Independence vs Olathe
The short version
- Overall prices are about the same in both metro areas (BEA 2024).
- The median home costs $172,900 in Independence and $364,700 in Olathe.
- Households earn more in Olathe ($114,009 vs $60,339 median).
- Olathe is growing faster: +6.2% since 2020 vs -1%.
- Commutes are shorter in Olathe (21 vs 24 minutes each way).
Side by side
| Independence, MO | Olathe, KS | |
|---|---|---|
| People | ||
| Population (2025) | 121,675 | 150,025 |
| Growth since 2020 | -1% | +6.2% |
| People per square mile | 1,560 | 2,329 |
| Median age | 39.0 | 37.2 |
| Bachelor's degree or higher | 22% | 51% |
| Money and housing | ||
| Median household income | $60,339 | $114,009 |
| Median home value | $172,900 | $364,700 |
| Home value to income | 2.9× | 3.2× |
| Median rent (with utilities) | $1,109 | $1,314 |
| Metro price level (US = 100) | 92.5 | 92.5 |
| Housing price level (US = 100) | 86.6 | 86.6 |
| $75,000 elsewhere equals | $69,400 | $69,400 |
| Homeowners | 61% | 75% |
| Top state income tax | 4.7% | 5.58% |
| Combined sales tax | 8.44% | 8.71% |
| Work and commute | ||
| Average commute (minutes) | 23.9 | 20.6 |
| Work from home | 12% | 21% |
| Take public transit | 1% | 0% |
| Unemployment (2020-24 avg) | 5.6% | 2.7% |
| Poverty rate | 15.8% | 5.6% |
| Weather | ||
| January high / low | 40° / 22° | 39° / 20° |
| July high / low | 90° / 72° | 88° / 69° |
| Precipitation per year | 38 in | 41 in |
| Snowfall per year | 11 in | 14 in |
| Days 90°F or hotter | 47 | 34 |
| Nights below freezing | 93 | 98 |
| Comfortable months | 3 | 3 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Relatively High | Relatively High |
| FEMA risk score (lower is safer) | 96.5 | 94.8 |
| Good air days, 2025 | 49% | 49% |
| Home prices, past year | +3.2% | +3.2% |
| Home prices, past 5 years | +42.4% | +42.4% |
Highlighted cells are the better value where "better" is clear (lower prices, higher income, shorter commutes). Sources: Census Bureau 2025 estimates and ACS 2020-2024, BEA 2024, NOAA 1991-2020, Tax Foundation 2026.
Weather, month by month
Most comfortable months: Independence: April and September to October. Olathe: April and September to October.
Full monthly tables: Independence weather by month and Olathe weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $69,400 in Independence and $69,400 in Olathe. Moving from Independence to Olathe, you would need about $75,000 to match a $75,000 salary.
Moving between Independence and Olathe
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Independence and Olathe.
Which would you pick?
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