Kansas City has many counties and cities. It offers variety to home buyers and investors. Each county is different than the others. Some are denser, while others are rural. Cities being 10-20 min apart can be wildly different.

For some context, the Greater Kansas City market as a whole had an average sales price of $403,174 in August, up 4% year over year. Homes averaged 39 days on market, sellers received 97.7% of their original asking price, and there were 2.6 months of supply. Activity was slower, though, with closed sales down 7.8% and pending sales down 12.3%.

Lets dig deeper and look at 10 individual counties across the Kansas City area. I'm focusing primarily on year to date numbers through August because they give us a much better picture than a single month.

Jackson County, Missouri

Jackson County's average sales price is $329,017 year to date, up 4.2%, while the median has increased 4.8% to $285,000. Closed sales are down 2.2% and pending sales are down 2.4%, so prices have continued moving higher despite slightly fewer transactions. Homes are averaging 41 days on market compared with 40 last year.

August was considerably slower than the YTD trend, with closed sales down 17% and pending sales down 19.1% year over year. Inventory was also down 5.2%, however, leaving Jackson County with 2.8 months of supply.

Johnson County, Kansas

Johnson County remains one of the most expensive markets in the metro, with a year-to-date average sales price of $575,038, up 2.6%, and a median price of $480,000, up 2.1%. Closed sales have increased 7.6% this year and pending sales are up 5.7%.

Supply is particularly tight. August inventory was down 7.5% from last year, and months of supply dropped from 2.3 to 2.0 months. Homes have averaged 35 days on market year to date, slightly faster than last year.

Clay County, Missouri

Clay County has been fairly steady so far this year. The average sales price is $384,037, up 3.1%, while the median increased 3% to $345,000. Closed sales are up 6.9%, although pending sales are down slightly at 1.1%.

Inventory was down 8.8% in August, and supply fell from 2.4 months last year to just 2.0 months. Homes that closed in August also sold faster, averaging 34 days compared with 40 last year.

Platte County, Missouri

Platte County has seen some of the stronger price growth in the metro this year. The average sales price is $488,178 year to date, up 7.7%, while the median increased 6.6% to $420,000. Closed sales are also up 5.4%.

August itself wasn't quite as strong, with the average sales price down 6.5% from August 2025 and pending sales down 15.1%. Inventory was also down 6.3%, though, leaving the county with 2.5 months of supply.

Cass County, Missouri

Cass County is an interesting contrast to some of the higher-appreciation areas. The year-to-date average sales price is $409,316, essentially unchanged from 2025, although the median increased 2.6% to $354,000. Closed sales are up slightly at 1.7%.

Homes have taken longer to sell this year. Average days on market increased from 43 to 53 days, a 23.3% jump. August inventory was still down 3.8%, and the county had 2.9 months of supply.

Wyandotte County, Kansas

Wyandotte County's year-to-date numbers are relatively steady. The average sales price is $263,198, up 3.9%, while the median increased 4.3% to $240,000. Closed sales are up 1.6%, while pending sales are down 1.5%.

August by itself was much more volatile. The average price jumped 16.2% year over year, while closed sales fell 28% and pending sales dropped 39.1%. Inventory was nearly unchanged, with 2.9 months of supply. It's a good example of why looking at more than one month matters.

Leavenworth County, Kansas

Leavenworth County has put together a strong year. The average sales price is $396,455, up 8.4%, while the median increased 4.4% to $355,000. Closed sales are up 11.3% and pending sales have increased 8.1% year to date.

Homes have also sold slightly faster, with average days on market falling from 48 to 46. August inventory was down 8.5%, and months of supply fell to 2.4 months.

Miami County, Kansas

Miami County has some of the biggest year-to-date increases of these 10 counties. The average sales price reached $398,433, up 11.7%, while the median increased 7.4% to $350,000. Closed sales are up 20.3%, and pending sales have increased 17%.

The market isn't moving faster across every metric, though. Average days on market increased from 47 to 57 days, while August inventory was up 3.2%. Miami County had 3.0 months of supply, making it one of the higher-supply markets in this group.

Johnson County, Missouri

Johnson County, Missouri has also experienced noticeable appreciation. The year-to-date average sales price is $322,429, up 7.8%, while the median increased 6.9% to $294,000. Closed sales are down slightly at 1.3%, and pending sales are essentially unchanged.

Homes are taking longer to sell, with average days on market increasing 13% to 61 days. At the same time, August inventory was down 15.5%, bringing supply down from 3.6 months last year to 2.8 months.

Ray County, Missouri

Ray County is a smaller market, so I'd be careful putting too much weight on a single month's percentage changes. For example, August closed sales jumped 66.7%, but that represents an increase from 21 sales to 35.

Year to date gives us a better picture. The average sales price is $295,588, up 3.6%, while the median increased 3.5% to $253,000. Closed sales are up 5.9%, and pending sales have increased 11.6%. Unlike many of the other counties, August inventory increased significantly up 21% with supply rising to 3.1 months.

My Overall Thoughts

Looking across these 10 counties, the biggest takeaway for me is how different each part of Kansas City is performing. We have counties like Miami, Leavenworth, Platte, and Johnson County, Missouri showing stronger year to date price appreciation, while Cass County's average price is essentially flat. Some counties are selling more homes than last year, while Jackson County has experienced slightly fewer transactions despite prices continuing to rise.

The other thing that stands out is inventory. Supply remains relatively tight across much of the metro, and several counties actually have fewer homes available than they did last August. That's likely one factor helping prices hold up even as buyers have become more selective and certain areas take longer to sell.

Overall, I still see a healthy Kansas City housing market. One county can have 2 months of supply while another has more than 3. One area can be appreciating quickly while another is basically flat. And even within these counties, individual cities, neighborhoods, school districts, and price points can tell completely different stories.

That's why whether you're buying, selling, or investing, I'd rather start with what's happening in your specific area than rely solely on the Kansas City wide headline numbers.