Grandview, Missouri

Area Profile

26,527 residents. Public schools, jobs, income, housing cost, climate and natural-hazard risk for Grandview, in Jackson County.

60out of 100
Area Score
Bottom 49% of 2,944 profiles measured

How we calculate this

How this area ranks
OpportunityTop 36% of 3,904 cities measured63
Schools2340th of 2,668 cities measured21
Growth2000th of 2,973 cities measured41
Housing affordabilityTop 48% of 4,223 cities measured82
ClimateTop 43% of 4,223 cities measured72
Physical resilienceTop 34% of 4,182 cities measured72
Access3067th of 4,226 cities measured84
Economic stability2700th of 4,226 cities measured53
The quick read

Unemployment is 3.9% and median household income $53,447, putting employment conditions in the middle range of published city profiles.

In the public schools here, 17% of students met the state standard in mathematics, with 15.4 students for every teacher.

8 housing units were authorized over the past twelve months, within 11% of the prior year — steady rather than turning.

At a glance

Population
26,527
2024 ACS 5-Year
Median household income
$53,447
Bottom 28% nationally
Density
1,801/sq mi
14.7 sq mi of land
Median age
34.7
2024 ACS 5-Year
County
Jackson County
Missouri
Metro area
Kansas City, MO-KS
Nearest major airport
MCI
31 mi · Kansas City Intl
Median home value
$188,500
2024 ACS 5-Year

Jobs & opportunity

Unemployment of 3.9% is lower than 66% of the 3,904 measured US cities.

Employment grew 0.5% over the past year, to 13,654 employed residents.

MetricValueCompared nationallySource period
Median household income ±$6,835$53,447Bottom 28%of 29,5732024 ACS 5-Year
Per capita income ±$1,817$29,148Bottom 34%of 31,4202024 ACS 5-Year
Poverty rate17.9%Top 28%of 31,9002024 ACS 5-Year
Average commute23.9 minBottom 35%of 31,5432024 ACS 5-Year
Bachelor's degree or higher25.5%Top 38%of 31,9192024 ACS 5-Year
Employment13,654Bottom 11%of 3,904June 2026
Employment change (3 years)2.1%Top 21%of 3,903June 2026
Employment change (year over year)0.5%Top 19%of 3,904June 2026
Labor force14,203Bottom 10%of 3,904June 2026
Labor force participation66.6%Top 28%of 31,9332024 ACS 5-Year
Mean annual wage$66,550Bottom 41%of 3,6582025 OEWS
Median annual wage$50,820Bottom 47%of 3,6582025 OEWS
Unemployment change (year over year)-0.8%Bottom 9%of 3,904June 2026
Unemployment rate3.9%Bottom 34%of 3,904June 2026
Unemployment rate
2021/062022/032022/122023/092024/062025/032025/102026/066.22.1
Monthly unemployment rate from the Bureau of Labor Statistics, most recent value 3.9% in June 2026. A break in the line is a month the Bureau of Labor Statistics did not publish for this area — it is left empty rather than estimated.
Median household income, successive ACS releases
202120222023202453k48k
Each point is a separate five-year estimate, most recently $53,447 in the 2024 ACS 5-Year. Consecutive releases share four years of sample, so AreaProfile shows them as a record of successive estimates and does not compute a year-over-year change from them.
Largest occupations — Kansas City, MO-KS
OccupationPeople employedMedian annual wage
General and Operations Managers31,080$90,490
Registered Nurses29,650$83,040
Retail Salespersons26,110$34,320
Cashiers24,160$30,700
Stockers and Order Fillers23,580$36,850
Customer Service Representatives22,240$44,350

Occupational employment and wages are published for metropolitan areas rather than for individual cities or ZIP areas, so these describe the wider labor market this location sits in. 2025 OEWS, U.S. Bureau of Labor Statistics.

17% of students met the state standard in mathematics and 31% in reading, across the schools here that reported results.

There are 15.4 students for every full-time teacher, fewer than in most measured places.

Public schools
8
2024-25 school year
Students per teacher
15.4
across all schools here
Math proficiency
17.1%
Bottom 13% in Missouri
Reading proficiency
31.0%
Bottom 13% in Missouri
SchoolDistrictStudentsPer teacherMathReading
GRANDVIEW SR. HIGHGRANDVIEW C-41,20317.7
GRANDVIEW MIDDLEGRANDVIEW C-447113.517%42%
CONN-WEST ELEM.GRANDVIEW C-433814.77%19%
MEADOWMERE ELEM.GRANDVIEW C-433616.830%41%
BELVIDERE ELEM.GRANDVIEW C-429413.422%29%
BUTCHER-GREENE ELEM.GRANDVIEW C-425313.39%15%
HIGH GROVE Early ChildhoodGRANDVIEW C-413214.7
GRANDVIEW ALTERNATIVE SCH.GRANDVIEW C-40

51.1% of students here are eligible for free or reduced-price lunch. That describes the circumstances families arrive with rather than how the schools perform, which is why AreaProfile shows it and does not score it.

Public schools only, from the NCES Common Core of Data. Schools are placed by ZIP code, so this is which schools are in this place rather than which one a particular address is zoned for — district boundaries do not follow municipal ones, and enrollment zones change. Fully virtual schools are excluded: they enroll students from across the state while reporting one administrative address, and counting them here would describe a school population this place does not have. The assessment covers grades 3 through 8, so a high school shows no proficiency figure — a dash in those columns means the test was not given at that school, not that it performed badly. Proficiency is measured against Missouri’s own standard, so it compares cleanly within the state and only broadly against other states; AreaProfile therefore ranks it within state. The directory is current, while the proficiency figures are from the last school year with national coverage before the pandemic interrupted testing.

Housing & affordability

How it’s calculated →

Prices for everything a household buys run about 7% below the national average, on the Bureau of Economic Analysis index. Housing drives most of that difference.

Median rent of $1,035 takes 23% of median household income, below the 30% threshold at which a household is considered cost-burdened.

A median home costs 3.5 times median household income here, above the historic benchmark of about three times income.

Rent as a share of income
23.2%
Below the 30% cost-burdened threshold
Home price to income
3.5×
median home value ÷ median income
Median gross rent
$1,035
2024 ACS 5-Year
Median home value
$188,500
2024 ACS 5-Year
MetricValueCompared nationallySource period
Cost of living index93.2Bottom 20%of 3,6582023
Home price to income3.53Top 36%of 28,4732024 ACS 5-Year
Homeownership rate49.1%Bottom 9%of 31,8432024 ACS 5-Year
Housing units ±46112,312Top 5%of 32,3302024 ACS 5-Year
Median gross rent ±$44$1,035Top 45%of 23,4322024 ACS 5-Year
Median home value ±$16,907$188,500Top 50%of 29,3422024 ACS 5-Year
Rent as a share of income23.2%Top 24%of 23,2012024 ACS 5-Year
Vacancy rate6.1%Bottom 33%of 32,0012024 ACS 5-Year

Both affordability measures come from the same ACS release as the income they are compared with, so the comparison is like for like. They describe housing cost against local earnings and are not a cost-of-living index — transport, groceries, healthcare, insurance and taxes are not included, and a place can look affordable here and still be expensive to live in for reasons this does not capture.

Growth & development

How it’s calculated →
Development Momentum
41/ 100
Ranks 2000 of 2,973 published city profiles
Permitting is increasing, measured from 2020 to 2025.

An AreaProfile calculation combining permit volume per resident, its direction over one and three years, population change and employment growth. Permit volume alone is not the measure.

Population has been broadly flat since 2020, at 26,630 in 2024.

New construction is predominantly single-family: only 0% of permitted units are in buildings of five or more homes.

At 0.3 permitted units per 1,000 residents, building activity is below the median for measured US cities.

Units permitted
8
12 months ending July 2026
Per 1,000 residents
0.3
Bottom 16% nationally
Year over year
−11%
vs the prior twelve months
Multifamily share
0.0%
units in 5+ unit buildings
Population, annual estimates
2020202120222023202427k26k
Census Population Estimates Program, July 1 of each year. These annual estimates are designed for year-over-year comparison, unlike the ACS five-year figure shown as this profile's population.
Housing units permitted per year
202020212022202320242025117.0
Annual totals from the Census Building Permits Survey. Permitting in 2025 was close to 2020 (0%).

Weather & climate

7 of the twelve months have a normal average temperature between 55°F and 80°F. July averages a high of 88°F and January a low of 22°F.

Normal annual precipitation is 38.3 inches.

Air quality measures a median index of 46, in the Good band, and one day a year passes 100, the threshold at which the air is unhealthy for sensitive groups.

10°30°50°70°90°JFMAMJJASOND
Solid line: normal daily high. Dashed line: normal daily low. 1991-2020 normals from NOAA station LEES SUMMIT MUNI AP, 9.8 miles from this location.
Precipitation
JFMAMJJASOND5.7"
Normal monthly precipitation, in inches.
MetricValueSource period
90th percentile air quality index60.02024 calendar year
Annual precipitation38.3"1991-2020 Normals
Average January low22°F1991-2020 Normals
Average July high88°F1991-2020 Normals
Comfortable months71991-2020 Normals
Days above AQI 10012024 calendar year
Median air quality index46.02024 calendar year
Seasonal temperature swing48°F1991-2020 Normals
Air quality
Median air quality index
46
Good on a typical day
Worst tenth of days
60
90th percentile index
Days above 100
1
unhealthy for sensitive groups

A comfortable median and a bad tail are different problems. Wildfire smoke and summer ozone show up in the worst tenth of days, not in the middle of the year.

Climate figures are thirty-year normals, not current conditions. They describe what a typical year looks like rather than what the weather is doing today. Air quality is measured rather than modelled, by EPA monitors, and published by county only where a monitor sits — roughly half the counties AreaProfile publishes have one, and the rest show nothing rather than an estimate. Air masses are regional, so a county reading describes the air over a place reasonably well, but it is still the county reading.

Physical risk

72 / 100
Physical resilience

The hazards accounting for most of this area's expected annual loss are tornado and hail.

TornadoModerate
HailHigh

Low or minimal exposure: heat wave, inland flooding, strong wind, cold wave, winter weather, lightning, ice storm, earthquake, landslide, wildfire, drought.

Hazard ratings are AreaProfile calculations derived from the FEMA National Risk Index v1.20.0 (December 2025). FEMA publishes at county level. City values are the population-weighted mean of the counties the city overlaps, using AreaProfile place-to-county land-area weights. FEMA does not endorse this presentation. Higher physical resilience means lower exposure.

Violent crime
315
per 100,000 residents · 2025 calendar year
Property crime
2,956
per 100,000 residents · 2025 calendar year

Below these are deaths rather than offences, published for the county. The two measure different things and are not comparable with each other.

Grandview's police department reported 315 violent offences per 100,000 residents, near the middle of places with a department reporting. Property crime runs at 2,956.

Jackson County records 15.3 homicide deaths per 100,000 residents a year, higher than most counties measured. The CDC does not publish this below county level.

Firearm deaths of all intents run at 25.9 per 100,000 — more than the homicide rate, because nationally most firearm deaths are suicides.

Drug overdose deaths run at 28.4 per 100,000 residents in Jackson County.

Homicide
15.3
per 100,000 residents · under 10 deaths
Firearm deaths, all intents
25.9
per 100,000 residents · under 10 deaths
Drug overdose
28.4
per 100,000 residents · under 10 deaths
Suicide
19.3
per 100,000 residents · under 10 deaths

Firearm deaths count every intent together, and nationally the majority are suicides rather than homicides. The two columns overlap and should not be added.

Offences are reported to the FBI by Grandview’s own police department, for the population it serves, and are shown only where it reported every month of the year — a partial year is withheld rather than scaled up. Reported crime counts what was reported to and recorded by police, which is not the same as what happened, and a place that draws a large daytime workforce carries incidents its residents did not generate. Age-adjusted rates from provisional death certificate records, published by the CDC for Jackson County as a whole — these rates are not published below county level. A county can hold both a dense city centre and a suburb whose experience of it is nothing alike, so this describes the county around Grandview rather than Grandview itself. That is why AreaProfile shows these figures and does not put them in the Area Score. Where fewer than ten deaths were recorded the count is suppressed at source, and a rate built on single figures moves sharply between releases. What this measure has that reported crime does not: a death certificate is filed whether or not the local police agency submitted a return that year, so the figures stay comparable between places and over time.

What this profile does not cover

Three things people look for are missing from every AreaProfile page, and each is missing for a reason rather than by oversight. The Area Score is calculated without them and the weighting is documented on the methodology page.

Taxes and full cost of living
No public source publishes either with national coverage and a method open enough to check. Housing affordability above is computed from published rent, price and income, and excludes transport, groceries, healthcare, insurance and taxes — commuting cost in particular tends to offset suburban housing savings. Nothing here is individualised tax advice.
Anything about a specific address
Every figure describes an area, not a street or a house. School attendance zones, insurance pricing and the character of a neighbourhood all vary within the places measured here.

Access

3 major airports lie within 100 miles, the nearest 31 miles away.

AirportCodeDistanceLongest runway
Kansas City IntlMCI31 mi10,801 ft
Topeka RgnlFOE62 mi12,803 ft
Rosecrans MemlSTJ65 mi8,061 ft

Airport identity, position and runway data come from the FAA. “Major airport” is an AreaProfile classification — a public-use civil airport with a paved runway of at least 8,000 feet — not an FAA hub designation. Distances are straight-line, not driving distance.

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Area Score
60
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Other cities in Kansas City, MO-KS

Same metropolitan area, measured the same way
CityCountyPopulationArea ScoreCompare
Kansas CityJackson County510,61268vs Grandview
Overland ParkJohnson County200,30676vs Grandview
Kansas CityWyandotte County155,13558vs Grandview
OlatheJohnson County145,05778vs Grandview
IndependenceJackson County121,74063vs Grandview
Lee's SummitJackson County103,65679vs Grandview
ShawneeJohnson County68,54277vs Grandview
Blue SpringsJackson County59,96579vs Grandview
LenexaJohnson County58,38478vs Grandview
LeavenworthLeavenworth County37,19566vs Grandview
LeawoodJohnson County33,80974vs Grandview
LibertyClay County30,68976vs Grandview

Every city here is measured on the same scale from the same source releases, so the comparison is like for like. A higher Area Score reflects AreaProfile’s standardized weighting rather than a judgment about which is the better place to live.

Data & methodology

Used forSourceSource periodUpdated
AccessFederal Aviation Administration
Airports (NASR) — Aeronautical Data Delivery Service
NASR current cycle28-day NASR cycle
safetyFederal Bureau of Investigation, Crime Data Explorer
Summarized offense counts by law enforcement agency
2025 calendar yearAnnually, with monthly revisions
Physical riskFederal Emergency Management Agency
National Risk Index
National Risk Index December 2025 (v1.20.0)Periodic dataset versions (v1.20.0 current)
ClimateNOAA National Centers for Environmental Information
U.S. Climate Normals 1991–2020 (Monthly)
1991-2020 NormalsEvery ten years (next release follows the 2001–2030 period)
HousingU.S. Bureau of Economic Analysis
Regional price parities and county personal income
2023Annually, each December
JobsU.S. Bureau of Labor Statistics
Local Area Unemployment Statistics
June 2026Monthly
JobsU.S. Bureau of Labor Statistics
Occupational Employment and Wage Statistics
2025 OEWSAnnual (spring release)
Demographics, Housing, Income, JobsU.S. Census Bureau
American Community Survey 5-Year Estimates (Table-Based Summary File)
2024 ACS 5-YearAnnual (5-year estimates released each December)
DevelopmentU.S. Census Bureau
Building Permits Survey
12 months ending July 2026Monthly, roughly three weeks after the reference month
DemographicsU.S. Census Bureau
Population Estimates Program
July 1, 2024 estimateAnnual (vintage released each spring)
safetyU.S. Centers for Disease Control and Prevention, National Center for Health Statistics
Provisional county-level mortality by intent
April, 2025 to March, 2026Quarterly, with a rolling twelve-month window alongside complete calendar years
schoolsU.S. Department of Education, National Center for Education Statistics
Common Core of Data and EDFacts assessments
2019-20 school year; 2024-25 school yearDirectory annually; assessment results as EDFacts releases them
ClimateU.S. Environmental Protection Agency, Air Quality System
Daily Air Quality Index by county
2024 calendar yearAnnually, once a calendar year is complete

Profile recalculated August 30, 2026. Recalculation is not the same as new source data — each figure above shows the period its source actually covers. Read the full methodology or browse every source.

ZIP codes in Grandview

1 published ZIP profiles
ZIPPopulationMedian household incomeArea Score
6403026,422$53,21660