Pros and Cons: Parkville, Lees Summit, Leawood (Lee's Summit, Liberty: houses, high school)

[boyet]

Thanks for all the informative posts on KC; been reading them up.
Leaning on accepting job offer in KCMO. Currently living in West Chicago burbs (love the trees, peace, and yes by Naperville, IL), retired military family and have high school kid (loves chess).
Areas that we are considering are: Lees Summit, Parkville, Leawood and OP. From what I've read in previous posts, they are great places to live in, plus my commute will be within 30-45 mnutes.
Aside from housing price ($200K-$350K), what clearly distinguishes one from the other?

[GraniteStater]

Originally Posted by boyet

Thanks for all the informative posts on KC; been reading them up.
Leaning on accepting job offer in KCMO. Currently living in West Chicago burbs (love the trees, peace, and yes by Naperville, IL), retired military family and have high school kid (loves chess).
Areas that we are considering are: Lees Summit, Parkville, Leawood and OP. From what I've read in previous posts, they are great places to live in, plus my commute will be within 30-45 mnutes.
Aside from housing price ($200K-$350K), what clearly distinguishes one from the other?

Well, Lee's Summit, Leawood, and Overland Park are all fairly wealthy suburbia with plenty of big cookie cutter houses, good schools, and strip malls galore. Parkville is the smallest of the four cities you mentioned, and has more character overall IMO. Based on your price range you will likely have a lot to choose from.
Leawood and Overland Park are in Johnson County KS, Parkville is in Platte County MO, and Lee's Summit is in Jackson County MO.

[boyet]

Plains: Thanks.
I'll be working by 31st and Linwood Blvd; presently comparing Parkville HS, Lee Summit HS and Blue Valley HS since my son is still in high school. Also, which work commute is best- time and traffic, going to and from work particularly during the winter?

[GraniteStater]

Originally Posted by boyet

Plains: Thanks.
I'll be working by 31st and Linwood Blvd; presently comparing Parkville HS, Lee Summit HS and Blue Valley HS since my son is still in high school. Also, which work commute is best- time and traffic, going to and from work particularly during the winter?

Parkville probably would have the best commute. I would also look at Liberty, MO as well. The commute time from that suburb to KC, MO will be very quick.

[christina0001]

They are all great towns. My advice would be to visit all 4 and see which feels best to you and your family.

[kcmo]

Parkville

First off, When I think Parkville, I think of much of southern Platte County. Parkville is really a tiny city in what is mostly KCMO in this area. Most of the development is actually in the city of KCMO, but the area is generally called Parkville for identity. So the Parkville area is about 40,000 - 70,000 people.

Probably the easiest commute to midtown, people associate themselves with downtown Parkville, so it has a sense of community more so than many suburbs. Great schools, very close to KCI, casinos etc. Good housing options in all prices, mostly upper bracket. Great shopping nearby in Zona Rosa and Briarcliff, very hilly and lots and lots of trees once you get away from the river bottoms. Some lakes.

Lee's Summit

A bit further out, but coming from the burbs of Chicago, nothing in KC will phase you when it comes to traffic. Lee's Summit has a very active downtown and is set in rolling hills and is totally surrounded by lakes, both recreational and residential. LS has a ton of housing, again mostly upscale, as the city approaches 100,000 residents. They have most of the KC area's new urbanism housing if you want that and would be an easy drive to midtown via 71 highway or 70 if you chose northern LS near Lakewood. Oh, and incredible schools...

Leawood

It's in Kansas, so beware of taxing issues and in my opinion, the Kansas suburbs are rather disconnected from KC. They tend to shy away from corporation and can be downright arrogant toward KCMO and MO in general. If you can move there and not attain this attitude, then I would welcome you to move there.

But if that doesn't bother you, Leawood is a city with little identity as it has no downtown or central focus but does have some charming older areas north of 435. South of 435 is strictly upscale homes, upscale strip malls and office parks. Leawood is flat, but has a lot of trees, especially in the northern part and would also be rather close to Midtown KC.

Overland Park.

OP is the Schaumburg of KC. It's a big corporate suburb. One of the wealthiest and nicest large suburbs in the nation as it is approaching 200,000 people. OP is a typical new suburb though, most of the city is flat out boring with a lack of trees and the city is very "beige". You can easily get very far away from everything that makes KC an interesting place to live by living in parts of OP. Basically if you love suburbs, don't mind a lot of traffic and don't care for the city or nature much, then OP is for you. Otherwise, look elsewhere.

I would probably go with Parkville or Platte County in general. That is simply the best suburban area of KC if you ask me.

[bls5555]

I live in the Parkville Area. The reason I say area is because Parkville is only around 4,000 people. The rest of the area is pretty much a KC MO address but with really no difference. It's a GREAT area and in my not at all proffesional opinion the place to be in KC for the forseeable future.

[RjRobb2]

I use to live in Parkville while working downtown and it only took me about 12-15 minutes to get to work.

[boyet]

I read that Lee's Summit has the highest elevation and that certain areas in Parkville are flood-prone. I agree with Christina's comment to visit the different areas prior to making a decision. But with flooding, I know that I need to be concerned. in the great flood of 1993, which of the 4 areas had a lot of high ground that wasn't flooded? I appreciate all the information that you all can share. By the way, my family and I are definitely moving to KC from Chicago in September.

[GraniteStater]

Originally Posted by boyet

I read that Lee's Summit has the highest elevation and that certain areas in Parkville are flood-prone. I agree with Christina's comment to visit the different areas prior to making a decision. But with flooding, I know that I need to be concerned. in the great flood of 1993, which of the 4 areas had a lot of high ground that wasn't flooded? I appreciate all the information that you all can share. By the way, my family and I are definitely moving to KC from Chicago in September.

I believe that many of the houses in Parkville tend to be elevated. The older areas around Downtown are lower in elevation and closer to the Missouri River.