Live in Missouri or in Kansas? What community? (Kansas City, Independence: houses, established neighborhood)

[wperiman]

I am relocating from a north Dallas suburb to the Kansas City area to work in Overland Park. I know that housing is more costly but we are going to look at downsizing our house since our children are grown. I have heard that the costs of living in Johnson county are higher than living in a county south or west of Johnson county. I have also heard that living in Belton or another community in Missouri is even better from a cost standpoint.

As we may be relocating again in 2 years we want to buy in a place where we will be able to get our money back from our investment. We also want a decent Church of Christ and the only ones I have seen of more than 300 are in Overland Park or Olathe.

We would love a small town feel, where we could have 1/2 acre with some scenery and a nice 2500 sq ft. house with a full basement for about 200k. I am willing to commute 20 - 30 minutes each way for the right town.

What are your suggestions?

[Selena Thayer]

There are several problems with Overland Park-Olathe, aside from the cost of living, taxes, etc. My husband works for a company that has stores in four suburbs of Kansas City. The Overland Park store is universally disliked by company employees because of the customers. Unfortunately, Overland Park has become over-populated with the gotta-have-it-right-now generation. In the stores, on the local thoroughfares, in restaurants, Overland Park people are generally viewed as rude, spoiled, arrogant and obnoxious, even by people who have lived there a long time. You can get a really nice house in a serene, established neighborhood outside of Overland Park along the state line on either the Kansas or Missouri side. Missouri taxes are less. Houses on both sides have a "southern" feel although our winters are colder than Texas. If you're going to be working in Overland Park, it's only 30 minutes from Independence, Missouri or Lee's Summit. Traffic in and out of Lee's Summit is mean and ugly. South of the 435 Loop along South Wornall, South State Line Road -- pretty nice. Prairie Village -- real nice. East Kansas City in the area east of Raytown and west of Lee's Summit is very hilly and pastoral and is a 30-minute drive to Overland Park -- called "O-P" by locals. You might want to check that area out. There are new developments going in soon along south Noland Road. We see deer and wild turkey there frequently. That side of the state line is always a little cooler in the summer than Kansas, and the winters are a little less rigorous than the Kansas side. One wouldn't think there would be that much difference, but it's across the Blue River, among the hills and is heavily wooded. Good luck!

[GraniteStater]

If 200K is your price range I would highly recommend the established suburbs in Johnson County. Some areas that are good include Prairie Village, and central areas of Overland Park. I would definitely avoid the newer areas of Overland Park, Olathe, Gardner, and Lee's Summit. The prices in the newer areas tend to be fairly high and the quality of construction on most of the houses is cheap. The newer developments are mostly ugly cookie cutter houses as well with very few shade trees for the most part. Kansas City is at the intersection of three different regions. It is the edge of the plains, south, and midwest. Anyway, for 200-250K you can find a nice 3-4 bedroom house in an established neighborhood in central and northern areas of Johnson County with good shade trees, some sidewalks, and a good school system. If you can I would avoid living too close to a major highway because the noise can be quite loud as well.

[GraniteStater]

Originally Posted by Selena Thayer

There are several problems with Overland Park-Olathe, aside from the cost of living, taxes, etc. My husband works for a company that has stores in four suburbs of Kansas City. The Overland Park store is universally disliked by company employees because of the customers. Unfortunately, Overland Park has become over-populated with the gotta-have-it-right-now generation. In the stores, on the local thoroughfares, in restaurants, Overland Park people are generally viewed as rude, spoiled, arrogant and obnoxious, even by people who have lived there a long time. You can get a really nice house in a serene, established neighborhood outside of Overland Park along the state line on either the Kansas or Missouri side. Missouri taxes are less. Houses on both sides have a "southern" feel although our winters are colder than Texas. If you're going to be working in Overland Park, it's only 30 minutes from Independence, Missouri or Lee's Summit. Traffic in and out of Lee's Summit is mean and ugly. South of the 435 Loop along South Wornall, South State Line Road -- pretty nice. Prairie Village -- real nice. East Kansas City in the area east of Raytown and west of Lee's Summit is very hilly and pastoral and is a 30-minute drive to Overland Park -- called "O-P" by locals. You might want to check that area out. There are new developments going in soon along south Noland Road. We see deer and wild turkey there frequently. That side of the state line is always a little cooler in the summer than Kansas, and the winters are a little less rigorous than the Kansas side. One wouldn't think there would be that much difference, but it's across the Blue River, among the hills and is heavily wooded. Good luck!

I dislike Olathe even more because it has the WORST urban planning I have seen compared with most other cities in the region. The Santa Fe corridor is horribly crowded with strip malls, big box stores, and every other store possible on one big street. Also, the Interstate 35 traffic continues to get worse every year along with Interstate 69. The state of Kansas does not have enough money to improve the infrastructure on some of the highways either. Property taxes have increased as well because the mill levy rate for the schools continue to rise. Olathe and Gardner are also EXTREMELY conservative, even more so than Overland Park. If you look at the demographics you will find that over 30% of the population in Olathe and Gardner is under the age of 18. Of course they demand more schools/infrastructure to be built again because they seem to think that any growth is good in these areas.

[rondamarchant]

Actually, if you are working in Overland Park, taking 150 from Lee's Summit is a nice scenic route...less stress than 470/435. Also, 95th street is another quick path however, I enjoy the rolling hills on 150 better.

If you are serious about relocating, you might visit Lee's Summit, MO yourself to see if you like it.

Thanks,
Ronda Marchant

[ajf131]

Originally Posted by Plains10

I dislike Olathe even more because it has the WORST urban planning I have seen compared with most other cities in the region. The Santa Fe corridor is horribly crowded with strip malls, big box stores, and every other store possible on one big street. Also, the Interstate 35 traffic continues to get worse every year along with Interstate 69. The state of Kansas does not have enough money to improve the infrastructure on some of the highways either. Property taxes have increased as well because the mill levy rate for the schools continue to rise. Olathe and Gardner are also EXTREMELY conservative, even more so than Overland Park. If you look at the demographics you will find that over 30% of the population in Olathe and Gardner is under the age of 18. Of course they demand more schools/infrastructure to be built again because they seem to think that any growth is good in these areas.

Plains, do you mean Interstate 29? Unless Kansas City is now in Indiana, Interstate 69 begins in Indianapolis and ends in Michigan.

[GraniteStater]

Originally Posted by ajf131

Plains, do you mean Interstate 29? Unless Kansas City is now in Indiana, Interstate 69 begins in Indianapolis and ends in Michigan.

No, I-69 runs through Johnson County KS, straight south through the southeast corner of Kansas.

[Lolls]

Plains, that's actually not Interstate 69 - it is U.S. Highway 69 that runs through OP.

It's confusing because it does drop into, and meshes with, Interstate 35 - but our 69 highway isn't an interstate unto itself.


Essentially, US 69 is Route 69, we just don't call it that.

U.S. Route 69 - Wikipedia, the free encyclopedia

[GraniteStater]

Originally Posted by Lolls

Plains, that's actually not Interstate 69 - it is U.S. Highway 69 that runs through OP.

It's confusing because it does drop into, and meshes with, Interstate 35 - but our 69 highway isn't an interstate unto itself.


Essentially, US 69 is Route 69, we just don't call it that.

U.S. Route 69 - Wikipedia, the free encyclopedia

OK, I should have done a little more research! Anyway, a lot of people I know still call it I-69 anyway. I can understand why it is a U.S. highway.

[rondamarchant]

"As we may be relocating again in 2 years we want to buy in a place where we will be able to get our money back from our investment. We also want a decent Church of Christ and the only ones I have seen of more than 300 are in Overland Park or Olathe."

It usually holds very true that you will get more home for your money on the Missouri side. Lee's Summit will be a good place to resale in a couple of years and it's such a growing community w/ a great school district.

I attend Lee's Summit Community Church and love it! The website is:
Welcome to Lee's Summit Community Church.

I've been in this area ALL of my life so I'm open to help you w/ any questions you might have!