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So...I've been seeing a lot for sale over in Clay County, Missouri. Not being familiar with the area, I'm not sure if there is any shopping out that way, or even good schools. How far from GM Fairfax would that be in minutes? Anybody know offhand?
I'm going to send you a bill for all these questions! JK, I love to talk about KC and you give me a reason to.
For the most part, Clay and Platte county are one in the same. People don't tend to say they live in Platte County or Clay County, they just say they live in the "Northland". Then if they need to be more specific, they say the county or an area such as Parkville, Liberty, Shoal Creek, Tiffany Springs etc.
Platte and Clay sort of form a triangle and they meet near downtown. Even though both counties are good sized counties, the urbanized portions of the counties near metro KC is a relatively small area.
Below is a map of the Northland. The county line is just west of Highway 169. Like I said, both counties continue north into rural MO, but they meet near downtown KC. The Northland is actually smaller than other suburban areas like JoCo and eastern Jackson County in size. I’m saying all of this so you try to think of it as the Northland rather than just Platte County. Platte and Clay get along very well, as do the residents, there is no odd friction between the two like you see in Kansas with Wyandotte and Johnson where people from JOCO make sure you know they are not from WYCO and vise versa.
OK, now that I have cleared that up, I’ll answer your questions.
The main reason I recommended Platte specifically is because it’s just so close to Fairfax. Platte is slightly more upscale than Clay, but Clay has many very nice areas too.
One thing about Clay is that it has many older parts. Southern Clay contains most of the first suburbs north of the river such as NKC, areas north of NKC along Parvin, Antioch etc, Gladstone and Liberty even though Liberty is further out. Platte County was a rural county with a few tiny towns in it like Riverside, Parkville, and Platte Woods. Then KC moved the airport to Platte County and I-29 was built. Platte County didn’t really start suburbanizing in a major way till about ten years ago.
Clay County is growing much faster than Platte. Shoal Creek (part of KCMO) is the fastest growing suburb in all of metro KC by a long shot. The Shoal Creek area is in Clay County west of I-35 and east of 435 across from Liberty. The reason Clay is growing faster is because of the very wide spectrum of house prices. There are many very expensive homes going up in Clay, but there are also many starter type homes which are very popular. The school districts in Clay County are good. Liberty and North KC have great schools. Generally the further north you go, the better. Shoal Creek is in both the Liberty and NKC districts. The other reason Platte is not growing as fast is there is are few places to build. There are developers lined up waiting for KCMO to build sewers in the Tiffany Springs area (east of KCI). If that area had sewers, it would be growing just as fast, if not faster than Clay.
Almost all the new homes that go up in Platte are upper bracket.
In general, Clay County is a bit more blue collar than Platte. But Clay still has many very nice suburban areas. Briarcliff is actually in Clay County, even though it’s very close to the Parkville area. Up near Liberty is a massive retail district of every suburban chain you can dream of. There is also a couple of Zona Rosa type projects in the works for the Shoal Creek and Liberty area but they have been delayed do to the economy. The Metro North Mall area is also in Clay County near the county line. Metro North is now almost vacant, but there are still several large big box strip malls in the area with stores like Target and Best Buy. Metro North will eventually bounce back as the population continues to grow. What happened is the Northland used to have one of everything. Then it got two of everything with locations at 152 and I-29 and 152 and I-35 (both sides of the upper Northland). Now the population is growing fast enough that stores are staying put or opening up back in the original center of the northland. Best Buy, Target etc for example have locations along 152 at 29, 35 and 169, plus locations in the lower parts of the county. Metro North was to be turned into a lifestyle center, like Zona Rosa, but again, the economy shelved that.
Clay County has some great areas though. Most of the suburban areas of Clay will be 15-30 minutes from Fairfax. If you want a little bit of land, you might look into Clay County. The areas just north of Liberty out toward Kearney and Smithville are just full of the large lot homes. It’s really crazy up that way. Those areas are building out quickly with big homes sitting on 1-2 acre lots. It seems to be a the area of choice for people that want to live close to the city, yet have a little land. Like I said, most of the homes up there are huge.
Platte and Clay get along very well, as do the residents, there is no odd friction between the two like you see in Kansas with Wyandotte and Johnson where people from JOCO make sure you know they are not from WYCO and vise versa.
Sort of like how you want to make sure people don't think you're from KANSAS when you say you live in Kansas City? And I seem to remember you posting very negative things about Wyandotte County, too, and how you didn't want people to think that KANSAS CITY was Kansas City KANSAS.
Sort of like how you want to make sure people don't think you're from KANSAS when you say you live in Kansas City? And I seem to remember you posting very negative things about Wyandotte County, too, and how you didn't want people to think that KANSAS CITY was Kansas City KANSAS.
What is your point? I was only stating a fact to make a point that Clay and Platte act as one area.
And you are right. I don't want people to think I live in Kansas or KCK. But KCK/KCMO is not the same as Platte/Clay. KCMO is large urban city. KCK is a smaller blue collar/industrial suburb. Clay and Platte are a pretty continuous suburban area where it's hard to tell the what county you are in most of the time (and nobody gives rip anyway). So again, that's my point.
I'm going to send you a bill for all these questions! JK, I love to talk about KC and you give me a reason to.
LOLOLOLOLOLOLOLOL!!!!!
You've been VERY good about answering my questions and giving me more information to consider! And I want you to know that even though I can be a bit of a pain in the ass on occassion, I really do appreciate your answering me!
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For the most part, Clay and Platte county are one in the same. People don't tend to say they live in Platte County or Clay County, they just say they live in the "Northland".
Gottcha!
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The main reason I recommended Platte specifically is because it’s just so close to Fairfax. Platte is slightly more upscale than Clay, but Clay has many very nice areas too.
Yeah, I was wondering how far Clay county was getting away from the bridge you mentioned.
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Then KC moved the airport to Platte County and I-29 was built. Platte County didn’t really start suburbanizing in a major way till about ten years ago.
The airport location in my opinion is both a positive and a negative. The convenience would be great, but the noise of planes taking off could be annoying if one lives too close. Just my opinion of course.
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Clay County is growing much faster than Platte. Shoal Creek (part of KCMO) is the fastest growing suburb in all of metro KC by a long shot. The Shoal Creek area is in Clay County west of I-35 and east of 435 across from Liberty. The reason Clay is growing faster is because of the very wide spectrum of house prices. There are many very expensive homes going up in Clay, but there are also many starter type homes which are very popular. The school districts in Clay County are good. Liberty and North KC have great schools. Generally the further north you go, the better.
That's interesting! Formerly I was under the impression that Platte County was growing faster than Clay. Boy was I wrong!
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If that area had sewers, it would be growing just as fast, if not faster than Clay.
So...is Platte County having problems coming up with the funds to expand the sewer system?
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Up near Liberty is a massive retail district of every suburban chain you can dream of.
Is that relatively a safe area?
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There is also a couple of Zona Rosa type projects in the works for the Shoal Creek and Liberty area but they have been delayed do to the economy.
That's a drag!
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The Metro North Mall area is also in Clay County near the county line. Metro North is now almost vacant, but there are still several large big box strip malls in the area with stores like Target and Best Buy. Metro North will eventually bounce back as the population continues to grow. What happened is the Northland used to have one of everything. Then it got two of everything with locations at 152 and I-29 and 152 and I-35 (both sides of the upper Northland). Now the population is growing fast enough that stores are staying put or opening up back in the original center of the northland. Best Buy, Target etc for example have locations along 152 at 29, 35 and 169, plus locations in the lower parts of the county. Metro North was to be turned into a lifestyle center, like Zona Rosa, but again, the economy shelved that.
So basically it sounds to me that the area is rather depressed at this given point in time. I hear you saying that perhaps in time things will change, but for now stores are closed? Correct?
As a potential property owner, that concerns me. Banking on an uncertain future of what "might" be built in years to come sounds rather like speculation...a bird in the hand vs. a bird in the bush thing. I personally like a sure thing for my money. I mean...why pay a premium price for real estate if it doesn't already have the shopping conveniences in place? It sounds as if the Northland may be in a bit more of a transition than I would prefer. True? Or no?
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Most of the suburban areas of Clay will be 15-30 minutes from Fairfax.
The area around Metro North is fine. The mall is just not too great anymore. The mall declined because of new shopping centers at I-35 and at I-29, not because of the area the mall is in. The Metcalf South Mall in OP is also nearly vacant for the same reason. The KC area has shopping centers all over it, but Zona Rosa in the Northland, Independence Center in Eastern Jackson County and Oak Park Mall in Johnson County are the largest.
The Northland has many big box power centers with all the national chains. Then you have places all over town like Briarciff in the Northland, Summit Fair in Lee's Summit, the Legends in KCK, Town Center in Leawood etc.
The northland is non-smoking. Luz is referring to Riverside, a small, older town on the river. Riverside is pretty redneck, I doubt they ever ban smoking there, plus they have a casino. Just about every other part of the Northland has a smoking ban in place.
Yes, Liberty is safe. But I think most of the KC area is safe except the east side of KCMO and the east side of KCK. But I guess I'm different. I can't think of an area in the northland that isn't safe unless you live in some section 8 apartment complex. Even then, unless you are stupid and sell drugs or some crap, I think you would be "safe".
Safe. Is that area "safe"? Probably the most asked question on this city data forum. A question I rarely ask. People should ask.... Are there any black people? Does everybody have a garage and do they use it? ETC. Seriously. I grew up in urban KCMO and have NEVER had anything happen to me. I have had my car broken into since moving to the burbs. I had somebody break into my car in Lenexa once. I guess Lenexa is not safe?
Sorry way off track. KC is a pretty safe area in general. Just don't leave your GPS in your car while in Target, don't leave your garage door open all night long, don't leave your car running in the winter un-attended. You know, that kind of stuff.
OK, I'm getting kinda of tired of this little competition of who can win over sparksharp.
Come to KC and explore the area. Then ask more questions.
OK, I'm getting kinda of tired of this little competition of who can win over sparksharp.
!
I'm not trying to win over sparksharp; maybe you are. Based on her posts, it sounds to me like Johnson County is a fit for her (other than she's a smoker so the nonsmoking restaurants in OP are not something that would win her over, but you are saying Platte County is nonsmoking too...). I think she has to come here and see both areas and decide for herself when it comes down to it. But from what she's posted, it sounds like Johnson County is where she'd be happiest.
What is your point? I was only stating a fact to make a point that Clay and Platte act as one area.
And you are right. I don't want people to think I live in Kansas or KCK. But KCK/KCMO is not the same as Platte/Clay. KCMO is large urban city. KCK is a smaller blue collar/industrial suburb. Clay and Platte are a pretty continuous suburban area where it's hard to tell the what county you are in most of the time (and nobody gives rip anyway). So again, that's my point.
I'm saying your comment was kind of like the pot calling the kettle black.
there is no odd friction between the two like you see in Kansas with Wyandotte and Johnson where people from JOCO make sure you know they are not from WYCO
Oh for crying out loud .... Can you just start every post you make with "I HATE KS AND ALL THINGS JOCO!"
And you accuse JoCo of being snobby and the people there thinking it's "God's country". You are by far the snobbiest person I have ever met. And I've lived in JoCo for 2 decades!
I have lived in the Northland my entire life. Right now, I live about 3 miles from Metro North Mall and have lived in that generally area for most of my life except a 2 year stint in Parkville.
The area around Metro North is not depressed. The mall itself if empty but the main reason is that it is the choice of the owner. If they keep a certain percentage of the mall empty, they get a tax break. That mall is not a priority for the company that owns it. Several offers have been made to buy it and redevelop but they keep falling through.
Indoor malls are a thing of the past and outdoor shopping districts are taking it's place.
A friend of mine owns a store in there and the plan right now is to renovate but that could change.
I would not say the Northland is in transition. I would say that it is growing.
That mall may be empty but right across the street in one direction is a Best Buy and a Toys R Us. In the other direction is a Price Chopper and a K-Mart. In the other direction is a Target, Kohl's, Michael's, Babies R Us, and a couple of strip malls. If you go 7-8 minutes north or south you will find everything you could ever want in terms of shopping.
In regards to safety, I leave my cars unlocked pretty much all the time. I leave my house unlocked a lot and leave things sitting right in front of my house and have never had a single think stolen. I run in the middle of the night all the time as well as does my wife.
My brother lives 5 minutes from the airport and you rarely hear a plane so noise isnt an issue. Trains are much louder than planes are in Kansas City.
The main difference you will find in the counties is the school districts. Clay county is mainly North Kansas City with a portion going to Liberty. Platte is mainly Park Hill unless you are in Platte City and they have their own school district.
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Sort of like how you want to make sure people don't think you're from KANSAS when you say you live in Kansas City? And I seem to remember you posting very negative things about Wyandotte County, too, and how you didn't want people to think that KANSAS CITY was Kansas City KANSAS.
