Somewhere to live between St. Joseph and Blue Springs (Kansas City: real estate, property taxes)

[StJoeFanatic]

Ok folks...have a tough one for ya!
If you had to find a place to live between St. Joseph and Blue Springs,
where would it be?

(one spouse working in Blue Springs, the other in St. Joseph)

It is too far to live in one of the communities and have the
other spouse commute the entire way, so what about a half way
point, with real estate in the 175,000-200,000 range?

Anyone have any thoughts or ideas?

Thanks in advance!

[northbayeric]

Probably Liberty and maybe Parkville (if Parkville isn't too expensive) would be my preliminary two choices. By this weekend I should be able to research some real estate websites, check out the KC Star classifieds online, and send some direct messages to you that will hopefully help.

Property taxes might be higher, though hopefully not overly so, in these two cities.

[northbayeric]

I've also heard good things about the city of North Kansas City, but I know next to nothing about it except for its location--and I think your price range would be such that NKC might work fine. But I need to get my map of the whole area out again and see what would be more ideal in terms of freeway access.

I'll ramp this research up to full speed by this Saturday afternoon. Be safe from all the wild and woolly weather back there, OK?

Edit: Do you and Mr. StJoeFanatic have a preference regarding size of city or town? I'll plan to search for newer homes--no fixer uppers if that sounds OK to you!

[StJoeFanatic]

Originally Posted by northbayeric

Edit: Do you and Mr. StJoeFanatic have a preference regarding size of city or town? I'll plan to search for newer homes--no fixer uppers if that sounds OK to you!

Honestly, at this point, I am looking more at commute times and traffic congestion. I really do not want to move or commute, but my husband wouldn't mind commuting if not too far. (what with gas prices and all)
And, to be honest, I would rather not move at all...but, there may be a need for that at some point, so I just wanted to get my thinking cap on now to just see if any KC'ers out there could tell me about traffic issues... I know from St. Joe to Blue Springs means going down I-29, to 435, to I70, and 7 Hwy....all of which (except I-29) are going to be traffic issues during rush hour(s).

[northbound74]

Liberty. You can take 291 down through Independence, and then over to BS. There are many back roads between Indy and Blue Springs, also. There is also Smithville, Platte City, Gladstone, and the many areas of Kansas City, Missouri that surround those communities... just depends on who gets to be closer to their job.
Staying around the northern leg of 435 gives you a LOT less congestion. You can make your way over to 291 pretty easily on 152, as well.

[northbayeric]

Originally Posted by northbound74

Liberty. You can take 291 down through Independence, and then over to BS.

Let's say that StJoeFanatic moves to Liberty. Would you know what the drive along 291 is like going from Liberty to I-70? Is it more wide open where you can cruise along at 55 to 60 mph with few stops? Or is it more of a grind with a bunch of traffic lights? How is 291 between I-70 and 24 Highway in Independence?

I've been to Liberty back in September 2007. The intersection of I-35 and 152 can get really busy, with about 5 or 6 traffic lights, one right after the other, just east of I-35. But at I-35 and 291 Highway it should be easier, I would think. And taking 291 northwest to I-435 doesn't look like it would be bad at all. I drove along 435 from Liberty to the KC Airport on a weekday around 5:30 pm. I could not believe how little traffic there was! Totally wide open in both directions. I also drove on eastbound 152 between I-29 and I-35 in Liberty. Much of it is a three lanes each way freeway as I recall. Somewhat more traffic, but we were going at the speed limit.

I don't think traffic from Liberty to St. Joe would ever be an issue. From St. Joe to Parkville should be about as easy except perhaps for some traffic along 9 Highway between I-29 and either Tom Watson Parkway or down by the Missouri River by Park University.

Overall, if you and Mr. StJoeFanatic lived in a middle location between St. Joe and Blue Springs, I believe much of both commutes would be in the opposite direction from rush-hour traffic, so you'd be in good shape. I would try doing this if you can: On a weekday morning, try to be in Parkville around 7:30 am. Take Tom Watson Parkway east and get on I-29 south. Then in North Kansas City, take 210 Highway east to I-435 just north of the Missouri River. Then take 435 south to I-70 east. See how much traffic you encounter.

[northbound74]

Originally Posted by northbayeric

Let's say that StJoeFanatic moves to Liberty. Would you know what the drive along 291 is like going from Liberty to I-70? Is it more wide open where you can cruise along at 55 to 60 mph with few stops? Or is it more of a grind with a bunch of traffic lights? How is 291 between I-70 and 24 Highway in Independence?

I've been to Liberty back in September 2007. The intersection of I-35 and 152 can get really busy, with about 5 or 6 traffic lights, one right after the other, just east of I-35. But at I-35 and 291 Highway it should be easier, I would think. And taking 291 northwest to I-435 doesn't look like it would be bad at all. I drove along 435 from Liberty to the KC Airport on a weekday around 5:30 pm. I could not believe how little traffic there was! Totally wide open in both directions. I also drove on eastbound 152 between I-29 and I-35 in Liberty. Much of it is a three lanes each way freeway as I recall. Somewhat more traffic, but we were going at the speed limit.

I don't think traffic from Liberty to St. Joe would ever be an issue. From St. Joe to Parkville should be about as easy except perhaps for some traffic along 9 Highway between I-29 and either Tom Watson Parkway or down by the Missouri River by Park University.

Overall, if you and Mr. StJoeFanatic lived in a middle location between St. Joe and Blue Springs, I believe much of both commutes would be in the opposite direction from rush-hour traffic, so you'd be in good shape. I would try doing this if you can: On a weekday morning, try to be in Parkville around 7:30 am. Take Tom Watson Parkway east and get on I-29 south. Then in North Kansas City, take 210 Highway east to I-435 just north of the Missouri River. Then take 435 south to I-70 east. See how much traffic you encounter.

I agree, there's not much congestion going to and from Blue Springs from just about anywhere west, because you go against traffic. The eastern leg of 435 is trickier. Usually, it's not so bad, but when there's a wreck, which happens somewhat often, it backs up quickly. The part between 210 and 70 is the busiest, as far as the eastern leg of it goes. It's also the part with the most eighteen-wheelers, because of the truck stops, dealerships, and industrial stuff around the river.

Your other observations are correct. 291 is wide open until you cross the river south into Independence. That's where the traffic lights get more prevalent. Like I said, there's several back ways to cut across to Blue Springs without having to deal with 291 completely. R.D. Mize, or Truman over to 7 hwy, are a couple of examples.

As far as getting through Liberty is concerned, you can take 291 all the way up to where it meets up with 435, avoiding most of the 152/35 debacle. 152 through Liberty heavily detracts from what is otherwise a fantastic little town.

[northbayeric]

Thank you so much, Northbound! All of this info from you should help the OP greatly.

I had a funny thought: If she and her DH make the move to Liberty, she'll have to change her City-Data handle to Liberty Fanatic! SJF, I'm laughing with you--never, ever at you! Hope you both have a great weekend.

[Okiegirlfriend]

As I recall, when I lived in the KC area, North KC was always flooding, especially around Riverside Red X.

[northbound74]

Originally Posted by Okiegirlfriend

As I recall, when I lived in the KC area, North KC was always flooding, especially around Riverside Red X.

That's strictly the area next to the Missouri river. Most neighborhoods aren't in that area.