64082 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
64086
64082
Opportunity
88 · Top 2%
vs91 · Top 1%
Growth
74 · Top 10%
vs74 · Top 10%
Climate
72 · Top 43%
vs72 · Top 43%
Physical resilience
72 · Top 34%
vs71 · Top 34%
Housing affordability
98 · Top 14%
vs99 · Top 13%
Schools
67 · Top 30%
vs74 · Top 21%
Access
80 · Bottom 22%
vs81 · Bottom 23%
Economic stability
76 · Top 19%
vs91 · Top 1%
Measured values
| Metric | 64086 | 64082 | Source period |
|---|---|---|---|
| Population | 23,599 | 20,068 | 2024 ACS 5-Year |
| Median household income | $102,099 | $131,453 | 2024 ACS 5-Year |
| Per capita income | $51,153 | $53,277 | 2024 ACS 5-Year |
| Population density | 625/sq mi | 978/sq mi | 2024 ACS 5-Year |
| Median home value | $325,600 | $411,700 | 2024 ACS 5-Year |
| Median gross rent | $1,359 | $1,756 | 2024 ACS 5-Year |
| Homeownership rate | 71.6% | 87.2% | 2024 ACS 5-Year |
| Unemployment rate | 3.0% | 3.0% | June 2026 |
| Employment change (year over year) | 0.5% | 0.5% | June 2026 |
| Bachelor's degree or higher | 45.6% | 56.9% | 2024 ACS 5-Year |
| Poverty rate | 5.1% | 3.1% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 926 | 926 | 12 months ending July 2026 |
| Permits per 1,000 residents | 8.9 | 8.9 | 12 months ending July 2026 |
| Permit change (year over year) | -17.5% | -17.5% | 12 months ending July 2026 |
| Average July high | 88°F | 88°F | 1991-2020 Normals |
| Average January low | 22°F | 22°F | 1991-2020 Normals |
| Annual precipitation | 38.3" | 38.3" | 1991-2020 Normals |
| Distance to major airport | 36 mi | 34 mi | NASR current cycle |
| Average commute | 26.9 min | 29.2 min | 2024 ACS 5-Year |
| Median age | 38.9 | 39.6 | 2024 ACS 5-Year |
| Public schools | 8 | 5 | 2024-25 school year |
| Students per teacher | 14.66 | 16.06 | 2024-25 school year |
| Math proficiency | 44.2% | 51.1% | 2019-20 school year |
| Reading proficiency | 52.1% | 60.3% | 2019-20 school year |
| Free or reduced-price lunch eligibility | 28.9% | 14.7% | 2024-25 school year |
A bolded value is the more favorable of the two where the metric has a clear direction. Metrics like population and density have no inherent better or worse and are shown unweighted.
Physical risk tradeoff
64086
Elevated or high exposure: hail.
64082
Elevated or high exposure: hail.
Full profiles: 64086 — Lee's Summit, MO · 64082 — Lee's Summit, MO · How this is calculated: methodology