Lee's Summit receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
Grain Valley
Lee's Summit
Opportunity
77 · Top 10%
vs88 · Top 1%
Growth
29 · Bottom 16%
vs74 · Top 12%
Climate
72 · Top 43%
vs72 · Top 43%
Physical resilience
72 · Top 34%
vs72 · Top 34%
Housing affordability
97 · Top 16%
vs96 · Top 16%
Schools
72 · Top 24%
vs71 · Top 25%
Access
82 · Bottom 25%
vs83 · Bottom 26%
Economic stability
73 · Top 22%
vs76 · Top 15%
Measured values
| Metric | Grain Valley | Lee's Summit | Source period |
|---|---|---|---|
| Population | 16,271 | 103,656 | 2024 ACS 5-Year |
| Median household income | $89,649 | $102,531 | 2024 ACS 5-Year |
| Per capita income | $39,443 | $48,894 | 2024 ACS 5-Year |
| Population density | 2,641/sq mi | 1,622/sq mi | 2024 ACS 5-Year |
| Median home value | $283,800 | $340,900 | 2024 ACS 5-Year |
| Median gross rent | $1,398 | $1,422 | 2024 ACS 5-Year |
| Homeownership rate | 65.0% | 73.4% | 2024 ACS 5-Year |
| Unemployment rate | 3.6% | 3.0% | June 2026 |
| Employment change (year over year) | 0.5% | 0.5% | June 2026 |
| Bachelor's degree or higher | 27.4% | 48.8% | 2024 ACS 5-Year |
| Poverty rate | 9.7% | 5.7% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 0 | 926 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.0 | 8.9 | 12 months ending July 2026 |
| Permit change (year over year) | -100.0% | -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 | 33 mi | 31 mi | NASR current cycle |
| Average commute | 27.5 min | 26.4 min | 2024 ACS 5-Year |
| Median age | 35.2 | 38.8 | 2024 ACS 5-Year |
| Public schools | 8 | 31 | 2024-25 school year |
| Students per teacher | 12.84 | 14.72 | 2024-25 school year |
| Math proficiency | 45.8% | 48.9% | 2019-20 school year |
| Reading proficiency | 53.8% | 55.7% | 2019-20 school year |
| Free or reduced-price lunch eligibility | 23.4% | 24.5% | 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
Grain Valley
Elevated or high exposure: hail.
Lee's Summit
Elevated or high exposure: hail.
Your best match
Weight what matters to you. Your preferences stay in this browser and never change either Area Score.
Grain Valley
72
Your Score
71
Area Score
Lee's Summit
79
Your Score
79
Area Score
Select your priorities to see which of the two fits them better.
Full profiles: Grain Valley, MO · Lee's Summit, MO · How this is calculated: methodology