Communities › Cass County › Pleasant Hill, MO
Pleasant Hill, Missouri
Pleasant Hill pairs a brick-lined downtown historic district with the western trailhead of the Rock Island Trail, all about 25 miles southeast of downtown Kansas City where Missouri Routes 7 and 58 meet. It’s a small town with a busy calendar, from the seasonal farmers market on 1st Street to the Longest Table community dinner.
Homes for saleProperty taxesPrice per sq ftFAQWhat’s newCity rulesUtilitiesLocal guide
Pleasant Hill is a Cass County, Missouri city. So far in 2026, 139 single-family homes sold through the MLS at a median of $377,500, about $190 per finished square foot. The median annual property tax on those homes was $2,955, an effective rate of 0.76% of the sale price.
Homes for sale
Pleasant Hill homes for sale right now
Live from the MLS. First, the lowest-priced home for sale (and what is for rent) in Pleasant Hill 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 Hill
The lowest-priced Pleasant Hill listing shows here, updated automatically.
Looking to rent? See rental companies near Pleasant Hill →
See them before they hit the market
Coming soon in Pleasant Hill
Map view
Every Pleasant Hill listing on the map
Start with a Pleasant Hill search:
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What’s new in Pleasant Hill
What the city is approving, building and planning
Pulled from council and planning agendas, city news and local reporting, checked November 11, 2026. Older items move to our Update Archive.
Energy project
October 2026
$240 million battery storage plant proposed on East 175th Street near Pleasant Hill
A developer is seeking a Cass County special use permit for a 280-megawatt battery energy storage facility on East 175th Street near Pleasant Hill, tied to an existing Evergy substation. The roughly $240 million project is planned to operate by 2030. In late October it was set to go before the Cass County Planning Board, which only recommends; the Cass County Commission has final approval. A vote result has not been published.
Road work
November 2026
MO 7 bridge over Big Creek reopens more than a month early
MoDOT reopened the new MO 7 bridge over Big Creek and the Rock Island Trail in Pleasant Hill in early November 2026, more than a month ahead of the December target. The route had been closed between MO 291 and MO 58 since Feb. 16, 2026, while the 1948 truss bridge was replaced with a girder bridge. MoDOT estimates the project at $6 million to $8 million in state and federal funds.
Coming soon
September 2026
New Price Chopper targeted for July 2027
Pleasant Hill Marketplace at 163rd Street and 7 Highway will anchor a relocated, expanded Cosentino’s Price Chopper of roughly 60,000 square feet plus about 17,650 square feet of retail space. At the September 28 council meeting, CascadeKC Developers said the building pad is complete and the store is projected to open in July 2027.
Trails
October 2026
Ted and Pat Jones Bridge links the trailhead to the Rock Island Trail
A new bridge dedicated October 3 connects the Pleasant Hill Trailhead directly to the Rock Island Trail, replacing a roughly two-mile road detour around active railroad tracks. The bridge was funded by the Ted Jones Trust.
Utilities
October 2026
Water and sewer rate changes take effect November 1
Under Bill No. 26-35, water rates and the sewer base charge rise 6% and the sewer usage charge rises 38%, effective November 1. The city says no further increase is scheduled until April 1, 2028.
Historical property tax
Pleasant Hill property taxes: 10 years of real bills
The typical Pleasant Hill home that sold in 2026 (year to date) carried an annual property tax bill of about $2,955, or 0.76% of its sale price. In 2017 it was $1,756 (0.91%). 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 Hill 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 | $1,756 | $190,000 | 0.91% | 237 |
| 2018 | $1,974 | $220,000 | 0.86% | 190 |
| 2019 | $1,891 | $223,700 | 0.83% | 166 |
| 2020 | $2,016 | $239,500 | 0.85% | 159 |
| 2021 | $1,922 | $260,000 | 0.71% | 170 |
| 2022 | $1,908 | $293,000 | 0.69% | 207 |
| 2023 | $2,022 | $323,500 | 0.65% | 162 |
| 2024 | $2,348 | $318,750 | 0.72% | 164 |
| 2025 | $2,605 | $350,000 | 0.74% | 174 |
| 2026 | $2,955 | $375,000 | 0.76% | 131 |
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 Pleasant Hill 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Hunters Ridge116 sales | $90 | $112 | $114 | $116 | $173 | $204 | $199 | $185 | $166 | $217 | +143%2017–26 |
| Hickory Hills114 sales | $124 | $128 | $121 | $125 | $135 | $146 | $166 | $178 | $182 | $176 | +42%2017–26 |
| Sugarland Estates90 sales | $92 | $97 | $113 | $96 | $139 | $157 | $147 | $148 | $168 | $182 | +99%2017–26 |
| Stone Creek86 sales | $131 | $106 | $95 | $135 | $139 | $160 | $177 | $196 | $170 | $181 | +38%2017–26 |
| Ridge Tree77 sales | $108 | $104 | $106 | $129 | $140 | $154 | $167 | $181 | $218 | $186 | +71%2017–26 |
| Wild Wood71 sales | $101 | $139 | $124 | $103 | $130 | $145 | $164 | $172 | $153 | $180 | +79%2017–26 |
| Tall Grass66 sales | $111 | $111 | $138 | $135 | $183 | $177 | $169 | $162 | $184 | $199 | +79%2017–26 |
| Willow Creek60 sales | $106 | $146 | $110 | $116 | $182 | $154 | · | $184 | $171 | $175 | +66%2017–26 |
| Sugarland Estates West52 sales | $107 | $89 | $102 | $101 | $128 | $146 | $152 | $128 | $143 | $175 | +64%2017–26 |
| Millers 1st51 sales | $31 | $93 | $86 | $109 | $126 | $137 | $148 | $149 | $141 | $112 | +258%2017–26 |
| Millers Second51 sales | $57 | $112 | $73 | $87 | $120 | $108 | $130 | $160 | $75 | $183 | +221%2017–26 |
| The Oaks44 sales | $93 | $112 | $89 | $100 | $145 | $140 | $131 | $156 | $156 | $154 | +65%2017–26 |
| Millers Addition36 sales | $84 | $80 | $79 | $125 | $128 | $135 | · | · | $144 | · | +71%2017–25 |
| Highland Park33 sales | · | $163 | · | $173 | $131 | $215 | $227 | $247 | $233 | $233 | +43%2018–26 |
| Sunnyside29 sales | $121 | $117 | $94 | $81 | $156 | $97 | $136 | $159 | $150 | · | +24%2017–25 |
| Hillcrest27 sales | · | $114 | · | $100 | $123 | $136 | $102 | $122 | $134 | $156 | +36%2018–26 |
| Beaver Creek East27 sales | $128 | $101 | · | $101 | $150 | $129 | · | · | $197 | $221 | +72%2017–26 |
| Henley Meadows25 sales | $118 | $141 | $126 | $116 | · | $167 | $187 | $186 | $197 | · | +67%2017–25 |
| Pleasant Hill25 sales | · | $242 | $138 | $136 | $133 | $207 | $122 | · | $245 | $260 | +7%2018–26 |
| Miller’S 3Rd24 sales | · | $62 | · | $152 | $163 | $168 | · | $121 | $230 | · | +271%2018–25 |
| Country Gardens20 sales | $117 | · | · | $152 | · | $162 | · | $173 | · | $158 | +36%2017–26 |
| Sugarland at Whispering Ridge19 sales | · | $144 | $136 | $119 | · | $149 | · | $153 | · | $150 | +4%2018–26 |
| Knorpps Add To Sunnyside18 sales | $95 | · | $107 | $112 | $89 | · | · | $175 | $188 | · | +98%2017–25 |
| Homes Park18 sales | · | $99 | $109 | · | $98 | $193 | $172 | · | · | · | +74%2018–23 |
| Sugarland18 sales | · | $103 | · | $121 | $147 | $126 | $169 | · | · | $142 | +38%2018–26 |
| Cline & Todd17 sales | · | · | $114 | · | $73 | $130 | $146 | $120 | · | $214 | +89%2019–26 |
| Country Club Estates17 sales | $138 | $88 | · | $123 | $157 | $165 | · | $178 | $209 | · | +51%2017–25 |
| Country Creek Estates17 sales | · | $85 | $137 | $144 | $116 | $182 | $149 | · | · | · | +76%2018–23 |
| Glen Rae Manor17 sales | $93 | $135 | $114 | $103 | · | · | · | · | · | $194 | +109%2017–26 |
| Woodland Acres14 sales | · | · | $204 | $187 | · | · | $193 | · | $243 | $275 | +35%2019–26 |
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.
Pleasant Hill subdivisions
60 Pleasant Hill neighborhoods with recent sales
Pleasant Hill 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 80. 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 Hill?
The questions buyers ask before the fence goes up, from Pleasant Hill code, permit pages and local reporting. Rules change and HOA covenants can be stricter, so confirm with the city before you build.
Chickens
Residents may keep up to five hens; roosters are not allowed. Hens must stay in the backyard in a well-ventilated coop with a fence and a roof (ordinance passed February 2025, effective March 31, 2025). Check the full ordinance with City Hall for any added requirements.
Fireworks
Inside city limits, fireworks may be discharged July 3 through July 6: 8 a.m. to 10 p.m. on July 3, 5 and 6, and 8 a.m. to midnight on July 4 (2026 schedule).
Trash & recycling
Trash service is billed on the City of Pleasant Hill utility bill alongside water and sewer. Call City Hall at (816) 540-3135 for pickup details.
Fences
Pleasant Hill’s building permit guide requires a permit for fences over 7 feet tall and for retaining walls over 4 feet tall. A fence placed in the public right-of-way needs written approval from the Public Works Director.
Sheds
A building permit is required for any residential detached accessory building larger than 200 sq ft. A lot may have no more than two accessory buildings, and they must sit in the side or rear yard, not in front of the home. A shed may not be taller than the house, and all accessory buildings together may not cover more than 50 percent of the lot.
Pools
A building permit is required for any pool that can hold 24 inches or more of water. Decks and porches 30 inches or more above the ground also need a permit.
RV parking
Under the city Property Maintenance Code, no vehicle may be parked or stored on the grass of a residential lot for more than 24 hours, or in the strip between the curb and the property line. An RV may not be lived in, slept in or used for cooking more than 30 days a year, with limited exceptions such as storm or fire damage repairs. Inoperable vehicles may not be kept outside.
Home businesses
No-impact home businesses are allowed in all residential districts with no permit, but the owner must file a free affidavit with the city clerk and hold a city business license. The business must use less than 25 percent of the home’s floor area, and on-site signs are not allowed outside the A and RS districts. Home businesses that do not qualify as no-impact need a conditional use permit from the city council (zoning code Sec. 24005.13, amended 2023). (Read from a third-party copy of the city code; confirm with City Hall.)
Burning
Open burning inside city limits requires a free permit from City Hall, and only small twigs, branches and untreated wood from the property may be burned; leaves, household trash and construction debris are not allowed. Burning is allowed from sunrise until one hour before sunset, and waivers are needed within 200 yards of a home. Fire pits and patio fireplaces up to 3 feet across, made of noncombustible material, need no permit.
ADUs
Accessory dwelling units are allowed only in the AG and RR zoning districts, need a building permit, must be one story (a garage apartment is allowed over a garage), must meet the main home’s setbacks and cannot be sold separately from the property. Size limits are 900 sq ft of habitable space (item 3) and 1,000 sq ft of heated area (item 9), per Unified Development Code Sec. 24005.2(b). (Read from a third-party copy of the city code; confirm with City Hall.)
Bed & breakfasts
A bed and breakfast inn is a conditional use in the AG, RS, R1, R2 and R3 districts. Guest cooking is limited to a microwave and refrigerator, and one off-street parking space per guest room is required on top of the home’s required parking (UDC Sec. 24005.5). (Read from a third-party copy of the city code; confirm with City Hall.)
Satellite dishes
Dishes may not exceed 12 feet in diameter for TVRO or 3 feet for DBS, or stand more than 15 feet above ground if ground-mounted. In the RS, R1 and CO districts, they may not go in the front yard or required street yard (UDC Sec. 24005.21). (Read from a third-party copy of the city code; confirm with City Hall.)
Lawn height
Pleasant Hill’s zoning code landscaping maintenance standards require grass to be mowed once it reaches six inches or higher, with landscaped areas kept neat and dead plants replaced (Sec. 24006.10(g)(1)). (Read from a third-party copy of the city code; confirm with City Hall.)
Driveways
Driveways must meet the city’s minimum standards in Exhibit 240.31; on local streets a driveway must be at least 12 feet and no more than 24 feet wide, and paving outside the right-of-way must be 4 inches thick in every listed zoning district (UDC Sec. 24006.7(f) and (k)). (Read from a third-party copy of the city code; confirm with City Hall.)
Moving in
Pleasant Hill utility providers
Who to call to turn things on. Providers can vary by address, so confirm before closing.
Evergy
Third-party listing names Evergy among providers for the area; rural edges may be served by electric cooperatives, so confirm by address.
City of Pleasant Hill
City-run utility billed from City Hall, 203 Paul St. New rates take effect November 1, 2026.
City of Pleasant Hill
Wastewater treatment is provided through Middle Big Creek; billed by the city.
Billed through the City of Pleasant Hill
Appears on the city utility bill; a third-party listing names Republic Services as the hauler.
Xfinity, Spectrum, Brightspeed, plus 5G home and satellite options
Availability varies by address.
Local guide
Where to eat, shop and see a doctor
Named places in and near Pleasant Hill. Hours and ownership change, so call ahead. (Nobody paid to be on this list; we just like to eat.)
Where to eat
- Guido’s Pizza Place — Locally owned pizza shop that celebrated 55 years in business in 2026; 600 MO-7.
- Big Creek Cafe — Breakfast spot on 113 Wyoming St in the downtown district.
- Long Barbeque Company — Barbecue at 304 MO-7.
- El Puerto Mexican Restaurant — Mexican restaurant at 2125 MO-7.
- Press Monkey Studio — Downtown coffee shop and print studio at 122 1st St.
- A Sweet Expression — Ice cream shop at 138 1st St.
Where to shop
- Brown’s Vintage and Variety — Downtown shop of vintage finds and treasures; 117 S 1st St.
- Downtown Dolly’s Sip and Shop — Dolly Parton-inspired downtown sip-and-shop that doubles as a community gathering place.
- Pleasant Hill Farmers Market — Seasonal downtown market with baked goods, honey, handmade soap, mushrooms and produce.
- Price Chopper (Pleasant Hill Marketplace) — Relocated, expanded grocery store under construction at 163rd Street and 7 Highway, projected to open July 2027.
Doctors & clinics
- Pleasant Hill Medical Clinic — Family medicine clinic operated by Cass Regional Medical Center; 1601 N State Route 7, (816) 540-2111.
- Pleasant Hill Dental Care — Dental office downtown at 127 1st St.
- Cass Regional Medical Center — Regional hospital system for Cass County that operates the Pleasant Hill Medical Clinic.
Living in Pleasant Hill
Pleasant Hill history, jobs and parks
A little history
William Wright platted the Original Town of Pleasant Hill in 1844, and it served as an overnight stagecoach stop between Lexington and Fort Scott, Kansas. The Civil War hit the town hard, and General Order No. 11 in 1863 forced area residents to leave. When people returned in 1865, the town center moved about a mile southwest to the Pacific Railroad railhead, and the original site is still called Old Town. Today the Pleasant Hill Downtown Historic District includes 53 contributing buildings dating from about 1865 to 1959, and the 1939 municipal power plant on E. Commercial St. now serves as police headquarters. Apparently the town has always known a good relocation when it sees one.
Where people work
Pleasant Hill is home to the National Weather Service Kansas City/Pleasant Hill forecast office on North 7 Highway, which shares its building with the Missouri Basin River Forecast Center and its 19 staff. Local employers also include the Pleasant Hill R-III School District, the City of Pleasant Hill and two power plants, the Dogwood Energy Facility and Evergy’s Ralph Green plant. Many residents commute via Missouri Route 7 to Lee’s Summit, about 10 miles northwest, and the wider Kansas City metro.
Parks & outdoors
City Park reopened in August 2025 with an upgraded playground, a splash pad, pickleball courts and a pavilion. Pleasant Hill is the western terminus of Rock Island Trail State Park, which links to the Katy Trail, and the new Ted and Pat Jones Bridge now connects the Pleasant Hill Trailhead straight to the trail. The MOPAC trail runs north to City Lake, where you’ll find more trails for an easy walk or ride.
Sources for the city news, rules, utilities and local guide (checked November 11, 2026)
- en.wikipedia.org
- en.wikipedia.org
- phmomag.com
- phmomag.com
- phmomag.com
- phmomag.com
- phmomag.com
- aol.com
- tribuneandtimes.com
- tribuneandtimes.com
- tribuneandtimes.com
- tribuneandtimes.com
- yahoo.com
- kshb.com
- kshb.com
- kansascityhiker.com
- utilitiesformyhome.com
- doxo.com
- tapwaterdata.com
- gridinfo.com
- mail.historicmissouri.org
- restaurantji.com
- browns-vintage-variety.locable.com
- directory.yext.com
- doctor.webmd.com
- crmc.flippublication.com
- weather.gov
- weather.gov
- whereig.com
- redfin.com
- pleasanthill.com
- pleasanthill.com
- pleasanthill.com
- pleasanthill.com
- zoneomics.com
- zoneomics.com
- pleasanthill.com
- modot.org
- modot.org
- digital-release.fox4kc.com
- modot.org
- zoneomics.com
- mccmeetingspublic.blob.core.usgovcloudapi.net
- mccmeetingspublic.blob.core.usgovcloudapi.net
- pubt.io
- pubt.io
- casscounty.com
- mccmeetingspublic.blob.core.usgovcloudapi.net
- kctv5.com
- zoneomics.com
- mccmeetingspublic.blob.core.usgovcloudapi.net
Pleasant Hill FAQ
Pleasant Hill, MO: the questions people ask most
Is Pleasant Hill, MO a good place to live?
Pleasant Hill offers a historic downtown, the western trailhead of the Rock Island Trail, a renovated City Park and a new grocery-anchored shopping center planned for 2027, all about 25 miles from downtown Kansas City. Whether it fits depends on your commute, budget and lifestyle, so touring neighborhoods is the best way to decide.
What county is Pleasant Hill, Missouri in?
Pleasant Hill is mainly in Cass County, with a small part extending into Jackson County.
What is Pleasant Hill, MO known for?
Pleasant Hill is known for its downtown historic district along 1st Street, its seasonal farmers market and its spot as the western terminus of Rock Island Trail State Park. It is also home to the National Weather Service Kansas City/Pleasant Hill forecast office.
What is the property tax rate in Pleasant Hill, MO?
Property taxes are assessed and collected through Cass County, and the total rate depends on the combined levies of the city, school district and other taxing districts for each address. Check the Cass County Assessor and Collector for a specific property’s bill.
How far is Pleasant Hill from Kansas City?
Pleasant Hill is about 25 miles southeast of downtown Kansas City and about 10 miles southeast of Lee’s Summit, reached mainly by Missouri Route 7.
Is there new construction in Pleasant Hill, MO?
Yes. Recent new-construction listings include homes in the Tall Grass area on Pampas St, and the Pleasant Hill Marketplace commercial development is under construction at 163rd Street and 7 Highway.
What school district serves Pleasant Hill?
Most of Pleasant Hill is served by the Pleasant Hill R-III School District, with a small portion in the Strasburg C-3 district and the small Jackson County portion in the Lee’s Summit R-7 School District.
Is MO 7 closed south of Pleasant Hill?
No. MoDOT reopened the MO 7 bridge over Big Creek and the Rock Island Trail in Pleasant Hill on Nov. 2, 2026, more than a month ahead of schedule. The road had been closed for the bridge replacement since Feb. 16, 2026.
Can I build a guest house or accessory dwelling unit in Pleasant Hill, MO?
Only on property zoned AG (agricultural) or RR. The city’s Unified Development Code (Sec. 24005.2(b)) requires a building permit and limits an ADU to one story, with a garage apartment allowed over a garage. The unit must meet the main home’s setbacks and cannot be sold separately from the property. In typical in-town residential zoning, ADUs are not allowed.
How many sheds or accessory buildings can I have on a lot in Pleasant Hill?
Up to two accessory buildings per lot, and together they cannot cover more than 50 percent of the lot. Detached accessory buildings cannot sit in front of the house. On a corner lot, the side yard along the street must be at least as deep as the house’s (UDC Sec. 24005.2(c)).
Is a battery storage facility planned near Pleasant Hill, MO?
A 280-megawatt, roughly $240 million battery energy storage facility has been proposed on East 175th Street near Pleasant Hill in unincorporated Cass County. It needs a county special use permit. The Cass County Planning Board makes a recommendation, and the Cass County Commission has final approval. As of late October 2026, the developer planned for it to operate by 2030.
Sources: aol.com, browns-vintage-variety.locable.com, crmc.flippublication.com, directory.yext.com, doctor.webmd.com, doxo.com, en.wikipedia.org, gridinfo.com, kansascityhiker.com, kshb.com, mail.historicmissouri.org, phmomag.com, redfin.com, restaurantji.com, tapwaterdata.com, tribuneandtimes.com, utilitiesformyhome.com, weather.gov, whereig.com, yahoo.com
Buying or selling in Pleasant Hill?
Thinking about Pleasant Hill? 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.
Full-service real estate across the Kansas City metro, Lawrence and Topeka, on both the Kansas and Missouri sides.
(913) 543-3332
Angela@shopwithshopper.com
7300 W 110th St, Overland Park, KS 66210
Buy & Sell
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