Where Are Buyers Moving? Kansas City's Most Active ZIP Codes

I am a nerd for stats and enjoy looking at each part of the metro. Every month we see reports highlighting home prices, inventory, and closed sales, but those numbers only tell part of the story. A tool I recently found was through BrokerBay. That is our showing service. Through BrokerBay it measures number of showings, new listings, and other activity to provide an early look at where buyers are focusing their attention. This is a dictation of where stats are trending when the Heartland MLS posts them.

I analyzed the 10 most active ZIP codes across the Kansas City metro based on buyer activity, along with many of the area's highest-priced ZIP codes, to see where demand is increasing and where it's beginning to slow. I also pulled average sales prices and days on market (as of June) directly from the MLS to compare showing activity with market stats.

Each area and zip varies. Let's take a look at all 19.

Highest Active ZIP Codes

66062 - Olathe

• Average Price: $521,373
• Average DOM: 54 Days
• New Listings: 1,452 (+12% YoY)
• Showings: 24,155 (+11% YoY)

66061 - Olathe

• Average Price: $553,402
• Average DOM: 34 Days
• New Listings: 1,293 (+4% YoY)
• Showings: 18,041 (-1% YoY)

64068 - Liberty

• Average Price: $411,741
• Average DOM: 39 Days
• New Listings: 652 (-3% YoY)
• Showings: 11,362 (+15% YoY)

64118 - North Kansas City

• Average Price: $286,035
• Average DOM: 18 Days
• New Listings: 649 (+4% YoY)
• Showings: 14,509 (+14% YoY)

64055 - Independence

• Average Price: $259,120
• Average DOM: 26 Days
• New Listings: 661 (-2% YoY)
• Showings: 11,603 (+15% YoY)

64114 - Waldo

• Average Price: $335,107
• Average DOM: 14 Days
• New Listings: 640 (+1% YoY)
• Showings: 11,415 (+1% YoY)

66048 - Leavenworth

• Average Price: $286,536
• Average DOM: 72 Days
• New Listings: 635 (-3% YoY)
• Showings: 7,222 (-7% YoY)

64083 - Raymore

• Average Price: $417,586
• Average DOM: 61 Days
• New Listings: 676 (-3% YoY)
• Showings: 7,333 (+5% YoY)

64119 - North Kansas City

• Average Price: $271,377
• Average DOM: 18 Days
• New Listings: 650 (+10% YoY)
• Showings: 12,888 (+31% YoY)

64012 - Belton

• Average Price: $370,525
• Average DOM: 81 Days
• New Listings: 483 (-7% YoY)
• Showings: 6,718 (+15% YoY)

One of the biggest takeaways is that buyer demand remains strong and higher compared to last year across much of the metro. 64119 had the highest showing increase at a 31% increase, while Liberty, Independence, Belton, and 64118 all experienced double digit growth. In several of these areas, the number of new listings remained relatively flat or even declined, meaning more buyers are competing for a similar amount of inventory.

What's also interesting is the relationship between showings and days on market. Areas like 64118, 64119, 64055, and 64114 all have relatively low average days on market, suggesting buyers are acting quickly when well-priced homes become available. On the other hand, Belton and Raymore continue to see healthy showing activity, but homes are taking longer to sell, likely reflecting higher price points or increased inventory within those markets.

Luxury, Higher End ZIP Codes

The luxury market in these zip codes vary. We see some have stronger showings while others declined. Even with less showings most are seeing below market average days on market.

These areas are the upper end of Kansas City. Kansas City has an average price point of $410,448 for June. Some of these zip codes are 1.5-2x that.

66221 - Overland Park

• Average Price: $984,194
• Average DOM: 19 Days
• New Listings: 569 (+13% YoY)
• Showings: 7,137 (+14% YoY)

66224 - Leawood

• Average Price: $1,096,330
• Average DOM: 30 Days
• New Listings: 305 (+3% YoY)
• Showings: 3,745 (-12% YoY)

66211 - Leawood

• Average Price: $649,993
• Average DOM: 16 Days
• New Listings: 109 (+22% YoY)
• Showings: 1,540 (+21% YoY)

66013 - Bucyrus

• Average Price: $794,182
• Average DOM: 75 Days
• New Listings: 158 (YoY not available)
• Showings: 1,526 (+14% YoY)

66206 - Leawood

• Average Price: $1,281,936
• Average DOM: 4 Days
• New Listings: 231 (-13% YoY)
• Showings: 4,025 (-17% YoY)

66220 - Lenexa

• Average Price: $761,754
• Average DOM: 50 Days
• New Listings: 257 (+4% YoY)
• Showings: 3,063 (+16% YoY)

66209 - Leawood

• Average Price: $801,218
• Average DOM: 7 Days
• New Listings: 333 (YoY not available)
• Showings: 5,943 (+3% YoY)

64113 - Kansas City

• Average Price: $624,764
• Average DOM: 8 Days
• New Listings: 308 (-1% YoY)
• Showings: 5,162 (+3% YoY)

66085 - Overland Park

• Average Price: $824,722
• Average DOM: 97 Days
• New Listings: 300 (-8% YoY)
• Showings: 3,382 (-12% YoY)

Unlike the broader market, luxury demand is much more neighborhood-specific. 66211, 66220, and 66221 all recorded solid increases in buyer showings while maintaining relatively low average days on market. Meanwhile, areas such as 66224, 66206, and 66085 saw fewer showings compared to last year, suggesting buyers in the luxury segment are becoming increasingly selective.

With higher price points and higher rates, buyers are focusing on location, condition, and overall value. There is still money pouring into these upper end homes but you aren't guaranteed a sale as a owner or developer.

What I'm Seeing

One of the reasons I enjoy studying showing data is because it often provides an early indication of where the market is heading. Closed sales tell us what happened last month. Showing activity tells us what buyers are doing today.

The overall theme I see is this supply and inventory remain flat or a slight decline compared to last year. More buyers are entering the market compared to 2025 and 2024. They understand rates aren't budging and they need to move. This is helping days on market lower, prices increase and some areas see multiple offers.

I am seeing all levels of the market, whether you are fist time home buyer or trading up houses, tightening. I will say as we hit August we see a decline or it stall with school but pick back up.

If you are a first time home buyer, needing to upsize or wanting to invest around the Kansas City metro I am happy to help.