Leawood, Kansas

The U.S. Census Bureau estimated the population of Leawood at 34,093 as of July 1, 2025.

Per the U.S. Census Bureau (2020–2024), the median value of owner-occupied homes in Leawood is $658,800 — among the highest in the Kansas City metro. Search current listings for live pricing.

Leawood is served by the Blue Valley (USD 229) and Shawnee Mission (USD 512) school districts, depending on location.

Leawood is known as an upscale, established community with high homeownership, Town Center Plaza and Park Place shopping and dining.

Leawood sits on the Kansas–Missouri line in the southeast metro. The Census Bureau reports a mean commute of about 20.9 minutes for Leawood workers.

The base combined rate in 2026 is 9.1%: 6.5% state, 1.475% Johnson County and 1.125% city. Some shopping districts add a 1% district tax, which brings purchases there to 10.1%. On March 2, 2027, Leawood voters will decide whether to replace the city's 1/8-cent special sales tax with a 5/8-cent tax starting Oct. 1, 2027. Groceries are taxed at 2.6% (local tax only; Kansas dropped its state sales tax on food on Jan. 1, 2025). Rates can differ by address. Look up any address with the Kansas Department of Revenue rate locator. Source: Kansas Department of Revenue, October 2026.

Many do, and in Leawood the homes association usually contracts trash service, because the city doesn't provide it. To find the association for a specific home, check the closing documents or the city's HOA Public Info List. Ask that association directly for its covenants and dues.

Johnson County. Leawood is in northeast Johnson County and borders Overland Park, Prairie Village, and Kansas City, Missouri, along State Line Road.

The city says Leawood is about 10 miles southwest of downtown Kansas City, Missouri. I-435 runs through the city just north of its center.

The city portion is 23.500 mills, unchanged in the 2027 budget adopted Sept. 8, 2026. According to the city, Leawood keeps about 22 cents of each property tax dollar, and the rest goes to the county, school district and other taxing jurisdictions.

Generally no. City code allows recreational vehicles, boats and trailers on a residential lot only for loading or unloading, and not overnight between 11 p.m. and 6 a.m. Check HOA rules too, and confirm with City Hall before buying.

Highpoint is a $766 million mixed-use project by VanTrust Real Estate. It broke ground in May 2026 and is anchored by Lockton’s new headquarters. The headquarters, a 145-room hotel, an event center, apartments, retail and other pieces are expected to be finished in the first quarter of 2030. The project is receiving about $150 million in incentives, including $108.7 million in tax increment financing.

Yes. Decks and screened porches are listed on the City of Leawood’s residential building permit application, which asks for the deck’s value and square footage. Under the Leawood Development Ordinance, an open, unroofed deck may extend no more than 5 feet into the required rear setback. Contact Leawood Codes Administration at (913) 339-6700 for plan requirements. Many neighborhoods also require homes association approval.

Leawood will hold a special mail-ballot election on March 2, 2027, and active registered voters automatically receive a ballot. The question asks voters to replace the current 1/8-cent city sales tax with a 5/8-cent tax for streets, stormwater and public safety. If approved, the new rate would start Oct. 1, 2027, and run through Sept. 30, 2037.

As reported in October 2026, the Highpoint plan (formerly Hallbrook North) near I-435 and State Line Road calls for about $150 million in total incentives, including $108.7 million in tax increment financing (TIF), about $10 million from a 1.5% sales tax within the district, up to $18.8 million from hotel guest taxes and $14.6 million for construction equipment and expenses. The first phase, which includes a headquarters, a 145-room hotel and event center, apartments and retail, is expected to be finished in the first quarter of 2030.

Yes. Lockton is moving about 1,500 employees from its longtime home on the Country Club Plaza to a new 12-story headquarters at Highpoint (formerly Hallbrook North), near College Boulevard and State Line Road. Construction began in May 2026, and the headquarters and first phase are expected to be finished in the first quarter of 2030.

Park Place Village is a 10-building mixed-use district at 11500 Ash Street, near 115th Street and Nall Avenue, with about 485,000 square feet of office and retail space, restaurants, a hotel and nearby apartments, townhouses and lofts. It was built in phases from 2007 to 2013 and was sold in 2025 by KBS Real Estate Investment Trust III to DFW Land.

A market study presented to the city council and planning commission in February 2026 recommended limiting large apartment complexes and capping new retail along 135th Street (roughly Nall Avenue to State Line Road) at about 100,000 square feet, favoring small offices and niche retail. The Mission West apartment and retail proposal at 135th Street and Mission Road was rejected in late 2025, and the previously approved Oxford Promenade project at the southwest corner of that intersection has been delayed.

Yes, with a permit. Permanently installed generators must run on natural gas or propane and sit in the rear yard, within 5 feet of the house and outside setbacks. They must be screened by a fence or wall up to 4 feet tall or by evergreen plantings. Units up to 22 kW are approved by city staff, while larger units go to the Planning Commission and Governing Body (Leawood Development Ordinance 16-4-1.3).

Yes. Some homes sit in mapped floodplains, and FEMA is updating its maps. As of September 2026, 12 homes in Leawood Estates north of I-435 were expected to be added back into the floodplain. Buyers should check the current FEMA flood map and ask about flood insurance for any specific address.

Federal Realty Investment Trust, which has owned Town Center Plaza and Town Center Crossing near 119th Street and Roe Avenue since July 1, 2026, has proposed a $59.8 million exterior makeover. It asked the city for a 1% Community Improvement District sales tax for up to 22 years to cover about $35.6 million of the cost. The company’s timeline shows construction could start in the first quarter of 2027 if the city approves the plan.

The five-year plan the city adopted on Sept. 8, 2026, covers about $112.8 million in projects. It includes $4.15 million for residential street reconstruction, $3 million in 2027 for the first phase of Leawood South stormwater improvements, $1.96 million to resurface the City Park courts and $1.36 million for City Hall parking lot improvements.

On June 15, 2026, the Leawood City Council voted 7-0 to approve a master plan that turns the roughly 3.7-acre site of the original city hall and Fire Station 1 at 9615 Lee Blvd. into a park and gathering space. The plan includes an ornamental garden, a walking trail, a playground and a HAWK pedestrian signal on Lee Boulevard. The former fire station will be preserved and repurposed as a community gathering space. The old city hall, vacant since 1994, is not part of the plan. On Nov. 2, 2026, the council voted 6-2 against giving supporters more time to raise about $1 million to save the building, so the June master plan stands. The plan does not yet have a construction budget or timeline.

The 5/8-cent (0.625%) special sales tax would replace the current 1/8-cent (0.125%) tax, so the city’s special-purpose share on every $100 of taxable purchases would rise from 12.5 cents to 62.5 cents, an increase of 50 cents. If voters approve it in the March 2, 2027 mail-ballot election, it would run from October 1, 2027, through September 30, 2037, and is estimated to bring in about $7.8 million a year for streets, stormwater and public safety.

Yes, over time. The city has more than 80,000 linear feet of aging corrugated metal storm pipe, and at current funding it would take about 60 years to replace what remains. The 2027 budget includes $3 million for the first phase of Leawood South stormwater improvements, and staff estimate the proposed 5/8-cent sales tax could replace about two-thirds of the remaining metal pipe within 10 years.

Highpoint, the 34-acre, $766 million development formerly called Hallbrook North at College Boulevard and State Line Road, is planned for 11 buildings. The first phase includes Lockton’s headquarters (with a 12-story, 176-foot tower), a 145-room hotel and event center, a corporate retreat center, a luxury apartment building, a child care center, and retail and restaurant space, with trails connecting to Leawood City Park. Developer VanTrust Real Estate expects that phase to be finished in early 2030. Later phases call for a second apartment building, a headquarters expansion and an office building.

The countywide PS3 public safety sales tax expires March 31, 2027, and Leawood receives about $1.5 million a year from its revenue sharing. The city’s current 1/8-cent special sales tax also brings in about $1.5 million a year. The proposed 5/8-cent tax on the March 2, 2027 mail-in ballot would replace that 1/8-cent tax, raise about $7.8 million a year for streets, stormwater and public safety, and run from October 1, 2027 through September 30, 2037 if approved.

The City of Leawood’s Home Owners Association page has an HOA Public Info List where you can scroll to find a neighborhood’s association information, plus an HOA map. You can reach the city at leawood.org, or ask your agent to confirm the association and its documents before you close.

Yes. The City of Leawood has launched “Leawood: Rooted & Reaching,” a community-wide update of its comprehensive plan, the long-term guide for land use, housing, transportation, parks, economic development and sustainability. The city calls it the first update in nearly 20 years, and residents, business owners and other stakeholders can weigh in through a city questionnaire.

East Village is a mixed-use development by Oddo Development on the west side of State Line Road just north of 135th Street. It broke ground in 2024 and is expected to be complete by 2033. On June 15, 2026, the Leawood City Council approved a revised final plan that turns seven Twin Villas lots into 10 lots for larger single-family homes, with new homes starting at $1.2 million.

Leawood’s Governing Body (the mayor and City Council) holds its regular meetings on the first and third Mondays of the month at City Hall, usually with a work session beforehand. Meetings are livestreamed on the city’s YouTube channel, and agendas are posted on the city’s meeting calendar.

Contact the City of Leawood Planning Services office at 913-663-9160, or visit City Hall from 8 a.m. to 5 p.m. on weekdays. The nine-member Planning Commission reviews all zoning, special use permit, site plan and plat applications before the Governing Body takes final action. Notices for upcoming cases are posted on the Planning Services page.

The 5/8-cent sales tax question will be decided in a special mail-ballot election on March 2, 2027. For special mail-ballot elections, ballots start going out by mail 20 days before Election Day, which puts the first mailing around mid-February 2027. The city says it will post return instructions and deadlines on its ballot-question page.

The Lockton headquarters tower at Highpoint, near College Boulevard and State Line Road, is planned at 12 stories and about 176 feet tall. It is under construction and is one of the first buildings going up in the 34-acre, $766 million project. The full development is expected to be finished in the first quarter of 2030.

No. The City of Leawood says golf carts may not be driven on city streets except to cross a street to continue along a marked golf cart path, and only between sunrise and sunset. The fine is $75 under City Code 14-106 (STO 114.4).

15 mph. Under the traffic ordinance update the Leawood City Council approved on Nov. 2, 2026, which takes effect Dec. 15, 2026, riders of bicycles, e-bikes and micromobility devices such as e-scooters must stay at or below 15 mph on sidewalks and trails. They must also yield to pedestrians and give an audible warning before passing.

The City Council unanimously adopted the updated traffic ordinance on Nov. 2, 2026, and the changes take effect Dec. 15, 2026. Besides the 15 mph cap on sidewalks and trails, riders must give an audible warning before passing and yield to pedestrians, may not carry more passengers than a device is designed for, and bike lanes keep the same speed limit as motor vehicles. The definition of micromobility devices now includes electric scooters, motorized skateboards and electric unicycles.

Yes, for younger riders. Under Leawood’s traffic ordinance as updated by the City Council on Nov. 2, 2026, riders under 18 on electric-assisted vehicles must wear a helmet, and riders under 16 may not operate an e-vehicle that can go faster than 20 mph. Riders must also yield to pedestrians and give an audible warning before passing.