If you decide to make the move to Kansas City, one of the first things you need to do is choose which side of the state line you will call home. You may not think there’s much of a difference between being a resident of Kansas City, Kansas (KCK) or Kansas City, MO (KCMO), but locals will tell you that’s not the case. The difference is enormous!
It’s the great debate. One that will never be resolved in Kansas City, “Which is better: KCK or KCMO?” The honest answer… there are many luxuries to living on either side of the state line. There’s no clear-cut way to say that one is definitively better than the other, but hopefully I can sway you one way or the other.
I’ll be presenting different facts about living in KCK and KCMO and comparing some of the suburbs on each side of the state line. We’ll discuss things like history, cost of living, and entertainment options. Let’s get started!
(Also…be sure to check out my YouTube Channel for a more in-depth review of this topic!)
The History of Both KCK and KCMO
Kansas City, Missouri is primarily in Jackson County and currently has about 400,000 residents. Its big population boom occurred between 1850 to 1930. In those days, people were not as prepared for population growth as they are now. Thus, if you travel around the KCMO area, you’ll notice the roads aren’t quite as organized and don’t have as many roads that run east/west or north/south like you might find in more recently developed communities.
Kansas City, Kansas is in Wyandotte County and has around 146,000 residents. KCK, along with its suburbs, experienced more substantial and planned growth from 1940 to 1970. Many roads on the Kansas side are numbered, making it easier to navigate and find your way around the area. Most roads on the Kansas side go strictly east/west or north/south, making it easier for new residents and guests to travel throughout KCK and its Johnson County suburbs.
Taxes and Real Estate Costs in KCK and KCMO
On average, you will pay quite a bit less in taxes if you’re in Missouri compared to Kansas. According to taxfoundation.org, the average Jackson County, MO resident will pay around $1810 yearly in taxes. While residents in Johnson County, KS typically pay over $2900 yearly. These numbers are the result of different factors, but one of the biggest is real estate costs.
The average sale price of a home in the KCMO metro area is $299,000 compared to $368,000 in the KCK metro, so you can see why there’s such a big difference in taxes. To go even further, the average sale price of a house in Jackson County, MO is $250,000 compared to $424,000 in Johnson County, KS. However, Wyandotte County, KS is not nearly as large as Johnson County but does offer some of the most affordable homes in the metro area. Wyandotte County’s average home sale price is around $204,000.
On average, it is more expensive to live on the Kansas side if you are in the KC metro area, but there are still some very affordable options in Kansas if you know where to look. That’s where having a realtor with lots of experience in the KC area (like me) can be a huge help!
The Main Attractions in KCK and KCMO
One of the most advantageous things about the Kansas City Metro Area is that it is very drivable. Whether you live in Overland Park, but have a favorite restaurant in Liberty, you can typically make the drive in under 45 minutes. Still, if you want to be nice and close to your favorite shopping centers, sports teams, or amusement parks, here are some of the most noteworthy attractions on each side of the state line.
Kansas City, Kansas & Nearby Suburbs:
Legends Shopping Center, Oak Park Mall (Overland Park), Sporting Kansas City, Kansas Speedway, and numerous other entertainment options.
Kansas City, Missouri & Nearby Suburbs:
The Plaza, Zona Rosa Shopping Center (Northland), Kansas City Chiefs, Kansas City Royals, Power & Light District, Worlds of Fun, and much more.
I hope you found this helpful if you are trying to decide between Kansas City, Kansas and Kansas City, Missouri. Honestly, you can’t go wrong with either option; it just comes down to what is most important to you. If you can’t decide, that’s what I’m here for! I’d love to help you find the perfect home in either KCK or KCMO.
Give me, Rach The Realtor, a call today at (816) 673-9723 or send me an email at Rachel.ferguson@reecenichols.com, and we can start looking for your new home in Kansas City today!
Ready to make the move? Contact Rach to set up a time to chat about the next steps!
Rach Kilmer
Putting Down Roots in Kansas City
Learn about Putting Down Roots in Kansas City on a May airing of House Hunters on HGTV.