Living in Pleasant Hill, Missouri: homes, schools and costs

The book's checklist

Lower cost of livingEveryday prices run 7.5% below the U.S. average in the Kansas City metro area.
More house for the moneyA typical home costs 2.9 years of the typical household's income here. Across the U.S. it's 4.1.
A safer neighborhood8 violent crimes were reported in 2025, about 0.9 per 1,000 people (U.S.: 3.3). Property crime: 7.2 per 1,000 (U.S.: 15.3).
Schools in town5 public schools: 2 elementary, 2 middle and 1 high school.
A hospital close byLee's Summit Medical Center in Lees Summit, about 8 miles away, has the nearest emergency room.
Within reach of a big cityKansas City is about 27 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Pleasant Hill meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024: $278,400U.S.: $332,700
Home prices since then: Up 16%Cass County, 2022 to 2025
Typical rent, with utilities: $1,174 a monthU.S.: $1,413
Typical household income: $95,602U.S.: $80,734
Homes owned by the people living in them: 69%U.S.: 65%
Typical property tax bill: $2,423 a yearMissouri: $1,948
Homes built before 1940: 8%U.S.: 12%
Homes built since 2010: 12%U.S.: 11%
Vacation and seasonal homes: 0%U.S.: 3%
Everyday prices: 92.5U.S. average = 100 (the Kansas City metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 16% since 2022. Everyday prices are the government's average for the Kansas City metro area, not Pleasant Hill alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate: 8,9562020: 8,785
Median age: 34.7 yearsU.S.: 38.9
Age 65 and older: 17%U.S.: 17%
Under 18: 22%U.S.: 22%
Adults with a bachelor's degree or more: 32%U.S.: 36%
Moved here from another county or state in the past year: 8%U.S.: 6%

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work: Schools, health care and social services (29%); construction (15%); arts, recreation, lodging and restaurants (12%)
Unemployment rate: 5%U.S.: 5%
Average commute: 33 minutesU.S.: 26 minutes
Work from home: 7%U.S.: 15%
Below the poverty line: 6%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Lee's Summit Medical Center, Lees Summit, MO, about 8 miles away. It's a general hospital. Medicare gives it 3 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

5 public schools in Pleasant Hill, run by Pleasant Hill R-III.

See each school on the federal school search, then check test scores and graduation rates on Missouri's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet: 71%U.S.: 76%
Homes with any internet subscription: 89%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low: 21°F
July average high: 88°F
Days 90°F or hotter: 37 a year
Nights at or below freezing: 106 a year
Rain and melted snow: 42.7 inches a year
Snow: 17 inches a year
Elevation: 890 feet

Weather station: Pleasant Hill Wfo (less than a mile away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Lee's Summit Medical CenterEmergency room8

Lee's Summit, MOCity of 108,00010

Kansas City, MOMetro of 2.3 million27

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Lee's Summit Medical Center, Lee's Summit, Kansas City.

Cass County is in a metro area of 1 million people or more (USDA rural-urban code 1, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

1 place on the National Register of Historic Places, including the Pleasant Hill Downtown Historic District.

National Park Service sites within about an hour:

Harry S Truman National Historic Site15 miles

Read about Pleasant Hill's history on Wikipedia.

Know Pleasant Hill?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Greenwood, MO6,300 people, 4 miles
Lake Winnebago, MO1,900 people, 5 miles
Lone Jack, MO1,900 people, 6 miles
Lake Lotawana, MO2,800 people, 7 miles
Harrisonville, MO10,000 people, 12 miles
Peculiar, MO6,400 people, 12 miles

Smaller places

Strasburg, MO123 people, 7 miles
East Lynne, MO312 people, 10 miles
Tarsney Lakes, MO (unincorporated)214 people, 11 miles
Kingsville, MO251 people, 12 miles
La Tour, MO (unincorporated)132 people, 15 miles

Sources

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.