Leawood, KS — Momentum Score, Home Values & Best-For

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Johnson County · Kansas City · population 34,013

Leawood, KS
Image: Wikipedia · Leawood, Kansas
OverviewCost of livingMoving guide
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71
Rising
Momentum score · 0–100

Where Leawood stands

At or near all-time high. home values up 6.3% in the last year.

Median home $791,281
1-year +6.3%
5-yr CAGR +6.7%
vs 5-yr peak +0.0%
Population +0.1%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-04$791k$426k$558k$691k$823k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
67/100
Strong remote-work fit
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,977/mo$1,697$1,956$2,21520242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent10910910012020242026

Rent vs buy

Price-to-rent ratio: 33.3
Rent

At a 33.3 price-to-rent ratio, renting beats buying in Leawood for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
80 · w22%
Home 5-yr CAGR
73 · w22%
Distance from peak
90 · w18%
Population growth
47 · w16%
Rent YoY
63 · w12%
Home 10-yr CAGR
65 · w10%
Long thesis

Leawood has held up across the cycle: home values at $791,281 with +6.7% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Leawood's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Leawood

Leawood is a city in Johnson County, Kansas, with an estimated population of 34,013. It anchors the Kansas City metro area. The median home value in Leawood is $791,281 as of 2026-04, up 6.3% over the last 12 months. Over the last five years, home values have averaged +6.7% annual growth, with prices at or near the 5-year peak. Rents in Leawood average $1,977 per month, roughly flat year-over-year (+2.7%). The composite momentum score is 71 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Trend still working: prices up 6.3% in the last 12 months — buyers are still chasing inventory.
●Healthy 5-year run: +6.7% annualized over 5 years, outpacing US inflation.
●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Leawood (Wikipedia)

Leawood is a city in Johnson County, Kansas, United States, and is part of the Kansas City metropolitan area. As of the 2020 census, the population of the city was 33,902.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Johnson County right now.

NWS active alerts (KS)Kansas Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Johnson County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Leawood

Prairie Village, KS73 · RisingHutchinson, KS71 · RisingEl Dorado, KS67 · RisingAugusta, KS73 · Rising

Run the numbers for Leawood

ToolCan I afford Leawood?Income → city shortlistToolROI on a Leawood rentalCap rate, cash-on-cash, DSCRToolCompare Leawood to anywhereSide-by-side up to 3 citiesToolLeawood cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
41° / 21°
avg high / low
Summer (Jul)
89° / 66°
avg high / low
Sunny days/yr
230
~63% of year
Annual precip
30″ rain
15″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very high
Wildfire
Low
Earthquake
Very low
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Kansas City area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Leawood listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$69,700
Kansas state median
Top industries (state-level)
Aerospace (Wichita)AgricultureHealthcare

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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