Lee’s Summit, MO
If you’re tracking the Lee’s Summit, MO real estate market, this page is where the actual numbers live — median prices, inventory by price band, and what they mean for your next move, all pulled directly from Heartland MLS and updated by our team. Lee’s Summit is Missouri’s sixth-largest city, and its market is big enough to behave like two different markets at once — which is exactly why the numbers below matter. Still deciding whether the town itself is the right fit? Read our complete Living in Lee’s Summit, MO guide first, then come back here for the market. Questions at any point: 816-680-6624.
LEE’S SUMMIT, MO MARKET AT A GLANCE — OCTOBER 2026
Lee’s Summit, MO Real Estate Market: Current Numbers
These figures come straight from Heartland MLS single-line reports for Lee’s Summit (postal city) — not from a portal estimate. Consequently, they may differ from what you see on national sites.
| SOLD ACTIVITY | SEPTEMBER 2026 | 2026 YTD (JAN–SEP) |
|---|---|---|
| Homes sold | 162 | 1,418 |
| Median sold price | $433,000 | $410,000 |
| Price range | $193K – $1.6M | $102.5K – $2.5M |
| Median days on market | 11 | 11 |
| CURRENT (OCTOBER 2026) | ALL PRICE BANDS |
|---|---|
| Active listings | 340 |
| Median list price | $499,900 |
| List price range | $195K – $4M |
| Months of inventory | 2.2 overall — 1.3 under $300K · 1.8 at $300–500K · 2.6 at $500–750K · 4.9 at $750K+ |
Source: Heartland MLS residential closed sales and active listings, Lee’s Summit, MO (postal city); solds through September 30, 2026, actives as of October 5, 2026. Pulled and verified by Nelson Home Group, October 8, 2026.
What the numbers actually say: Lee’s Summit is two markets wearing one name. Under $500,000 — where 66% of the city’s 2026 sales through September happened — there is less than two months of standing inventory (1.3 months under $300K, 1.8 at $300–500K), so well-prepared listings sell fast and buyers need financing ready before they tour. Above $750,000, however, supply stretches to about 4.9 months, which is genuine negotiating territory for buyers and a pricing discipline test for sellers. The median list price of what’s on the market today ($499,900) runs roughly $90,000 above the median of what has sold this year ($410,000). That gap is about where inventory sits: upper-band homes make up a bigger share of active listings than of closings.
The quarterly trend: the median sold price has stepped up every quarter this year — $392,450 on 366 sales in Q1, $400,000 on 544 sales in Q2, and $425,359 on 508 sales in Q3 (July–September). September alone closed 162 homes at a $433,000 median, against $405,000 for January through August. Homes that sold in 2026 spent a median of 11 days on market and closed at a median 100% of list price.
Growth signal worth knowing: national retail keeps committing to the corridor — Costco opened on August 28, 2026 at US-50 and MO-291 (10 SE Oldham Parkway), anchoring a larger mixed-use development taking shape at that interchange. Retail anchors of that scale tend to reinforce long-term demand on the east side of the metro.
What Your Budget Buys in Lee’s Summit
Here’s how 2026 sales through September actually broke down by price band, with real sale counts and MLS-verified communities — not guesses.
The tightest band in the city: about 1.3 months of inventory (35 active listings). Mostly condos, townhomes, and older ranches — the entry-priced homes in Woodlawn Estates (29 sales under $300K), Condos of Oaks Ridge Meadows (22 sales, median $214K), and Newberry Commons (14 sales, median $191K) led the segment. First-time and VA buyers dominate here; expect competition and move quickly.
The heart of the market — nearly half of all sales, on 1.8 months of inventory (136 active). Established neighborhoods like Woodlawn Estates (32 sales in this band, median $375K), Manor at Bailey Farms (31 sales, median $387K), Raintree Lake (23 sales, median $400K), and Vista Del Verde all traded actively here. Most move-up and VA buyers land in this band.
Newer construction and larger square footage, with inventory loosening to about 2.6 months (108 active). Lakewood (19 sales, median $580K), Hook Farms (13 sales, median $550K), Pryor Ridge (11 sales, median $600K), and Highland Meadows (11 sales, median $572K) defined this band. Buyers get more selection; sellers need sharper pricing.
Custom builds, estates, and lake-area properties: Winterset Valley (16 sales, median $870K, topping out above $2M), Woodland Oaks (median $876K), Park Ridge Manor (median $815K), and the upper end of Lakewood (sales to $1.5M). With roughly 4.9 months of supply (61 active), this is the one band where buyers hold real leverage.
Buying a Home in Lee’s Summit: How to Win
Under $500K, winning is about speed and preparation: get fully pre-approved before your first showing, see new listings the day they hit, and write clean offers with realistic timelines rather than reflexively waiving protections. Above $750K, the game reverses — take your time, pressure-test the comps, and negotiate; the inventory math is on your side. Our guide to buying walks through the full process, and our mortgage calculator will keep your target payment honest. For proof this playbook works here: read how we helped a first-time buyer win a multiple-offer situation in Lee’s Summit. And for the other half of that advice — the patient half — read how a first-time buyer negotiated under list on a 2023 reverse 1.5 story in Summit View Farms that had sat 71 days.
VA Buyers: Lee’s Summit Is Built for Your Benefit
Veterans with full entitlement have had no VA loan limit since 2020 — zero-down financing works at any price you qualify for, and two-thirds of Lee’s Summit sales close under $500K, squarely in comfortable VA territory. Whiteman AFB is a straight shot east on US-50 (roughly 40–45 minutes), and KCI runs about 45 minutes via I-470 and I-435 North. Joe Nelson is a 21-year Air Force veteran and licensed mortgage originator — our team writes VA offers that win against conventional financing. We closed a Lee’s Summit purchase for an active-duty buyer who was deployed overseas the entire time — VA financing, 29 days contract to close, and every step handled by email. Read the VA Home Buying Guide.
Call 816-680-6624 to get pre-qualified before you start searching.
Selling Your Home in Lee’s Summit
Sellers here should price to their band, not to the citywide headline. Under $500K, disciplined pricing plus strong presentation typically produces fast, competitive results — momentum in the first week is your leverage. Above $750K, with about 4.9 months of competing supply, overpricing is the most expensive mistake you can make; positioning and marketing carry the deal. See how we market listings differently in the NHG Marketing Advantage, start with a free home valuation, or talk strategy with the highest-rated real estate team near Lee’s Summit.
Lee’s Summit Property Taxes
Most of Lee’s Summit lies in Jackson County, where the average effective property tax rate is about 1.11% of market value — higher than the Missouri average of roughly 0.79%. On the city’s $410,000 median sold price, that’s in the neighborhood of $4,550 per year, though your exact bill depends on school district and local levies. Southern portions of the city extend into Cass County, where rates differ. Verify any specific property with the Jackson County Collection Department before you commit.
Schools in Lee’s Summit
Most of the city is served by the Lee’s Summit R-7 School District (18 elementary schools, 4 middle schools, and 3 comprehensive high schools, with roughly 17,800 students), while portions of the city are served by other districts, including Blue Springs R-IV, Raymore-Peculiar R-II, Hickman Mills C-1, and Grandview C-4. Because boundary lines do not follow city limits — and can change street by street — always verify the assigned schools for a specific address directly with the district before making an offer. School district information is provided for informational purposes only and does not constitute a recommendation or endorsement of any district. For a resident’s-eye view of the town beyond the numbers, see our Lee’s Summit neighborhoods and lifestyle guide.
Lee’s Summit Real Estate FAQs
Is Lee’s Summit a seller’s market or a buyer’s market right now?
As of October 2026, Lee’s Summit is a seller’s market overall, with about 2.2 months of inventory (340 active listings against 1,418 homes sold January through September 2026, per Heartland MLS). But the market splits by price: under $500,000 there is less than two months of inventory and well-prepared listings draw fast competition, while above $750,000 supply runs closer to 4.9 months and buyers have real negotiating room. Source: Heartland MLS, pulled and verified by Nelson Home Group, October 8, 2026.
How long does it take to sell a house in Lee’s Summit?
As of October 2026, it depends heavily on your price band. Homes that sold in Lee’s Summit from January through September 2026 spent a median of 11 days on market. Under $500,000 — where roughly two-thirds of sales happen and inventory sits under two months — correctly priced homes typically go under contract in days to a few weeks. Between $500,000 and $750,000 (about 2.6 months of supply), plan on a more normal marketing window. Above $750,000, with about 4.9 months of supply, pricing and presentation determine whether a home sells in weeks or sits for months. Based on Heartland MLS data pulled October 8, 2026.
What is the median home price in Lee’s Summit right now?
As of October 2026, the median sold price in Lee’s Summit was $410,000 across the 1,418 homes sold January through September 2026, with sales from about $102,500 to $2.5 million; September closings alone ran a $433,000 median. Quarter by quarter, the median has moved from $392,450 in Q1 to $400,000 in Q2 and $425,359 in Q3. The median list price of current active inventory is higher — about $499,900 — which reflects where inventory sits: upper-band homes make up a larger share of what’s on the market. Source: Heartland MLS residential closed sales, Lee’s Summit, MO (postal city). Pulled and verified by Nelson Home Group, October 8, 2026.
Can I use a VA loan to buy a home in Lee’s Summit?
Yes — Lee’s Summit is one of the most practical VA markets in the metro. Veterans with full entitlement have had no VA loan limit since 2020, so zero-down financing works at any price point you qualify for, and two-thirds of sales here close under $500,000. Joe Nelson is a 21-year Air Force veteran and licensed mortgage originator who structures VA offers to compete against conventional financing. For a real example, an active-duty client bought here while deployed — VA loan, no phone calls, and her agent stood in for both walkthroughs. Learn how VA buying works in Kansas City.
What are property taxes like in Lee’s Summit?
Most of Lee’s Summit sits in Jackson County, where the average effective rate is about 1.11% of market value — above the Missouri average of roughly 0.79%. On the $410,000 median, that’s roughly $4,550 per year, though the exact bill depends on your school district and local levies. Southern portions of the city extend into Cass County, where rates differ. Verify any specific property through the county before you buy.
How much does it cost to sell a house in Lee’s Summit?
Plan for agent compensation, title and closing fees, and any negotiated buyer concessions. Real estate commissions are fully negotiable and set between you and your agent — there is no fixed rate. In the current market, sellers under $500,000 often concede little, while sellers in the upper bands should budget for more buyer leverage. We walk every seller through a net sheet before listing so there are no surprises.
How do I start buying a home in Lee’s Summit?
Start with financing, not showings. Get pre-approved first — in the under-$500K bands, listings move too fast to shop without financing in hand. Then define your target areas and price band, and set up automated alerts so you see new listings the day they hit. We can handle both the lending conversation and the search: call 816-680-6624.
Nelson Home Group is committed to the Fair Housing Act. We do not discriminate on the basis of race, color, national origin, religion, sex, familial status, or disability. School district and neighborhood information on this page is provided for factual informational purposes only and does not constitute a recommendation to purchase in any particular area. All buyers are encouraged to independently research neighborhoods, schools, and communities to determine the best fit for their individual needs.
Browse Homes for Sale in Lee’s Summit, MO — Live MLS Listings
Updated daily from Heartland MLS. See something you like? Call us at 816-680-6624 or click any listing to schedule a showing. Additionally, you can use our full home search to set up automated alerts for new Lee’s Summit listings the moment they hit the market.
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