Need help with KC, MO neighborhoods!!!!!! (Kansas City, Overland: rental, crime, daycare)

[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.

[Samantha S]

Good Plan.

My guess is that you will end up in or around Overland Park in the end (being that your wife will be spending so much of her time there. Not because it's "better" Except that I do like it better. ) So for a small start home, have you checked out the 75th and Metcalf area of Overland Park? Or Shawnee, Olathe or Gardner? Might be worth a look and then your rental will be closer to your permanent home.

From where are you coming?

[kcmo]

You might end up in Overland Park, but I don’t think you will find a livable house there for under 125k. You “might” find a total shack in northern OP in that price range. Give it a shot, you never know.

OP is a large city so it kind of depends on what part you will be working in as to where you might live.

I think the best places to try would be Roeland Park, south KCK (along county line road and KU med), Merriam and maybe parts of older Shawnee.

If you will be working in the far south parts of OP, I would look into the Red Bridge and Waldo areas of South KCMO, but again, in that price bracket, you may have to go pretty far east and then the areas start to get questionable.

Your best bet would probably be Waldo in MO or Roeland Park / Merriam in KS, but since you asked for KCMO areas, Waldo would be the best bet overall.

[Samantha S]

Originally Posted by kcmo

You might end up in Overland Park, but I don’t think you will find a livable house there for under 125k. You “might” find a total shack in northern OP in that price range. Give it a shot, you never know.

Seriously -- are your eyes brown? Cuz you are so full of ... nevermind.

Back to the OP:

Between 100 and 125k you can find a lovely starter home in Overland Park, Shawnee, even Prairie Village and surrounding that will make a great rental later on.

A quick search on the Reece Nichols website shows MLS#: 1484406 -- an adorable little house in a great area. (I have no idea who owns it, I am not an agent, and I have no interest at all in the property - it's just a sample of what you can find.) I do know a great agent who works in the area though, you are welcome to PM me for contact info if you like.

Yes, some of the taxes may be a little higher, but you specifically said, "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". " If that's the case, and knowing your wife will be working in Overland Park, I'd seriously look around on the KS side.

But the Waldo and Brookside areas of MO will give you decent options as well.

[luzianne]

Heck, LIVE IN OVERLAND PARK. Every year it is on Money Magazine's list of BEST PLACES TO LIVE. Garfield in Kansas City, Missouri? Oh hell no. Live in Overland Park. If not Overland Park, then somehwere in Johnson County. If she is working in Overland Park there is NO REASON to live in Missouri. Johnson County is the safest area in the Kansas City metro.

Taxes are a little higher in Johnson County and there is a reason for that - it's better! It's nicer, it's cleaner, when it snows the streets get cleaned off right away. I'd rather pay higher taxes in Johnson County than live in Missouri. Seems the Missouri people like Johnson County too since they are over here all the time. Went to Red Lobster over the weekend and the place was packed with cars with Missouri plates. What the heck? There are Red Lobsters in Missouri; why do they have to come to Kansas? They also like to do their shopping over here. I wish they'd stay in Missouri if they love it so much over there!

[luzianne]

Originally Posted by Samantha S

But the Waldo and Brookside areas of MO will give you decent options as well.

Waldo and Brookside are "okay" but definitely higher crime than Johnson County. My husband grew up in Waldo and he likes the area and would have liked to live there, but because we had kids we opted for Johnson County for reasons that it is safer and the school districts are so much better in Johnson County.

[kcmo]

wow, luzianne, do you have a freaking body guard that follows you around?

[luzianne]

Originally Posted by kcmo

wow, luzianne, do you have a freaking body guard that follows you around?

Look, you obviously think that areas other people don't necessarily consider safe as "safe." Guess you have a higher tolerance for crime than I do, or maybe I know what a truly safe area is and you are used to higher crime areas so it doesn't bother you. To each his own.

Yep, there is higher crime in Waldo and Brookside than in Johnson County. Deal with it.

[shawnceltic]

Originally Posted by luzianne

Heck, LIVE IN OVERLAND PARK. Every year it is on Money Magazine's list of BEST PLACES TO LIVE. Garfield in Kansas City, Missouri? Oh hell no. Live in Overland Park. If not Overland Park, then somehwere in Johnson County. If she is working in Overland Park there is NO REASON to live in Missouri. Johnson County is the safest area in the Kansas City metro.

Taxes are a little higher in Johnson County and there is a reason for that - it's better! It's nicer, it's cleaner, when it snows the streets get cleaned off right away. I'd rather pay higher taxes in Johnson County than live in Missouri. Seems the Missouri people like Johnson County too since they are over here all the time. Went to Red Lobster over the weekend and the place was packed with cars with Missouri plates. What the heck? There are Red Lobsters in Missouri; why do they have to come to Kansas? They also like to do their shopping over here. I wish they'd stay in Missouri if they love it so much over there!

I think you were missing the point. I appreciate your response though, because I'm taking in all that I can from posts on this site. Thank You.

[shawnceltic]

Thank you for the responses everyone. I love this site. It's quite informative.

My son is 2.5 years old. So school systems will not be an issue for a couple of years. He will be in daycare though, but I'm assuming there are some quality childcare centers in Overland Park where my wife will be working. She can bring him there going to work.

I have to admit that after going through these posts the last couple of weeks that the folks in Johnson County seem very arrogant. I'm all for taking pride in where you live, but to think that everywhere besides were you live isn't a quality place to live is just up surd.