Pleasant Hill, MO
This is your home base for Pleasant Hill, MO real estate — market data, what your budget buys, and live listings updated daily. Pleasant Hill sits on the southeastern edge of the Kansas City metro near Missouri Routes 7 and 58 just south of US-50, a small Cass County town where your dollar stretches further than it does closer in. If you are still deciding whether Pleasant Hill is the right fit, start with our Kansas City area relocation guide. When you are ready to talk numbers, homes, and strategy, this page is for you. Call us at 816-680-6624.
PLEASANT HILL, MO MARKET AT A GLANCE
*Source: Heartland MLS, city of Pleasant Hill residential single-line reports; solds through September 30, 2026 and actives as of October 5, 2026. Pulled and verified by Nelson Home Group, October 8, 2026.
Pleasant Hill, MO Real Estate Market: What the Numbers Really Say
Here is the trap with Pleasant Hill: national portals report Pleasant Hill at different boundaries and on different schedules — some at the city level, some blended into Cass County or the wider metro — so the online averages you see rarely describe the street you are actually buying or selling on. A handful of sales in a single month can swing the headline number either direction.
That is why we pull live Heartland MLS data for the Pleasant Hill submarket specifically. Our own Heartland MLS pull tells the real story: 150 homes closed in Pleasant Hill from January through September 2026 at a median of $383,500, and prices firmed in the third quarter: the 131 sales from January through August ran a $377,000 median, while September’s 19 closings came in at $454,700, and Q3 as a whole (62 sales) ran $427,450. With 47 homes active at a $375,000 median asking price and roughly 2.8 months of supply, it is a competitive, lean-inventory market where correctly priced homes still draw serious buyers. Before you price a listing or write an offer, we will show you the exact, current comps for your part of town, not a countywide average.
What Your Budget Buys in Pleasant Hill, MO
Pleasant Hill gives buyers real range for the money, from starter homes in town to newer builds and properties with a little land on the edges. Here is how the market generally breaks down:
Older in-town homes and smaller ranches; 21 of Pleasant Hill’s 150 sales from January through September 2026 closed under $250K. The most affordable way into Pleasant Hill and a strong fit for first-time and VA buyers watching their monthly payment. Supply is deepest here right now: 13 active listings, about 5.6 months.
Established three- and four-bedroom homes in settled neighborhoods — Stone Creek, Willow Creek, and Country Gardens trade in this range, roughly $258K to $367K. This is where most Pleasant Hill activity happens, and the $250K to $350K band (38 sales) is the tightest in town at about 1.9 months of supply.
Newer construction and larger updated homes with more space and modern finishes, for buyers trading up without leaving the small-town feel; Hickory Hills is the standout, with 10 sales in 2026 from $420K to $575K.
Custom homes and properties with acreage on the outskirts — 58 of the 150 sales from January through September closed above $450K — for buyers who want elbow room, a shop, or land while staying inside the metro.
Buying a Home in Pleasant Hill, MO: How to Win
Winning in Pleasant Hill starts before you tour a single home. Get fully underwritten — not just pre-qualified — so your offer carries the weight of a cash buyer when it matters. As a team led by a licensed mortgage originator, we can help you get there.
Do your due diligence on the neighborhood and the schools that actually serve the address (boundaries do not follow city limits or ZIP codes). If you are considering new construction, read the builder contract carefully, keep your own agent in the room, and never rely on the builder’s lender as your only option. We negotiate for you, not the seller.
VA Buyers: Pleasant Hill Is Built for You
Pleasant Hill is VA-friendly territory, and Whiteman Air Force Base is about an hour’s drive east via Route 7 and US-50 — an easy fit for service members and veterans who want space without a big-city price. Our team is led by a 21-year Air Force veteran and VA loan specialist, so we know how to structure a winning VA offer, handle the appraisal, and get you to closing. Learn more in our VA loan specialists guide.
Call us at 816-680-6624 and we will walk you through your VA benefit and what it buys in Pleasant Hill.
Selling Your Home in Pleasant Hill, MO
Pricing your Pleasant Hill home right the first time is everything. We price from live, comparable sales — not an online algorithm that blends your street with half the county — so you list at a number the market will actually reward.
Before you go live, we tell you exactly what today’s Pleasant Hill buyers pay for and what they ignore, so your prep dollars go where they return the most. Our marketing puts your home in front of the relocation and military-move pipeline that flows through the metro every month, and we hand you a written net-proceeds estimate up front — so you know your bottom line before you sign anything.
Property Taxes and the Cost of Owning in Pleasant Hill, MO
Effective property-tax estimates for Pleasant Hill vary by source and method: Ownwell puts the city near 1.37% and Cass County near 1.42%, while SmartAsset’s county figure is about 0.85% (against roughly 0.79% statewide). The spread reflects different methodologies, not different bills. Your actual bill depends on the city and school-district levies that apply to your specific address, which can push an individual rate higher, so we always verify the real number with the Cass County Collector before you commit. When we run your net sheet or buyer estimate, the tax figure is your address’s figure, not a countywide guess.
Schools and Boundaries: Verify Before You Offer
Pleasant Hill is served by the Pleasant Hill R-III School District. School attendance boundaries do not follow city limits or ZIP codes, so confirm the exact schools for any address before you write an offer — verify directly with the district at phr3.org. We provide this as factual information only.
Frequently Asked Questions: Buying and Selling in Pleasant Hill, MO
Is Pleasant Hill a seller’s or buyer’s market?
Our Heartland MLS pull shows Pleasant Hill leaning toward a seller’s market: 47 active listings against 150 closings from January through September 2026 is about 2.8 months of supply, and correctly priced listings draw steady interest. Conditions vary by price point: supply runs deepest under $250,000 (about 5.6 months) and tightest from $250,000 to $350,000 (about 1.9). We will pull the live Heartland MLS numbers for your exact submarket before you list or offer.
How long does it take to sell a home in Pleasant Hill?
As of October 2026, the median Pleasant Hill home that sold from January through September spent 13 days on market, based on Heartland MLS records for 145 closings. It depends on price point. With about 2.8 months of supply in 2026, correctly priced homes in the busy $250,000 to $450,000 range have been drawing steady buyers, and a well-prepared home can move fast. Under $250,000, sellers face more competing listings right now, with about 5.6 months of supply. The single biggest factor is pricing to live comparable sales from day one, which is exactly how we position your listing.
Can I use a VA loan to buy a home in Pleasant Hill?
Yes. VA financing is used successfully throughout Pleasant Hill for eligible buyers with full entitlement, and with Whiteman Air Force Base about an hour’s drive east it is a natural fit for service members and veterans. Our team is led by a 21-year Air Force veteran and VA loan specialist who can structure your offer to compete and close.
What are property taxes like in Pleasant Hill?
Effective property-tax estimates for Pleasant Hill vary by source: Ownwell puts the city near 1.37 percent and Cass County near 1.42 percent, while SmartAsset’s county figure is about 0.85 percent against roughly 0.79 percent statewide. Your actual bill depends on local city and school levies, so we verify the exact figure for your address with the Cass County Collector.
What does it cost to sell a home in Pleasant Hill?
Selling costs typically include agent commission, standard seller-paid closing costs, and any pre-sale prep or repairs. We give you a written net-proceeds estimate up front so you know your bottom line before you list, with no surprises at the closing table.
How do I get started buying or selling in Pleasant Hill?
Call us at 816-680-6624 or reach out through this page. We will pull the live Heartland MLS numbers for your situation, map out a strategy, and if you are buying, connect you with full underwriting so your offer stands out.
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 Pleasant Hill, MO — Live MLS Listings
Every active listing in Pleasant Hill, MO is below, straight from the MLS and updated throughout the day — newest first, with our own listings featured. Save a search, compare homes, and when you are ready to tour or talk strategy, call us at 816-680-6624.
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