Kansas City vs Independence
The short version
- Overall prices are about the same in both metro areas (BEA 2024).
- The median home costs $172,900 in Independence and $242,900 in Kansas City.
- Households earn more in Kansas City ($69,166 vs $60,339 median).
- Kansas City is growing faster: +2.6% since 2020 vs -1%.
Side by side
| Kansas City, MO | Independence, MO | |
|---|---|---|
| People | ||
| Population (2025) | 521,220 | 121,675 |
| Growth since 2020 | +2.6% | -1% |
| People per square mile | 1,657 | 1,560 |
| Median age | 35.8 | 39.0 |
| Bachelor's degree or higher | 38% | 22% |
| Money and housing | ||
| Median household income | $69,166 | $60,339 |
| Median home value | $242,900 | $172,900 |
| Home value to income | 3.5× | 2.9× |
| Median rent (with utilities) | $1,238 | $1,109 |
| 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 | 55% | 61% |
| Top state income tax | 4.7% | 4.7% |
| Combined sales tax | 8.44% | 8.44% |
| Work and commute | ||
| Average commute (minutes) | 21.7 | 23.9 |
| Work from home | 17% | 12% |
| Take public transit | 2% | 1% |
| Unemployment (2020-24 avg) | 4.4% | 5.6% |
| Poverty rate | 14.6% | 15.8% |
| Weather | ||
| January high / low | 40° / 22° | 40° / 22° |
| July high / low | 90° / 72° | 90° / 72° |
| Precipitation per year | 38 in | 38 in |
| Snowfall per year | 11 in | 11 in |
| Days 90°F or hotter | 47 | 47 |
| Nights below freezing | 93 | 93 |
| 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 | 96.5 |
| 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: Kansas City: April and September to October. Independence: April and September to October.
Full monthly tables: Kansas City weather by month and Independence 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 Kansas City and $69,400 in Independence. Moving from Kansas City to Independence, you would need about $75,000 to match a $75,000 salary.
Which would you pick?
One vote per person. Results show after you vote.