64086 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
64086
64083
Opportunity
88 · Top 2%
vs84 · Top 4%
Growth
74 · Top 10%
vs73 · Top 12%
Climate
72 · Top 43%
vs72 · Top 43%
Physical resilience
72 · Top 34%
vs68 · Top 39%
Housing affordability
98 · Top 14%
vs96 · Top 18%
Schools
67 · Top 30%
vs64 · Top 34%
Access
80 · Bottom 22%
vs80 · Bottom 21%
Economic stability
76 · Top 19%
vs78 · Top 16%
Measured values
| Metric | 64086 | 64083 | Source period |
|---|---|---|---|
| Population | 23,599 | 26,201 | 2024 ACS 5-Year |
| Median household income | $102,099 | $101,667 | 2024 ACS 5-Year |
| Per capita income | $51,153 | $46,292 | 2024 ACS 5-Year |
| Population density | 625/sq mi | 1,020/sq mi | 2024 ACS 5-Year |
| Median home value | $325,600 | $337,400 | 2024 ACS 5-Year |
| Median gross rent | $1,359 | $1,287 | 2024 ACS 5-Year |
| Homeownership rate | 71.6% | 79.0% | 2024 ACS 5-Year |
| Unemployment rate | 3.0% | 3.3% | June 2026 |
| Employment change (year over year) | 0.5% | 0.4% | June 2026 |
| Bachelor's degree or higher | 45.6% | 35.9% | 2024 ACS 5-Year |
| Poverty rate | 5.1% | 6.1% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 926 | 203 | 12 months ending July 2026 |
| Permits per 1,000 residents | 8.9 | 8.3 | 12 months ending July 2026 |
| Permit change (year over year) | -17.5% | 22.3% | 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 | 37 mi | NASR current cycle |
| Average commute | 26.9 min | 28.1 min | 2024 ACS 5-Year |
| Median age | 38.9 | 41.5 | 2024 ACS 5-Year |
| Public schools | 8 | 8 | 2024-25 school year |
| Students per teacher | 14.66 | 14.61 | 2024-25 school year |
| Math proficiency | 44.2% | 41.6% | 2019-20 school year |
| Reading proficiency | 52.1% | 52.5% | 2019-20 school year |
| Free or reduced-price lunch eligibility | 28.9% | 24.6% | 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.
64083
Elevated or high exposure: hail.
Full profiles: 64086 — Lee's Summit, MO · 64083 — Raymore, MO · How this is calculated: methodology