Need help with KC, MO neighborhoods!!!!!! (Grandview, Belton: sale, apartment, renting)

[Samantha S]

Originally Posted by 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.

The Bannister Mall area has a bad reputation. Now we can bicker about whether it's deserved or not. But the reputation is real. MAYBE the revitalization will turn over a new leaf for that community. Personally, I highly doubt it, especially with the economy slow to recover.

So that means you may be able to pick a property for a great deal now. But trying to rent it later when you are trying to buy the house you really want could be difficult because so many people consider it a "bad area".

Personally, I wouldn't risk it when there is an abundance of much better options.

The address you gave is a better option, IMO. I know people who live over there. The commute to downtown will probably be 20-30 minutes, possibly a little longer if weather and/or traffic slow you down.

[kcmo]

I agree with Samantha, It's going to take a lot to overcome the image of the bannister mall area. I'm not sure it's worth the risk at this state of the redevelopment.

But like I said, the northern parts of Raytown are quite nice and Bannister Mall has little impact on those areas other than the "raytown" image.

Grandview is also hit and miss, but there are some new growing areas on the southeast side of town. Again just try to stay in Grandview becasue KCMO north of Grandview has issues.

[Samantha S]

Originally Posted by kcmo

I agree with Samantha ....

What? I'm sorry, could you repeat that?

[razzy]

Originally Posted by shawnceltic

My wife is taking a position that will relocate us to the Kansas City area. She will be working out of Overland Park, KS. We do not want to rent, but do not want to buy a house for 200-300 thousand without checking out everywhere in the area to make sure we make the right decision regarding our permanent home. This could take a year or so, maybe longer. We've come to the conclusion that we want to buy a house in the 75-125 thousand range, live in it during our transition period, and then rent it out when we purchase our permanent home. Houses in this price range usually come with neighborhood issues. We are aware of this, but would like to find neighborhoods with the least amount of "problems". We're currently looking at a house online that is on Garfield Ave, KC, MO. I would like to purchase a house in MO area within a distance of 25 min to Overland Park, and 25 min to downtown KC (taxes are much cheaper in MO). If you could let me know how this particular street is, or if you have some other suggestions on suitable neighborhoods it would be appreciated.

Check out Gladstone, a suburb north of the river. Its close to downtown and within 25 minutes of Overland Park. And its a nice, stable middle class area.

Here are some houses, all with 3+ bedrooms, 2+ baths, in the price range you specified.

Gladstone Real Estate & Gladstone Homes For Sale — Trulia.com

[shawnceltic]

I had looked at Gladstone but it would be like 40 minutes to were my wife would work in OP, and that's without any traffic. It's to bad, I think some of the options up there would be what I'm looking for.

[shawnceltic]

KCMO-

When you talk about the upper Raytown area are you referring to the area south of the Royal Meadows golf course? Around Blue Ridge Blvd?

[kcmo]

Yea, basically.

The areas south of there along Blue Ridge Blvd, east of Blue Ridge Cutoff, and also along both sides of Woodson. There are also some pretty nice areas along both sides of Raytown Road through the center of Raytown. There are also some nice areas along 59th Street and 63rd Street.

Downtown Raytown is a bit run down. It's not unsafe or anything, but it's just old and the retail has mostly left the area. They are in the process of trying to redevelop the strip mall and other areas down there though.

Raytown is building a new major retail center along 350 that will be anchored by a superwalmart, a new Hyvee is going in near 350 and Gregory. The 350 corridor has really hung on and is still a thriving commercial strip although it's older so it's not as aesthetically pleasing as some newer suburbs, or as bland either.

I visited my parents yesterday in Raytown and we drove around the area a bit and to the plaza area and back I was sort of thinking about the area from a perspective of somebody new moving to KC.

I will say it again. It's a really nice, modest, well kept area of KC. It's more diverse as well. I don't see why anybody would have any problems living there.

And my parents who have been debating moving into a maintenance provided community, have decided to stay in their Raytown Ranch and "blow some walls out" and add a master suite. It's a great area.

Like I said, you will run in into more problem areas west of Raytown in KCMO. The nice areas are more hit and miss.

[d4kc]

consider the following to help you with your dilemma ... by the way, I am 36, black, a lifelong resident of KCMO [less 5 years in Chicago], graduated from the KCMO school district and am currently house-hunting in the $115K range. I've lived in midtown, near and far east sides, and in South KC, and have spent a great deal of time in Belton and Gladstone.

- someone recommended Brookside earlier ... you will be hard-pressed to find anything in Brookside in your range. Sorry. There will be what I consider smallish to medium houses in Waldo in that range. Issues with the KCMO school district make it difficult to buy within the boundaries of the district (inlcuding Waldo and Brookside) unless you can afford private school.

- you may find things that are listed as 'near-Brookside' - between Troost and Main, from 59th to 71st/Gregory, for example ... there are some BEAUTIFUL neighborhoods in this area, and there are some pockets where you will not recoup your investment ... either way you are still in the KCMO school district ... I'm not saying 'don't buy there' - just making you aware

- consider the Red Bridge area of KCMO (Wornall - Holmes, south of I-435 to Red Bridge Road) - this area is close to the Kansas state line/Overland Park and you can find things there for $125-135K - i believe the majority of that area is in the Center School District

- consider the Grandview area around 134th and Park Hills - i was never a huge fan of grandview (you can find another post by me about all of that) ... but this area is GORGEOUS and right in your range I think

- sorry - don't have any knowledge of Lee's Summit or Blue Springs but I hear good things about both... and i drive around and don't like what i see sometimes! so there is a LOT of personal preference

lots of these areas have the roadside view (or whatever it's called) with Google so you can see pictures of the neighborhood moving down the road like you're in a car ...

Real estate is kind of a self-fulfilling prophecy ... the only places that are desirable are ... those that are desirable. There is new development north of Paseo high school, but it doesn't matter because no one wants to live there - only it does matter because it makes the city more beautiful, more functional, more economically stable ... only it doesn't matter because that area doesn't attract people with jobs in overland park, or people like me.

I COMPLETELY understand your need to find a 'good' neighborhood and 'good' schools. I have the exact same need. I'm not knocking it. I'm just fed up with all the tribalization of neighborhoods and people on forums (and in conversation) passing judgment and then running to hide behind their socioeconomic status.

Not everyone in KC is that way. 99.9% of us are trying to hold the door open for the people following us into QuikTrip.

[luzianne]

I suggested living in Overland Park. I understand you are set on KC Missouri, but one thing you also need to keep in mind is property values. You say your son is only 2 so no need to worry about school for a few years, but those years fly by before you know it. And if you buy a house in KCMO, in three years if you decide to move are you going to get back what you paid for the house? Will you have any equity? Just something to think about. Be sure you pick an area that the property values are going up, not down. The reason I suggested Johnson County is the low crime, good schools and yes, property values. I bought my home in 1990 and it is now worth 3 times more than it was then. Of course, housing prices have gone up a lot of places so I'm not saing that you wiLL ONLY find that in Johnson county. But whatever area you are looking at, be sure to look at the property value history.

[shawnceltic]

Originally Posted by luzianne

I suggested living in Overland Park. I understand you are set on KC Missouri, but one thing you also need to keep in mind is property values. You say your son is only 2 so no need to worry about school for a few years, but those years fly by before you know it. And if you buy a house in KCMO, in three years if you decide to move are you going to get back what you paid for the house? Will you have any equity? Just something to think about.

luzianne I do appreciate your input, but you need to read my original post to understand what I'm trying to get for info needed. I understand how real estate works.......I've been in it for quite some time.