Lee's Summit, MO: The 2026 Relocation Deep Dive

1. Lee's Summit: The Data Profile (2026)

Lee's Summit represents a specific statistical outlier in the Midwest economic landscape: a high-income, low-cost enclave. As of 2026, the city supports a population of 104,352, positioning it firmly as a "smaller city" with a distinct suburban character. The primary economic draw is the significant income-to-cost ratio. The median household income stands at $100,625, which is 34.9% higher than the US median of $74,580. Crucially, this income premium is not eroded by living expenses; the aggregate Cost of Living Index (COLI) sits at approximately 91.5, roughly 8.5% below the national average.

The statistical target demographic for Lee's Summit in the post-remote era is the "hybrid professional." This demographic prioritizes square footage and disposable income over urban density. They are typically aged 30-50, hold full-time employment with 1-2 day remote mandates, and seek to leverage the $26,000 annual income premium relative to the US average to build equity rather than rent.

2. Cost of Living Analysis

The financial advantage of Lee's Summit is most visible in the monthly budget breakdown. While the median income is high, the localized cost deflation allows for substantial wealth accumulation.

Table 1: Estimated Monthly Budgets (2026)

Disposable Income Analysis:
A single earner making the median income of $100,625 (approx. $6,300 monthly take-home) faces a base budget of $2,360. This results in a disposable income of roughly $3,940 per month. In contrast, a similar earner in a high-cost coastal city (COLI 150+) would have near-zero discretionary income. The 12.91 cents/kWh electricity rate is a key driver here, sitting 19.3% below the US average of 16.0 cents/kWh, significantly lowering the operational cost of larger suburban homes.

3. Housing Market Deep Dive

The housing market is the engine of Lee's Summit's value proposition. The "Housing Index" of 82.0 indicates a market where home prices are 18% cheaper than the national baseline. This is driven by an abundance of available land and a lack of the extreme supply constraints seen in major metros.

Table 2: Housing Market Data (Buying vs Renting)

Buy vs. Rent Analysis:
The data strongly favors buying. The spread between the median home price ($315,000) and the rent for a comparable 3-bedroom unit ($1,750/mo) creates a price-to-rent ratio of approximately 15. Generally, a ratio below 21 indicates a strong preference for buying. With the 34.9% income premium, the mortgage payment on a median home is likely to be a significantly lower percentage of monthly income here than in 90% of US metro areas.

4. Economic & Job Market Outlook

In 2026, the RTO (Return-to-Office) mandates have solidified the importance of commute times. Lee's Summit functions as a bedroom community for the greater Kansas City metropolitan area.

• Unemployment Rate: 4.0%. This matches the US average exactly, indicating a stable, non-booming labor market that is heavily reliant on the broader KC ecosystem.
• Commute Dynamics: With a population of 104,352, the city is not a major employment hub itself. The average one-way commute is approx 24 minutes to downtown Kansas City. For hybrid workers (1-2 days in office), this is manageable. For daily commuters, it is a significant 48-minute round trip.
• Industry Stability: The high median income ($100,625) suggests a workforce heavily weighted toward tech, finance, and federal contracting (due to proximity to Whiteman AFB and KC federal hubs). This sector stability insulates the city from the volatility affecting retail and manufacturing sectors.

5. Quality of Life Audit

The "Quality of Life" in Lee's Summit is a tale of two metrics: excellent environmental safety mixed with moderate health risks.

Table 3: Quality of Life Metrics

Safety Analysis:
Lee's Summit is statistically safer than the national average. The Violent Crime rate is 234 per 100k, which is 38.4% lower than the US average of 380 per 100k. Property Crime is 1,890 per 100k, slightly better than the US average of 2,000 per 100k.

Air Quality & Environment:
The AQI of 46 is excellent, categorized as "Good" by EPA standards. The PM2.5 levels are negligible, a significant advantage over industrial hubs. The weather snapshot shows a current temperature of 34.0°F with a high of 45°F, typical for the region.

Schools & Weather:
The region is known for high-performing school districts (often rated 8/10+ on aggregate platforms). The weather involves four distinct seasons, with winters occasionally dipping to lows of 10°F and summers reaching highs of 90°F.

6. The Verdict

Pros:

• Income vs. Cost Arbitrage: You earn $26,000 more than the average American but pay 18% less for housing.
• Safety: Violent crime is 62% of the national rate.
• Home Ownership Accessibility: Median home price is $315,000 with a price/sqft of $185.

Cons:

• Health Metrics: Obesity rate of 32.6% is slightly above the national average, suggesting a car-dependent culture.
• Commute Dependency: You are a satellite city; a car is mandatory, and public transit is minimal.
• Lifestyle: It lacks the density and cultural amenities of a major metro; it is strictly suburban.

Final Recommendation:
Lee's Summit is a mathematically superior choice for the financially focused hybrid worker. If your priority is maximizing the delta between income and housing costs to build wealth, the data supports a move here. It is not recommended for those seeking a walkable, car-free urban lifestyle. For the target demographic, Lee's Summit offers a 95.2% value rating.

7. FAQs

1. What salary is needed to live comfortably in Lee's Summit?
For a single person, a salary of $75,000 provides a comfortable lifestyle with savings. For a family, $125,000 is the target to maintain the median standard of living (mortgage + childcare + savings).

2. How does the value proposition compare to Kansas City proper?
Lee's Summit offers 22% cheaper housing than the Kansas City metro average, with significantly lower violent crime rates (234 vs 380 per 100k), though you trade walkability for space.

3. Are the safety statistics reliable?
Yes. The violent crime rate of 234/100k is statistically significant and places Lee's Summit in the top 25% of safest cities with populations over 100,000.

4. Is the housing market expected to correct?
Given the 18% discount relative to the national index and the 4.0% unemployment rate (indicating stable demand), a major price correction is unlikely. The floor is supported by the high median income of $100,625.