we can confirm the schools for any home.
Working in Kansas City
Major employers include The University of Kansas Health System, the General Motors Fairfax Assembly plant, Providence Medical Center, Amazon, and the Unified Government of Wyandotte County/Kansas City.
Parks & Things to Do
KCK draws visitors from across the region to the Legends Outlets, Kansas Speedway, Children’s Mercy Park (home of Sporting KC), and Hollywood Casino, plus the historic Strawberry Hill neighborhood, the Wyandotte County Museum, and Kaw Point Park at the rivers’ confluence.
Kansas City Real Estate
KCK offers some of the most attainable home prices in the metro, from historic neighborhoods like Strawberry Hill to newer construction on the western side near the Legends. Per the U.S. Census Bureau (2020–2024), the median owner-occupied home value is $167,400. Explore current listings below.
Figures: U.S. Census Bureau QuickFacts, Kansas City city, Kansas (population estimate July 1, 2025; income, home value, homeownership, commute, and education 2020–2024).
City rules
Can I do that in Kansas City?
The questions buyers ask before the fence goes up, from Kansas City code, permit pages and local reporting. Rules change and HOA covenants can be stricter, so confirm with the city before you build.
Trash & recycling
WM collects residential trash and recycling weekly under a Unified Government contract; set carts out by 7 a.m. on your day, and no earlier than 4 p.m. the day before. Containers must be within 3 feet of the curb, loose trash is not collected, and yard waste must be bagged or bundled (limbs under 4 feet long, 4 inches in diameter and 50 pounds). The UG has been rolling out standardized 96-gallon trash and recycling carts in phases, with a goal of covering the whole city.
Fireworks
In Kansas City, Kansas, fireworks may be discharged only on July 2, 3 and 4, from 9 a.m. to 11 p.m. Only unaltered fireworks bought from a stand are allowed; bottle rockets, sky rockets, missile-type rockets and sky lanterns are prohibited.
Short-term rentals
All short-term rental hosts (stays under 30 days) must have a permit from the Unified Government, and the UG treats them as a commercial use requiring a Special Use Permit after a pre-application meeting with Planning + Urban Design. Owner-occupied and non-owner-occupied rentals follow separate processes, and non-owner-occupied rentals are limited to one per block. Call Planning + Urban Design at (913) 573-5750 for fees and current standards.
Home businesses
A home business needs zoning approval first (the Home Occupied Zoning Memorandum), then a Home Business Occupation Tax registration with the Business License Division. Under Section 27-609, no exterior signs are allowed, no merchandise sales or inventory beyond samples may be kept on site, customer visits must be irregular and incidental, and trucks over 10,000 pounds GVWR may not be stored on the property.
Backyard chickens
The Unified Government code (Section 7-175(a)) exempts female chickens and ducks from the fowl-keeping prohibition in areas not zoned agricultural, provided the owner obtains a permit. Permit applications are approved or denied by the director of the Animal Control Office (Section 7-170); check the full code for bird limits and setbacks.
Rental licensing
Owners need a rental license from the Unified Government before renting or allowing occupancy of a residential rental unit, with a new application required at each change of ownership (Ord. 66057). The annual fee is $32 per building plus $23 per unit (for example, $55 for a single-family rental), renewals are due May 1, and a 10 percent penalty applies after August 1. Owners living outside KCK must name a local resident agent, and property taxes must be current. The form is undated, so confirm current fees with City Hall.
Garage sales
A garage sale permit is required, and the application lists a $5 fee. Sales may run up to three days, and no one may hold more than two garage sales in the city within one year. Goods bought for resale or belonging to someone else may not be sold (Code Sections 19-78 through 19-82).
Open burning
Residential open burning is allowed only during the spring season in April and the fall season of October 16 through November 15, with a free 3-day permit from the KCK Fire Department (one permit per address per season). Only organic yard waste from the property may be burned, piles are limited to 10 by 10 feet, fires must be out by 6 p.m., and burning is suspended when winds top 15 mph or gusts top 25 mph. Burning trash, construction debris or treated lumber is prohibited.
Backyard fire pits
Recreational fires are allowed year-round without a permit if they use only seasoned firewood in a ringed fire pit 3 feet across or less, with wood stacked no more than 2 feet high. Fires must sit at least 25 feet from any structure, property line or combustible material, be attended at all times with water nearby, and are not allowed during Red Flag or high fire danger conditions.
Lawn and weeds
Grass and weeds may not grow over 8 inches tall, and trees and bushes must be kept trimmed. Trash may not go to the curb before 4 p.m. the day before collection, and cans should be moved out of street view after pickup.
Vehicle parking
Vehicles at homes must be parked on concrete, blacktop or existing gravel, with current registration and a visible plate. Inoperable vehicles may not be kept on residential property, and tow trucks, dump trucks, semi-tractors and trailers, backhoes and other heavy equipment are not allowed in residential areas.
Accessory dwelling units
To match the 2026 Kansas by-right housing law (SB 418), the Unified Government has considered an ordinance allowing ADUs anywhere a house is allowed, capped at half the size of the main home or 1,000 square feet, whichever is larger, and never taller or larger than the main house. No extra parking would be required, and complete applications would be approved within 30 days. The Planning Commission recommended it on Sept. 14, 2026, and the final vote was not confirmed, so confirm with City Hall.
Building permits
Anyone who builds, enlarges, alters, repairs, moves or demolishes a structure, or replaces an electrical, mechanical or plumbing system, must apply to the Building Inspection Division and get the required permit. Residential applications are emailed to the division and reviewed under the 2018 International Residential Code; trade permits by fax or phone cost an extra $5. A private demolition permit is a $100 base fee for up to 3,000 sq. ft.
Sheds
Accessory structures need a residential building permit, and the application must include scaled drawings and a sealed plot plan. Call Building Inspection at (913) 573-8620 to confirm whether your shed’s size requires a permit.
Pools
Swimming pools need a residential building permit, and the application must include scaled drawings and a sealed plot plan. Permits are reviewed under the 2018 International Residential Code.
Snow removal
In KCK the adjacent property owner is responsible for keeping sidewalks clear of snow, and you should not push snow from driveways or parking lots into the street. Unified Government crews plow main and secondary routes first; neighborhood streets come third and generally take about 48 hours after the snow stops.
Pets
Dogs and cats over six months old must be registered with KCK Animal Services. A license costs $10 for one year, $45 for five years or $85 for ten years, and you must show proof of spay/neuter and a current rabies vaccination to register.
Signs
In Kansas City, KS, new permanent signs and refaced wall, canopy, projecting or monument signs need a sign permit from Planning and Urban Design under the sign rules of the zoning code (Sec. 27-720). Temporary signs, including real estate signs, may stay up for no more than 90 days, and detached signs such as flags and directional signs need an incidental permit, with quantity, height and size set by the zoning district.
Solar panels
In the R-1, R-1(B), R-2 and R-2(B) residential districts, solar collectors may not extend more than three feet above the highest point of the roof. Television dishes may not exceed 12 feet in diameter or stand more than 15 feet above grade, and dishes larger than two feet across are not allowed in the front yard or required side yards (Sec. 27-609(5)). (Read from a third-party copy of the city code; confirm with City Hall.)
Moving in
Kansas City utility providers
Who to call to turn things on. Providers can vary by address, so confirm before closing.
Kansas City Board of Public Utilities (BPU)
BPU is the not-for-profit public utility headquartered at 540 Minnesota Ave. that serves about 65,000 electric customers; Evergy also serves parts of Wyandotte County, so confirm by address.
Kansas City Board of Public Utilities (BPU)
The Wyandotte Economic Development Council lists BPU as serving about 53,000 water customers in Kansas City, Kansas.
Kansas Gas Service
Listed by the Wyandotte Economic Development Council as a Wyandotte County gas provider, alongside Atmos Energy; check the service map for a specific address.
Unified Government Water Pollution Control
The UG’s Environmental Services department, which includes Water Pollution Control, oversees sanitary sewer service in KCK.
WM (Waste Management)
The Unified Government’s Solid Waste page says WM handles residential trash and recycling under a UG contract; buildings with five or more units arrange their own service.
Google Fiber
KCK was selected in 2010 for Google’s fiber project, and the Wyandotte Economic Development Council lists Google Fiber, AT&T and Xfinity among area providers.
Local guide
Where to eat, shop and see a doctor
Named places in and near Kansas City. Hours and ownership change, so call ahead. (Nobody paid to be on this list; we just like to eat.)
Where to eat
- Joe’s Kansas City Bar-B-Que — The original Joe’s opened in 1996 inside a working gas station at 3002 W. 47th Ave., at the corner of 47th and Mission.
- Rosedale Barbecue — Founded on July 4, 1934, this barbecue spot at 600 Southwest Blvd. is billed as Kansas City’s oldest barbecue joint.
- Chips & Coins — A downtown KCK spot known for its Cuban sandwich.
- Vietnam Cafe — A pho favorite in the KU Medical Center area.
- Bichelmeyer Meats — A German butcher shop that turns into a taqueria on Saturdays.
Where to shop
- Tanger Kansas City at Legends — An outlet center at 1843 Village West Parkway that opened in 2006 and was bought and rebranded by Tanger in 2025.
- Nebraska Furniture Mart — Opened in 2003 in the Village West development near Kansas Speedway, with a showroom described as 12 football fields of furniture, mattresses, grills and electronics.
Where to see a doctor
- The University of Kansas Hospital — The University of Kansas Health System’s main campus is at 4000 Cambridge St., next to KU Medical Center.
- Providence Medical Center — A Prime Healthcare community hospital at 8929 Parallel Pkwy. in western Wyandotte County.
Living in Kansas City
Kansas City history, jobs and parks
A little history
The town of Wyandotte was formed in 1857 by Wyandot Native Americans and Methodist missionaries and incorporated by the territorial legislature in 1859. In March 1886, five towns, old Kansas City, Armstrong, Armourdale, Riverview and Wyandotte, merged to form today’s Kansas City, Kansas; Argentine joined in 1910 and Rosedale in 1922. Nearby, the Old Quindaro Townsite served as a Free State port of entry and is tied to the Underground Railroad. In 1997, voters merged the city and Wyandotte County into the Unified Government, which took effect October 1, 1997, and later drew Kansas Speedway and the Village West district.
Where people work
The University of Kansas Health System is the city’s largest employer, with more than 8,500 workers, followed by the University of Kansas Medical Center and Kansas City, Kansas Public Schools. Other major employers include UPS, an Amazon fulfillment center, the Unified Government, Associated Wholesale Grocers, General Motors, BNSF Railway and Urban Outfitters.
Parks & outdoors
Wyandotte County Lake Park covers 1,500 acres with a 400-acre lake for fishing and boating and more than 8 miles of hiking and bridle trails. Wyandotte County Park offers 325 acres with disc golf, a skate park and sports fields, while Pierson Park has a 10-acre fishing lake and Rosedale Park has two 18-hole disc golf courses. Downtown, Lewis & Clark Park at Kaw Point offers a boat ramp and river access where the Missouri and Kansas rivers meet.
Sources for the city news, rules, utilities and local guide (checked November 12, 2026)
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- kshb.com
- kshb.com
- bpu.com
- wyandottenewsdaily.com
- wyandottenewsdaily.com
- wyandottenewsdaily.com
- kctv5.com
- communityvoiceks.com
- wycokck.org
- wyandottenewsdaily.com
- kshb.com
- kshb.com
- thebeaconnews.org
- wyandottenewsdaily.com
- kcur.org
- kcur.org
- kcur.org
- thebeaconnews.org
- kshb.com
- thebeaconnews.org
- kctv5.com
- wyandottenewsdaily.com
- thebeaconnews.org
- wycokck.org
- wyandottenewsdaily.com
- wyandottenewsdaily.com
- thebeaconnews.org
- thebeaconnews.org
- wyandottenewsdaily.com
- wyandottenewsdaily.com
- wycokck.org
- thebeaconnews.org
- wyandottenewsdaily.com
- kcur.org
- thebeaconnews.org
- wycokck.org
- hppr.org
- kctv5.com
- wycokck.org
- wycokck.api.civicclerk.com
- kcur.org
- thebeaconnews.org
- documenters.org
- thebeaconnews.org
- kcur.org
- wycovoteskck.gov
- wyandottenewsdaily.com
- kcur.org
- thebeaconnews.org
- communityvoiceks.com
- kshb.com
- kansascity.documenters.org
- wyandottenewsdaily.com
- thebeaconnews.org
- kshb.com
- wycokck.org
- wycokck.org
- wycokck.org
- thebeaconnews.org
- kshb.com
- kctv5.com
- thebeaconnews.org
- kcur.org
- thebeaconnews.org
- zoneomics.com
- zoneomics.com
- zoneomics.com
- zoneomics.com
- thebeaconnews.org
- thebeaconnews.org
- bpu.com
- kcur.org
- kctv5.com
- bpu.com
- bpu.com
- bpu.com
- communityvoiceks.com
- kcur.org
- kctv5.com
- wycokck.org
- bpu.com
Sales tax
How Kansas City’s sales tax compares
Kansas City’s combined state, county and city sales tax is 9.125% inside city limits, and 2.625% on groceries (Kansas dropped its state tax on food in 2025, so only local tax is left on groceries). Here is how that stacks up against nearby cities, lowest to highest. Same sandwich, different zip code, different receipt.
| City | County | Sales tax | Groceries |
|---|---|---|---|
| Lake Quivira (no city sales tax) | Johnson | 7.975% | 1.475% |
| Easton | Leavenworth | 8.5% | 2.0% |
| Linwood | Leavenworth | 8.5% | 2.0% |
| Mission Woods | Johnson | 8.975% | 2.475% |
| Prairie Village | Johnson | 8.975% | 2.475% |
| Westwood Hills | Johnson | 8.975% | 2.475% |
| Basehor | Leavenworth | 9.0% | 2.5% |
| Leawood | Johnson | 9.1% | 2.6% |
| Kansas City | Wyandotte | 9.125% | 2.625% |
| Mission Hills | Johnson | 9.225% | 2.725% |
| Bonner Springs | Wyandotte | 9.25% | 2.75% |
| Tonganoxie | Leavenworth | 9.25% | 2.75% |
| Lenexa | Johnson | 9.35% | 2.85% |
| Overland Park | Johnson | 9.35% | 2.85% |
| Lansing | Leavenworth | 9.4% | 2.9% |
| Gardner | Johnson | 9.475% | 2.975% |
| Merriam | Johnson | 9.475% | 2.975% |
| Olathe | Johnson | 9.475% | 2.975% |
| Roeland Park | Johnson | 9.475% | 2.975% |
| Spring Hill | Johnson | 9.475% | 2.975% |
| Westwood | Johnson | 9.475% | 2.975% |
| Leavenworth | Leavenworth | 9.5% | 3.0% |
| Shawnee | Johnson | 9.6% | 3.1% |
| De Soto | Johnson | 9.725% | 3.225% |
| Mission | Johnson | 9.725% | 3.225% |
| Edgerton | Johnson | 9.975% | 3.475% |
| Fairway | Johnson | 9.975% | 3.475% |
| Edwardsville | Wyandotte | 10.0% | 3.5% |
Source: Kansas Department of Revenue city rate file, October 2026. Homes outside city limits pay the county rate instead. Rates can differ by address, so check the KDOR address lookup before you budget. This is sales tax; property tax is in the tax history above.
Kansas City FAQ
Kansas City, KS: the questions people ask most
What is the median home price in Kansas City, KS?
The median single-family sale price in Kansas City, KS was $225,000 in 2025 (1,446 MLS sales), about $154 per finished square foot. So far in 2026 the median is $235,000 (1,047 sales). The 10-year charts above show how that has moved.
How much are property taxes in Kansas City, KS?
The median annual property tax on single-family homes that sold in Kansas City, KS in 2025 was $3,046, an effective rate of about 1.46% of the sale price. The tax section above has 10 years of real bills.
Do most homes in Kansas City, KS have an HOA?
About 9% of recent Kansas City sales had HOA dues. Dues vary by subdivision and change over time, so we confirm the current amount for any home you are considering.
Is there new construction in Kansas City, KS?
About 3% of recent Kansas City sales were homes built within the last two years. Active builders in MLS records include Invictus Builders, Fran Sutton Homes, Ashlar Homes, CHWC.
What is the best month to sell a house in Kansas City, KS?
Over the past 10 years, Kansas City homes that closed in June sold for the highest share of original list price (median 100%), and homes closing in June had the shortest median time on market (6 days).
What is the population of Kansas City, Kansas?
Kansas City, Kansas (KCK) is the county seat of Wyandotte County and the third-largest city in Kansas. The U.S. Census Bureau estimated its population at 157,805 as of July 1, 2025.
How much do homes cost in Kansas City, Kansas?
Per the U.S. Census Bureau (2020–2024), the median value of owner-occupied homes in Kansas City, Kansas is $167,400 — among the most attainable in the metro. Search current listings for live pricing.
What school districts serve Kansas City, Kansas?
KCK is served primarily by Kansas City Kansas Public Schools (USD 500), along with the Turner (USD 202) and Piper (USD 203) districts in parts of the city.
What is Kansas City, Kansas known for?
KCK is known for the Legends Outlets, Kansas Speedway, Children’s Mercy Park (home of Sporting KC), Hollywood Casino, and its unified city-county government.
How far is Kansas City, Kansas from downtown Kansas City?
KCK is the western anchor of the metro at the confluence of the Kansas and Missouri rivers. The Census Bureau reports a mean commute of about 22.4 minutes for KCK workers.
Which school districts serve Kansas City, Kansas?
Three public districts serve the city: Kansas City, Kansas Public Schools (USD 500), Piper USD 203 and Turner USD 202. District boundaries vary by address, so confirm with the district for a specific home.
Who provides electric and water service?
The Kansas City Board of Public Utilities (BPU), a not-for-profit public utility, provides electric and water service in Kansas City, Kansas; Evergy also serves parts of Wyandotte County, so confirm by address. New customers can start service through BPU Customer Care at (913) 573-9190; a $75 service fee applies and a deposit may be added.
How does trash pickup work in KCK?
WM picks up trash and recycling weekly under a Unified Government contract, and you can find your day on the UG’s Trash and Recycling Day Map. The UG has been switching neighborhoods to standardized 96-gallon carts in phases, and bulky items like mattresses must be wrapped in plastic.
Can I rent my home as a short-term rental?
Yes, with a permit. The Unified Government requires a pre-application meeting and a Special Use Permit, and non-owner-occupied short-term rentals are limited to one per block.
Did Kansas City, KS raise its property tax rate for 2027?
No. When the Unified Government adopted its 2027 budgets in September 2026, commissioners removed proposed one-mill increases for both the city and the county, so the current mill levy rates stay in place. Your actual bill can still change if your appraised value changes.
How does the Kansas by-right housing law affect building in Kansas City, KS?
The state’s By-Right Housing Development Act (SB 418) took effect July 1, 2026. It covers single-family homes, duplexes, townhomes and accessory dwelling units, with some exceptions. It sets review deadlines of 30 days for building permits, 60 days for projects that need platting and 90 days for subdivisions of more than 40 homes. If the city doesn’t respond in time, the project is automatically approved.
How often does Wyandotte County hold property tax sales?
The Unified Government’s Delinquent Real Estate department holds tax sale auctions twice a year. A residential property can go to auction only after the owner is at least three years behind on property taxes.
Will local zoning rules apply to the planned Chiefs stadium in Kansas City, KS?
Not for the stadium itself. On Nov. 5, 2026, commissioners voted 10-0 to rescind the city’s opt-out from the state Sports Authority law, and the UG agreed it has no land-use or zoning approval over the stadium, though the Sports Authority will consult the UG. Work outside the stadium footprint and nearby commercial development still go through normal KCK planning and zoning.
Can I get solar power in Kansas City, KS, without putting panels on my roof?
Yes. BPU, the city-owned utility, runs a 1,000-kW community solar farm that has operated since 2017. Residential BPU customers in good standing, including renters, can lease 1 to 10 panels for about $330 each, and each panel stays active through 2042. Each panel earns about $3.20 a month in bill credits, roughly $38.40 a year. If you move outside BPU’s service area, BPU will buy the panels back.
In what order does Kansas City, KS, plow streets after a snowstorm?
The Unified Government’s Street Division plows high-traffic and state routes first, then secondary routes near hospitals and schools, then neighborhood streets. The division runs about 42 trucks.
Do I need extra parking to add an accessory dwelling unit in Kansas City, KS?
No. The ADU ordinance the Unified Government adopted Oct. 1, 2026, requires only a building permit and no added parking. The unit can be up to half the main home’s floor area or 1,000 square feet, whichever is greater, but no larger than the main home.
What is the sales tax rate in Kansas City?
9.125% inside city limits as of October 2026 (state, Wyandotte County and city combined), and 2.625% on groceries (local tax only; Kansas dropped its state sales tax on food on Jan. 1, 2025). Nearby, rates run from 7.975% in Lake Quivira to 10.0% in Edwardsville. Rates can differ by address. Look up any address with the Kansas Department of Revenue rate locator. Source: Kansas Department of Revenue, October 2026.
How long does Kansas City, KS, have to review a building permit for a new home?
Under the Kansas By-Right Housing Development Act (SB 418), in effect since July 1, 2026, the Unified Government must act within 30 days on building permits for single-family homes, duplexes, townhomes and accessory dwelling units. Projects that need platting have 60 days, and subdivisions of more than 40 homes have 90 days.
How small can a residential lot be in Kansas City, KS, under the new by-right rules?
The zoning package that implements the state by-right law cuts lot minimums to match the state standard: a home under 2,500 square feet may sit on a lot as small as 3,000 square feet. The City Planning Commission recommended the package 6-1 on Sept. 14, 2026, and it then went to the Board of Commissioners. Check with UG Planning and Urban Design for the final adopted version.
Will the sales tax rate in Kansas City, KS, go up in 2027?
Not from the two November 2026 ballot questions. Unofficial results from Nov. 3, 2026 show voters rejecting both the 0.25% countywide health and homelessness tax and the 0.375% KCK parks and infrastructure tax, so the combined rate inside KCK stays at 9.125% (2.625% on groceries). The Wyandotte County Board of Canvassers is scheduled to certify the results on Nov. 12, 2026.
Is the vehicle registration fee going up in Wyandotte County?
Yes. With the 2027 budget, the Unified Government raised its local vehicle registration transaction fee by $3, to $8 total. State registration fees and property tax on the vehicle are separate.
What would the proposed Kansas City, KS, parks and infrastructure sales tax pay for?
The 3/8-cent sales tax on the Nov. 3, 2026, ballot would have applied only inside Kansas City, Kansas, and raised about $16 million a year for parks (including Parkwood Pool, the Sunflower Hills Golf Course clubhouse and seven community centers) plus roads, bridges and sidewalks. Voters rejected it, about 20,223 to 16,972 in unofficial results, so it will not take effect.
Does Kansas City, KS, have a public swimming pool?
Yes. Parkwood Pool is the only free public pool left in Kansas City, Kansas. It is more than 50 years old, and the Unified Government estimates replacing it would cost $5 million to $6 million. The parks and infrastructure sales tax that was one proposed way to pay for that work failed on Nov. 3, 2026, according to unofficial results, and the Unified Government has not announced another funding source as of Nov. 4, 2026.
Is Kansas City, KS, rewriting its zoning code?
Yes. The Unified Government began a multi-year update of the KCK zoning code in fall 2025. The first phase reviews the current code and existing plans and gathers public input, and a recommendations report is expected at the end of 2026.
How much does a residential building permit cost in Kansas City, KS?
The Unified Government charges a base fee plus a percentage of the project’s value. For work valued up to $30,000, the fee is $30 plus $0.75 per $100 of value. New homes, room additions, swimming pools and accessory structures also need a sealed plot plan, and all residential applications need scaled drawings. Applications go to Building Inspection at buildinginspection@wycokck.org or (913) 573-8620.
Is a data center planned in Kansas City, KS?
Yes. In December 2025 the UG Commission voted 9-2 to rezone about 540 acres on both sides of Parallel Parkway near 131st Street, about four miles north of Kansas Speedway, for a proposed $12 billion data center campus by Red Wolf DCD Properties. The plan calls for six buildings totaling 1.8 million square feet. At the time of the vote, no development agreement or BPU power contract had been approved.
Do neighbors still get a meeting before a property is rezoned in Kansas City, KS?
Yes. On Oct. 29, 2026, the Unified Government Commission voted 9-1 to keep the neighborhood meeting requirement for all rezoning requests, even though the state’s by-right housing law now limits protest petitions against rezoning to single-family districts.
Does Kansas City, KS, offer an ambulance membership?
Yes. KCK Fire offers an annual ambulance membership for $40 per individual or $55 per household. It covers out-of-pocket ambulance costs after insurance pays.
Did voters approve the 2026 sales tax increases in Kansas City, KS?
No, according to unofficial results from Nov. 3, 2026. Voters rejected the proposed 3/8-cent KCK parks and infrastructure sales tax (about 54% no) and the countywide 1/4-cent health and homelessness sales tax (about 53% no). The results still have to be certified by the Wyandotte County Election Office.
How much local sales tax has Wyandotte County pledged toward the Chiefs stadium?
In February 2026 the Unified Government pledged up to $450 million in future local sales tax from about 236 acres in western KCK toward debt for the roughly $3 billion domed stadium. On Nov. 5, 2026, commissioners voted 10-0 to amend that pledge. The pledged area grows to about 440 acres. The pledge covers the UG’s 1% local sales tax, a share of the county sales tax and a transient guest tax of up to 8%, but not the emergency medical services tax. Staff estimate the pledge at about $188 million through 2039, $256 million through 2047 and $448 million over 30 years, and they describe those figures as estimates. Two conditions remain: the stadium must sit within the pledge area, and bonds must be issued by Dec. 31, 2030, unless the UG approves a later date.
Can a home in Kansas City, KS, have both a long-term rental license and a short-term rental permit?
Yes. At the Oct. 29, 2026 commission meeting, the UG legal department said an owner may hold both licenses but cannot host long-term tenants and short-term guests at the same time. A short-term rental that is not owner-occupied must rent the entire home, not individual rooms.
What is planned for the former Indian Springs Mall site in Kansas City, KS?
Developer Eastside Innovation has proposed Midtown Station, a phased project of about $1.1 billion with 2,117 homes (697 of them income-restricted), a grocery store, a 167-room hotel and an innovation center. On Nov. 2, 2026, a Unified Government committee voted 5-2 to resume negotiations on a development agreement; the tax increment financing level is still open, and the full commission could consider the recommendation as soon as Nov. 12, 2026. Nothing has been finally approved yet.
How many snowplow trucks does Kansas City, KS, have?
The Unified Government’s Street Division runs a fleet of about 42 trucks for snow and ice. As of October 2026, the division had 46 employees, down from about 80 less than a decade earlier.
How are the streets rated in Kansas City, KS?
City leaders cited an overall road condition rating of 48 out of 100 in fall 2026, below the 70 to 80 range most governments aim for.
Is the Quindaro Ruins area part of the Chiefs stadium STAR bond district?
No. Under the agreement the State of Kansas and the Unified Government announced on Nov. 9, 2026, the state will remove the Quindaro Ruins area from its STAR bond district, as reported by KCUR.
Why does my BPU bill in Kansas City, KS, include trash and sewer charges?
BPU’s Community Utility Bill collects Unified Government charges for wastewater, stormwater, trash and recycling along with BPU electric and water. Since the November 2026 billing cycle, the bill groups those charges by provider so BPU and Unified Government charges are listed separately; a sample bill and explanations are at bpu.com/billing.
Who will pay to repair the Central Avenue Bridge in Kansas City, KS?
Under the Chiefs stadium settlement the Unified Government approved on November 5, 2026, the State of Kansas reaffirmed its commitment to fund Central Avenue Bridge repairs, estimated at $135 million. The state said the money is allocated to the Kansas Department of Transportation and does not need approval from another governing body.
Source: Heartland MLS closed single-family sales in Kansas City, KS, 2016 through 2026 year to date, compiled by Wingman Real Estate – The Shopper Team. 2016 and 2026 are partial years. Tax is the total annual tax reported at sale (it may reflect the prior tax year; new construction can show land-only tax). Information deemed reliable but not guaranteed; not a tax quote.
Buying or selling in Kansas City?
Thinking about Kansas City? 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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