Possible relo to Kansas City, KS... (Independence, Blue Springs: real estate, renting, amusement parks)

[sparksharp]

It is very possible that my husband and I may be relocating to the Kansas City area soon. His job would be with General Motors in Fairfax and I've been trying to research some of the neighborhoods that would be under a 30 minute commute for him.

In my research I rather liked what I've read about Johnson County, KS, but was wondering if the commute to Fairfax would be in that "all important under 30 minute range".

We are both 52 years old and the kids are grown...so being in an area with lots of small children really wouldn't appeal too much to us. Also, we're looking for a really safe, convenient neighborhood that we could possibly take a walk in with no worries. Shopping convenience is up on the list as well, although we really don't want to be in too congested of an area traffic wise.

The price point for a house would be anywhere from 250,000 to 350,000. Basically we're looking for at least a half an acre on a tree lined street (if possible) in a low crime area with nicer, well maintained homes. I'm open to either an existing home or new construction.

If Johnson County isn't an option within the 30 minute commute range, could some of you possibly make some suggestions on some neighborhoods that fit this description that would be closer to the desired commute time?

Thank you!

[kcmo]

Hundreds of people have been moving to KC due to GM Fairfax jobs.

A local news channel recently did a story that 75% of them buy houses in the Northland of KC (probably Platte County) I would guess most of the others end up in Johnson County or Jackson County (poor Wyandotte, they provide the jobs and don't get much return on the investment) Plus the news said many are also renting in the Northland.

If you work at Fairfax, you can live in one of the best suburban areas of the city and be 5-15 minutes from GM during rush hour.

I have answered this same question many times. Look at Platte County. That would be areas of KC,North, Parkville etc.

Amazing areas, awesome schools, some of the prettiest topography in the region, charming historic districts like Parkville, yet new very popular retail centers like Zona Rosa and Briarcliff. VERY close to GM and all of urban KCMO yet in VERY good suburban school districts and suburban settings. KCI airport, casinos, amusement parks all closer. All for 20% less than comparable areas of Johnson County that would be much further away in areas that I don’t think are as nice (topography etc) and much further away from KCI, downtown and just about everything else in KC. Plus you would have much more traffic. You see, from Platte County, you can reach GM without having to fight traffic going downtown by taking US69 (Fairfax Bridge).

It's really a no brainer. If you work at GM, it would be silly to live anywhere but Platte County. Even Western Wyandotte County (KCK) is further away is nowhere near as nice.

[Samantha S]

Oops! I see you've moved over here to the KC forum!

Asked in another thread:

By the way...which part of Overland Park is the best? I hear that the northern part is the older part...true? Or no?

It really depends on what you consider "best"

The Northern part is the older part of OP, which some people really like. As you move further South, the houses get newer, which some prefer.

Overland Park is a large suburb of KC. It is a great place to live IMO. The schools are excellent, shopping, restaurants, and the urban amenities of KC, MO are all within easy reach.

The suburbs of Lenexa, Merriam, Shawnee, Olathe, Leawood etc. in Johnson County all pretty much run into each other, so it's easier to talk about "Johnson County" than just about OP.

I am quite biased toward JoCo. I have lived here in various locations for almost 20 years. I wouldn't consider living anywhere else nor sending my kids to school anywhere else. That's just me. It's not meant as a slam against any of the burbs on the MO side (there are very nices areas in MO) but JoCo does have a different "feel" to it and some people really like it and some people really don't. You will just have to feel it out for yourself.

From where are you moving?

[Samantha S]

Originally Posted by sparksharp

We are both 52 years old and the kids are grown...so being in an area with lots of small children really wouldn't appeal too much to us. Also, we're looking for a really safe, convenient neighborhood that we could possibly take a walk in with no worries. Shopping convenience is up on the list as well, although we really don't want to be in too congested of an area traffic wise.

The price point for a house would be anywhere from 250,000 to 350,000. Basically we're looking for at least a half an acre on a tree lined street (if possible) in a low crime area with nicer, well maintained homes. I'm open to either an existing home or new construction.

If Johnson County isn't an option within the 30 minute commute range, could some of you possibly make some suggestions on some neighborhoods that fit this description that would be closer to the desired commute time?

Thank you!

Most of JoCo will be within 30 minutes of Fairfax, especially if you stay in the Northern parts which is sounds like you would prefer.

But the traffic will be a little heavier than if you were coming in from the North. You will also have trouble finding 1/2 acre+ lots.

JoCo is worth checking out, but you may ultimately be happier in Platte County

[sparksharp]

The Northern part is the older part of OP, which some people really like. As you move further South, the houses get newer, which some prefer.

I really don't have a preference on newer or older, but it's been my experience that with new construction it usually draws young families. As stated earlier...the hubs and I are both 52 and are empty nesters at this point. So basically I guess what I'm saying is that I don't wanna feel like the neighborhood "Grandma" in town. So an area with folks similar in age would be great!

Overland Park is a large suburb of KC. It is a great place to live IMO. The schools are excellent, shopping, restaurants, and the urban amenities of KC, MO are all within easy reach.

It was the demographics of Johnson County that appealed to me. I read that over 80% of the residents have at least "some" college education. I also liked the fact that it's a wealhier county with a low poverty rate.

What are the crime statistics in Johnson County though? It seem like I read somewhere that they were low, but I don't remember a percentage.

I wonder how the crime rates compare to Platte county on the Missouri side?

I am quite biased toward JoCo. I have lived here in various locations for almost 20 years. I wouldn't consider living anywhere else nor sending my kids to school anywhere else. That's just me.

I appreciate that forthrightness! As I said earlier, Johnson Counties demographics really appealed to me when I read them online. Most of the other surrounding counties had a higher poverty rate it seemed to me. With poverty comes neighborhood blight.

It's not meant as a slam against any of the burbs on the MO side (there are very nices areas in MO) but JoCo does have a different "feel" to it and some people really like it and some people really don't.

Can you elaborate on the vibe you get in Johnson County as opposed to the vibe you get in Platte County?

From where are you moving?

We would be moving from Tennessee. We've lived here for 20 years...prior to that we lived in Cincinnati, Ohio...(born and raised there)

But the traffic will be a little heavier than if you were coming in from the North. You will also have trouble finding 1/2 acre+ lots.

What is the standard for Johnson county? 1/4 acre lots or less?

Yeah...the traffic thing is a bit of a concern. The hubby's gotten spoiled living here in Tennessee...he's only 10 minutes from work with no red lights!

Let me ask you a question about city services and so forth. Is there a marked difference between the Kansas side and the Missouri side?

[Samantha S]

Originally Posted by sparksharp

I really don't have a preference on newer or older, but it's been my experience that with new construction it usually draws young families. As stated earlier...the hubs and I are both 52 and are empty nesters at this point. So basically I guess what I'm saying is that I don't wanna feel like the neighborhood "Grandma" in town. So an area with folks similar in age would be great!

I hear ya. This combine with your desire for a shorter commute would make you want to stick to the more Norther parts of OP. You would probably love Prairie Village or Old Leawood, but the houses there are pricier and your DH may object to the commute.

It was the demographics of Johnson County that appealed to me. I read that over 80% of the residents have at least "some" college education. I also liked the fact that it's a wealhier county with a low poverty rate.

It is mostly a "white collar" area. Low poverty, low crime in most places. I don't know the exact stats. Both will be among the lowest in the KC metro area though. I don't know the comparison on crime or poverty with Platte County. I would think JoCo would be a little lower on both, but would expect them to be similar and in the nicer parts of Platte county there is probably little difference.

Can you elaborate on the vibe you get in Johnson County as opposed to the vibe you get in Platte County?

Not without sounding like a snob.

But seriously, JoCo has a reputation, especially on the MO side, of being "full" of snobby people. And you will find them here for sure. I claim that JoCo has far more nice, average people, who care about their community, but who never "make the news".

The vibe I get from the MO side is more ... um ... "redneck" ... if you will. For that I will be called a snob, I'm sure. But I honestly don't mean it as a slam. There are many positive qualities about a more laid back, "country" type of lifestyle. But IMO it's more "good 'ol boy" where as most areas of JoCo tend to be (or try to be ... or think they are) more "upscale".

In the end, both Platte County and Johnson County will have both snobs and rednecks. <shrug> It's all subjective.

What is the standard for Johnson county? 1/4 acre lots or less?

Pretty much. You can find larger lots in JoCo, but they will either be far removed or very pricey.

In the price range you mentioned, you will get more land with your house in Platte County, I'm sure.

We just moved and we're now pretty far South (near 135th and Nall.) My husband commutes along the "Corridor of Hell" 435 to 69 to I35 into downtown and his commute is rarely over 30 minutes. Under 30 minutes if he leaves earlier.

Let me ask you a question about city services and so forth. Is there a marked difference between the Kansas side and the Missouri side?

I think so, but again, my opinion is biased to take it with a grain of salt. I think you would be able to get a feel just by driving in the different areas of the metro. I think the city services in JoCo are better than you will find in other areas, but since I've never actually lived outside of Johnson County, I will let others chime in on that.

If it's feasible, I usually recommend renting first for people moving into the area from far away. That would give you time to explore a bit and find the areas where you would be most comfortable before plunking down your stuff. KC offers an entire spectrum of lifestyles, so it's best if you can take your time.

If that's not an option (or for later on) I have a real estate agent I really love, you can send me a direct message if you would like his contact info.

Best of luck to you!!

[sparksharp]

The "good ole boy, redneck" comment really hits home with me. That's one of the things I have detested about living in a small town in Tennessee for the last 20 years. Had I moved closer to Nashville, I don't really think that would have really been an issue. But small towns are quite cliquish...and southern small towns detest "yankees"!

I don't think we're quite ready for a real estate agent yet. Besides...the company will hook us up with one in the new area. They'll buy our current house and so forth, so it's this package deal done through GM's relo department. Thank you for the thought though!

I appreciate the feedback and the advice on Northern OP!

[kcmo]

I lived in Platte County for six years. It's not redneck. If anything it's more white collar than a good portion of Johnson County.

Now there are many suburbs on the MO side that can be pretty neck. Cass County, Independence, parts of Blue Springs, parts of Clay County etc.

But it's all relative. For the most part, even these areas of KC have very little redneck culture. Just enough to notice. By far and large, most of the MO side is just normal suburban families just like Olathe, Lenexa, Shawnee etc.

I would say that Overland Park and southern Platte County are the two most white collar areas of the city.

I have never been too impressed by North OP. To me, the area is more like Raytown or Blue Springs than people will ever admit. Downtown OP is quite nice though and there are some nice upscale pockets in N OP and the other suburbs around there. I like the Johnson Drive corridor of Shawnee west of I-35. Fairway is nice too. But that will only be small city lots.

EDIT. Riverside, MO in Platte can be a bit redneck. OK. It can be pretty redeneck. . But even Riverside is changing into more of a typical suburb as more houses go up there. Even some of the Briarcliff Development is actually in Riverside now. But the old part of Riverside is pretty redneck. I have always avoided Riverside. Not my thing. I think everybody should go to RED X once before they die!

[Samantha S]

Originally Posted by kcmo

I lived in Platte County for six years. It's not redneck. If anything it's more white collar than a good portion of Johnson County.

Now there are many suburbs on the MO side that can be pretty neck. Cass County, Independence, parts of Blue Springs, parts of Clay County etc.

But it's all relative. For the most part, even these areas of KC have very little redneck culture. Just enough to notice. By far and large, most of the MO side is just normal suburban families just like Olathe, Lenexa, Shawnee etc.

I would say that Overland Park and southern Platte County are the two most white collar areas of the city.

Leawood is more upscale/white collar than OP and Platte County. But other than parts Old Leawood (North of 435) she's really pushing the bounds of that 30 minute commute time.

Do check it out though, sparksharp you might really like it.

I have never been too impressed by North OP. To me, the area is more like Raytown or Blue Springs than people will ever admit.

Oh my no, it isn't. See, you lose credibility when you say stuff like this.

The areas have a distinctly different "feel" to them.

EDIT. Riverside, MO in Platte can be a bit redneck. OK. It can be pretty redeneck. . But even Riverside is changing into more of a typical suburb as more houses go up there. Even some of the Briarcliff Development is actually in Riverside now. But the old part of Riverside is pretty redneck. I have always avoided Riverside. Not my thing. I think everybody should go to RED X once before they die!

Sounds like she's already done that.

Personally, 90% of the MO side is too redneck for me, even Platte County (sorry). But that's just me. I grew up in a small KS town. Some of my best friends and family are rednecks But I like living where I do in JoCo sooooo much more.

To each his own. As I said, there are many pluses to a "good ol' boy" lifestyle, I'm not putting it down. I can "hey y'all" with the best of them!

One of the great things about KC is that you can find the whole spectrum here.

[Samantha S]

sparksharp, I just thought of something else: Your husband may be more comfortable in Platte County for "office political" reasons.

It would probably be a good idea to find out where most of his potential colleagues live. There is a palpable (if you can't already tell ) animosity between JoCo and the MO side of KC and it most certainly filters into the workplace especially those that are centrally located. If he'll be dealing with that, it's something to be prepared for.

Anyway ... best of luck of you in your search!