Need help with KC, MO neighborhoods!!!!!! (Kansas City, Lee's Summit: for sale, real estate, to rent)

[luzianne]

Originally Posted by Samantha S

But it's important to realize that there is much more to the metro area than just JoCo. Those of us who live here love it and wouldn't live anywhere else - and it's okay to say that and to say why we love it. But it's not a perfect fit for everyone and others areas have pros and cons as well.

I think I said that when I said to kcmo: "You like urban living and you promote Kansas City, Missouri to anyone who comes here. Fine, but some of us do NOT like or want urban living, and some of the people coming to KC from other places don't either."

I don't think I come off any more strongly than kcmo does in his views, or even you in a lot of what you say, for that matter.

[shawnceltic]

So much for helping me out with my questions. When I put up those zips for opinions I was hoping for just that. Not an answer saying that I just need to go there and see for myself. You'd rather post about your silly bickering I guess. I feel like I'm posting with three 13 year olds. I certainly hope everyone is like the folks on this thread in KC. Can't wait.

[kcmo]

Originally Posted by shawnceltic

So much for helping me out with my questions. When I put up those zips for opinions I was hoping for just that. Not an answer saying that I just need to go there and see for myself. You'd rather post about your silly bickering I guess. I feel like I'm posting with three 13 year olds. I certainly hope everyone is like the folks on this thread in KC. Can't wait.

Sorry, I guess I missed your question among the bickering. I just feel like I’m wasting my time with a lot of these threads because, somebody else it going to tell you that the area is unsafe and you will have to move to the KS suburbs if you want a nice home, good schools and a place you won’t get shot or raped.

Even though you didn’t ask about Olathe or Overland Park, you asked about this specific area and I would assume for a reason. It might be in your budget, you might have family in the are, you might have found a job in the area.

It gets old.

Anyway, here you go,

First off, it’s nearly impossible to judge an entire zip code. I mean zip codes are huge and typically have between 20,000 and 30,000 residents in them. In any zip code, chances are you will find some bad areas and some nicer areas.

Having said that:

64133

That is a very good area. Modest, yet will maintained northern and northeastern Raytown. Lots of younger families are moving into this area, it has great schools and even some nice upscale housing east of Woodson. I would stick to the city of Raytown for the most part. KCMO to the west of Blue Ridge gets a bit run down in areas. But northern Raytown is quite a nice area even though Raytown in general gets a real bad rap in the metro.

64134

This is the area that gives Raytown a bad rap. Most people in metro KC consider this Raytown. It’s not. It’s Ruskin. Even though this area has seen some improvements over the past few years after becoming a “suburban ghetto’, I’m not sure I would invest in the area just yet. If you do, the farther east, the better.

64135 (not sure this exists in KC), did you mean 64138?

64138 is southern Raytown and Hickman Mills. This area is more hit and miss. There are some good areas and some bad areas. Again, if you stick to the city of Raytown and not KCMO, chances are you will be better off. There are pockets of well kept neighborhoods in this area, but the main commercial drags are pretty run down with pawn shops and what not.

Out of the these three zips, I would highly recommend 64133 and would even say that is probably one of the better areas in the metro for an affordable starter home with good schools in a close in and convenient area.

64138 is very doable, but you will need to be careful.

I would stay away from 64134.

[Samantha S]

Originally Posted by shawnceltic

So much for helping me out with my questions. When I put up those zips for opinions I was hoping for just that. Not an answer saying that I just need to go there and see for myself. You'd rather post about your silly bickering I guess. I feel like I'm posting with three 13 year olds. I certainly hope everyone is like the folks on this thread in KC. Can't wait.

I'm sorry shawnceltic. We do tend to get sidetracked in these threads, but that is the nature of a discussion forum, silly bickering is all part of the fun.

And, as you've seen, the opinions you get are quite subjective. And as you've noticed, there is a palpable rivalry between the two states.

It is for this reason, that it's difficult to give you advice. The KS and the MO side, while similar in many ways do have a very different "feel" to them. And as you can see, we are a territorial bunch!

You honestly won't know which side "feels" more like home to you until you get here. Sometimes it helps to know from where you are coming.

Okay - so you want my opinion of the zips you listed? If I were moving to the area, and my spouse would be working OP, and I planned to buy a house within a year or so and turn my starter house into a rental, the zips you listed would be dead last on my list. The zip I would start in would be 66204. There's an opinion for you.

If you want specific reasons, I'd be happy to elaborate.

[kcmo]

Sorry, I guess I missed your question among the bickering. I just feel like I’m wasting my time with a lot of these threads because, somebody else it going to tell you that the area is unsafe and you will have to move to the KS suburbs if you want a nice home, good schools and a place you won’t get shot or raped.

Even though you didn’t ask about Olathe or Overland Park, you asked about this specific area and I would assume for a reason. It might be in your budget, you might have family in the are, you might have found a job in the area.

It gets old.

Anyway, here you go,

First off, it’s nearly impossible to judge an entire zip code. I mean zip codes are huge and typically have between 20,000 and 30,000 residents in them. In any zip code, chances are you will find some bad areas and some nicer areas.

Having said that:

64133

That is a very good area. Modest, yet will maintained northern and northeastern Raytown. Lots of younger families are moving into this area, it has great schools and even some nice upscale housing east of Woodson. I would stick to the city of Raytown for the most part. KCMO to the west of Blue Ridge gets a bit run down in areas. But northern Raytown is quite a nice area even though Raytown in general gets a real bad rap in the metro.

64134

This is the area that gives Raytown a bad rap. Most people in metro KC consider this Raytown. It’s not. It’s Ruskin. Even though this area has seen some improvements over the past few years after becoming a “suburban ghetto’, I’m not sure I would invest in the area just yet. If you do, the farther east, the better.

64135 (not sure this exists in KC), did you mean 64138?

64138 is southern Raytown and Hickman Mills. This area is more hit and miss. There are some good areas and some bad areas. Again, if you stick to the city of Raytown and not KCMO, chances are you will be better off. There are pockets of well kept neighborhoods in this area, but the main commercial drags are pretty run down with pawn shops and what not.

Out of the these three zips, I would highly recommend 64133 and would even say that is probably one of the better areas in the metro for an affordable starter home with good schools in a close in and convenient area.

64138 is very doable, but you will need to be careful.

I would stay away from 64134

[kcmo]

Hi Samantha

[Samantha S]

Originally Posted by kcmo

Hi Samantha

[kcmo]

BTW, shawnceltic,

I went to high school in this area. My parents still live in 64133 (northern Raytown) right off 63rd and it's a very nice, well kept mature area. The homes are very affordable. My parent’s home has all the stuff my home has; only it's probably only a 130k home. But they have a great yard, huge trees and it’s a quiet, safe area.

My step parents live in 64138. I lived right on Blue Ridge Boulevard for several years. Again, that zip code will be more hit and miss, but don't overlook it, especially the further east you go.

A good friend of mine just bought a home in 64133. Just married and a kid on the way. They do ok and could have lived in Lee's Summit or something but chose this area. So that should tell you something as well.

[shawnceltic]

Thank you KCMO, and Samantha S I do appreciate the useful feedback. I will take these things into consideration. What is the general thought about the Bannister Mall area with the upcoming revitalization? On projects that "big" sometimes it's a great investment to get into those area's early. But, people have referred to that general area as the "ghetto". Not sure if that's what I'm looking for.

[shawnceltic]

Any thoughts on this general area (13402 Oakland Ave, Grandview, MO 64030), and the commute to downtown area across the river?