The Kansas City metro has 2.2M residents (per 2024 ACS 5-year Estimates ), a 2024 median household income of $83K, median home value of $287K, median age of 38, and a 40% bachelor's-degree share among adults 25 and older. The analysis below clusters neighborhoods within the metro's urbanized areas, covering 1.5M of those 2.2M residents. The Johnson County, Kansas suburbs around Overland Park and Olathe lead on home values, incomes, and education, while the east side of Kansas City, Missouri sits at the bottom.
Median home value
The highest values sit in the Johnson County, Kansas suburbs south of the state line. The area west of Overland Park — the largest Kansas City suburb, about 13 miles south-southwest of downtown — tops the metro at $750K, with the area south of Overland Park at $614K, east of Overland Park at $588K, north of Olathe at $582K, and south of Kansas City at $520K. At the bottom, the lowest values run through the east side of Kansas City, Missouri: an east Kansas City cluster at $74K, the area west of Independence at $94K, and three more east Kansas City clusters at $104K, $105K, and $115K. The ≥$500K tier traces the southern Johnson County suburbs; the under-$100K tier covers the east side.
Median household income
The area west of Overland Park tops the metro at $208K, followed by the area north of Olathe at $185K, south of Overland Park at $145K, south of Kansas City at $144K, and east of Prairie Village at $141K. The lowest incomes are in the urban core on both sides of the state line: an east Kansas City cluster and a central Kansas City cluster both at $37K, two west Kansas City clusters at $41K and $43K, and another east Kansas City cluster at $45K. The ≥$120K tier follows the southern Johnson County suburbs; the under-$60K tier sits on the urban core.
Median age
The oldest neighborhoods are the established southern suburbs. The areas east of Leawood and north of Lee's Summit both top the metro at 48, with west Lee's Summit and east of Overland Park at 47, and the area east of Shawnee at 45. The youngest neighborhoods sit in the urban core and on the growing southwest edge: an east Kansas City cluster at 29, the area north of Overland Park at 31, Gardner on the southwest edge at 31, a west Kansas City cluster at 32, and another east Kansas City cluster at 32. Most of the metro sits in the 36–42 range.
Adults with a bachelor's degree
Education peaks in the southern Johnson County suburbs. The area south of Kansas City leads at 78%, with the areas west of Overland Park and east of Overland Park both at 74%, east of Prairie Village at 74%, and a west Kansas City cluster at 73%. The lowest shares are on the east side: the area west of Independence at 10%, an east Kansas City cluster at 11%, another at 12%, and two more east Kansas City clusters at 13%. The ≥70% tier follows the southern suburbs; the under-20% tier covers the east side.
Where the metrics overlap
The Johnson County, Kansas suburbs sit at the top of home value, income, and education together — the area west of Overland Park leads on both value and income, while the area south of Kansas City posts the metro's highest bachelor's share at 78%. The east side of Kansas City, Missouri forms the opposite corner: one east Kansas City cluster bottoms home value at $74K, income at $37K, and education at 11% at once. Age runs on its own axis — the oldest neighborhoods are the established southern suburbs around Leawood and Lee's Summit, and the youngest are in the urban core.
Key Takeaways
- Across the metro, the median home value is $287K, median household income is $83K, median age is 38, and the bachelor's-degree share is 40%.
- The area west of Overland Park tops home value at $750K and income at $208K.
- The area south of Kansas City tops education at 78%.
- An east Kansas City cluster sits at the bottom of home value ($74K), income ($37K), and education (11%) together.
- The oldest neighborhoods reach a median age of 48 east of Leawood and north of Lee's Summit; the youngest fall to 29 on the east side.