17318 E Hwy 40 Highway is a home in Independence, MO, listed at $1,200,000 on June 11, 2026. HouseLoop Vision saw mature trees and flat lot in its 5 listing photos (as of November 14, 2026).
$1,200,000
17318 E Hwy 40 Highway, Independence, MO 64055
About this home
Rare opportunity to secure ±14.15 contiguous acres (17422 & 17318 E. US 40 Highway) in the heart of Independence’s high-visibility retail corridor. With more than 900 feet of frontage on US-40, the site enjoys high daily traffic immediate adjacency to Bass Pro Shops, Independence Center, Costco, and the I-70/I-470 interchange. Mostly level topography and all public utilities at the street create a cost-efficient canvas for commercial, mixed-use, or redevelopment projects—think destination retail, flex/warehouse, hospitality, or multi-family (all subject to city approval). The location provides quick access to downtown Kansas City (±15 minutes) and the metro’s major distribution routes, while surrounding rooftops and established national brands ensure a built-in customer base. Independence is pro-growth and offers incentive programs for qualifying developments. Assemblage is offered as a single package; will not divide. Buyer to verify acreage, zoning, and utility availability. Seize one of the last sizable tracts on 40 Highway and shape your next signature project here!
HouseLoop Vision — AI-detected features from listing photos
HouseLoop's photo analysis of 17318 E Hwy 40 Highway, Independence, MO 64055 identified mature trees and flat lot. The home is an active unimproved land listed for $1,200,000, MLS #2625739.
Key HouseLoop Vision features
- Mature trees
- Flat lot
Interior
Bedrooms & bathrooms
- Full bathrooms: 0
Property
Lot
- Size: 14.15 Acres
Construction
Type & style
- Home type: Land
- Architectural style: Unimproved Land
Utilities & green energy
- Sewer: With-In Easement
- Water: Public
No HOA on this home.
Your payment
Est. payment
$7,244/mo
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Request a no-obligation tour with a local HouseLoop agent.
Where it’s at
Nearby schools
Independence · HouseLoop school ratings
- William Yates Elementary School
- James Bridger Middle School
- Truman High School
Price & tax history
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Similar listings and the Independence market
Look throughout Independence, Missouri
There are currently 432 homes for sale in Independence, with 158 under contract. Homes here sell for a median of $222,100 and go under contract in a median of 20 days. This home is priced $977,900 above the Independence median.
Independence sits in Jackson County, which covers 51 zip codes and 2,950 homes for sale. Nearby Kansas City runs a higher median at $299,950; Sugar Creek is lower at $162,450.
Listed by ReeceNichols - Lees Summit
Listed June 11, 2026 05:08 PM · Source: Heartland MLS as distributed by MLS GRID · MLS #2625739
HouseLoop last checked:
Listing updated:
$1,200,000
17318 E Hwy 40 Highway, Independence, MO 64055
HouseLoop user activity
HouseLoop last checked:
About this home
Rare opportunity to secure ±14.15 contiguous acres (17422 & 17318 E. US 40 Highway) in the heart of Independence’s high-visibility retail corridor. With more than 900 feet of frontage on US-40, the site enjoys high daily traffic immediate adjacency to Bass Pro Shops, Independence Center, Costco, and the I-70/I-470…
HouseLoop Vision — AI-detected features from listing photos
HouseLoop's photo analysis of 17318 E Hwy 40 Highway, Independence, MO 64055 identified mature trees and flat lot. The home is an active unimproved land listed for $1,200,000, MLS #2625739.
Where HouseLoop Vision saw them
Key HouseLoop Vision features
- Mature trees
- Flat lot
See this home in person
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HouseLoop Mortgage Calculator
$7,244
Offer Insights
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$1,152,000 – $1,174,800
Estimated Sales Range
HouseLoop Home Value History
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Property Details
Interior
Bedrooms & bathrooms
- Full bathrooms: 0
Property
Lot
- Size: 14.15 Acres
Construction
Type & style
- Home type: Land
- Architectural style: Unimproved Land
Utilities & green energy
- Sewer: With-In Easement
- Water: Public
HOA and Amenities
No HOA on this home.
Nearby schools
Schools provided by the listing agent
- District: Independence
Price history
Tax
No tax data available for this listing.
Similar listings and the Independence market
Look throughout Independence, Missouri
There are currently 432 homes for sale in Independence, with 158 under contract. Homes here sell for a median of $222,100 and go under contract in a median of 20 days. This home is priced $977,900 above the Independence median.
Independence sits in Jackson County, which covers 51 zip codes and 2,950 homes for sale. Nearby Kansas City runs a higher median at $299,950; Sugar Creek is lower at $162,450.
Common questions about this home
How do I schedule a tour of 17318 E HWY 40 Highway?
17318 E HWY 40 Highway is open for tours now. You pick the time and see it in person in Independence, rather than waiting on an open-house window. Tap Tour this home to hold up to three times before you pick one. HouseLoop confirms your tour and your HouseLoop agent meets you there, no back-and-forth phone tag required.
How do I get more information about 17318 E HWY 40 Highway?
It is listed at $1,200,000. Ask Myli anything about this home right on this page. She can pull the schools, taxes, HOA and recent sales in Independence in seconds. Or tap Ask a question to reach a HouseLoop agent directly.
Can I take a virtual tour of 17318 E HWY 40 Highway?
Not yet. 17318 E HWY 40 Highway doesn't have a video walkthrough posted with this listing. The photos and floor plan on this page are the best preview available right now. Tap Tour this home and your HouseLoop agent will walk it live on video for you. If you can't make it in person. Ask Myli to check back once one is added.
How many homes are for sale near 17318 E HWY 40 Highway?
109 homes are currently for sale in 64055. More options nearby usually means more room to negotiate and more to compare this home against before you commit. Ask Myli to pull the closest matches by price and size. Tap Tour this home to see this one first.
What is the 64055 neighborhood like?
17318 E HWY 40 Highway sits in 64055. The median list here is $232,450, versus $225,000 across Independence, MO. Homes in 64055 go under contract in a median of 21 days, slower than Independence, MO as a whole. A tighter zip code inside a bigger city often trades a little on price for a lot on convenience. Ask Myli how 64055 compares to nearby zips. Tap Tour this home to see the block for yourself.
How much is the monthly payment for 17318 E HWY 40 Highway?
About $6,830 a month with 10% down at 6.5% over 30 years, before taxes and insurance. Median sold price in 64055 is $240,000 — this $1,200,000 list is above it. Your real number moves with the down payment and rate you lock. Drag the sliders on this page. Tap Get pre-approved and Myli lines up a pre-approval.
How do I get pre-approved to buy 17318 E HWY 40 Highway?
Tap Get pre-approved. We send your request to the one local lender you pick. That lender answers you from their own phone number and email. It is a soft credit check only. A pre-approval is what turns "we're just looking" into a real number sellers take seriously. Especially in 64055, where sellers accept 98% of list on average. Tap Get pre-approved to get the process moving. Ask Myli what to expect first.
Can I negotiate the asking price for 17318 E HWY 40 Highway?
Yes. 17318 E HWY 40 Highway was listed on June 11, 2026. Sellers in 64055 accepted about 2% under list on average over the last 12 months across 472 sales. Your HouseLoop agent writes the offer with the recent sales in Independence sitting right beside it. You know before you sign whether you're negotiating from strength. Ask Myli or tap Ask a question to start.
What is a good offer for 17318 E HWY 40 Highway?
Sellers in 64055 accepted 98% of list over the last 12 months across 472 sales, median $240,000. Near $1,152,000 – $1,174,800 on this $1,200,000 list. The median home here took 21 days to go under contract. Most sellers aren't fielding three offers on day one. See the Offer Insights section on this page for the full range. What wins fast, what holds, where offers get ignored. Tap Ask a question and Myli writes the offer strategy with a HouseLoop agent the same day.
How do I make an offer on 17318 E HWY 40 Highway?
Making an offer on 17318 E HWY 40 Highway means putting a price, a timeline and your financing in writing. Along with any contingencies you want. Inspection, financing, or an appraisal gap clause if the market calls for one. Ask Myli "what should I offer" or tap Ask a question. Your HouseLoop agent prepares the offer and handles the contingencies, timing and paperwork with you, not for you.
How long has 17318 E HWY 40 Highway been on the market?
Listed on June 11, 2026. Homes in 64055 typically go under contract in 21 days. How long a home has been listed is the clearest early read on a seller's flexibility. It is worth checking back as this one's count grows. Tap ♥ to save it and HouseLoop will let you know the moment the price or status changes.
What is the lot size of 17318 E HWY 40 Highway?
14.15 acres (about 616,374 square feet), per the county record for 17318 E HWY 40 Highway. Lot size drives what you can add later. A pool, a shop, room to expand — more than the house itself does. Ask Myli how that compares to other lots in Independence. Tap Ask a question to find out what's allowed.
Is 64055 a buyer's or a seller's market right now?
64055 is currently a seller's market (below-balanced inventory), with about 2.8 months of supply. Homes there go under contract in a median of 21 days. That shapes how much room you have to negotiate and how fast you need to move. Ask Myli what that means for an offer on 17318 E HWY 40 Highway. Tap Ask a question for a HouseLoop agent's read on it.
Are there HOA fees for 17318 E HWY 40 Highway?
No HOA is listed for 17318 E HWY 40 Highway, and public records show none recorded on this parcel. No HOA means more control over the property and no monthly fee. Also no shared maintenance budget for the roof, the street or the common areas. Ask Myli if that trade-off makes sense for you.
Is 17318 E HWY 40 Highway still for sale?
Yes — 17318 E HWY 40 Highway is active as of June 11, 2026. Tap Tour this home to see it in person this week. Ask Myli to run the numbers on financing and the neighborhood's recent sales first. If you want the full picture before you go. She can also pull the schools and taxes while you decide.
Can I share 17318 E HWY 40 Highway with someone?
Yes. Tap the share icon on this page to send 17318 E HWY 40 Highway by text, email. Or straight to Facebook, X or WhatsApp. Whoever opens it lands on this exact page, photos and FAQ included, no login required to view. Ask Myli to summarize the home in a few lines you can paste yourself instead, if that's faster.
How do I follow the Independence market?
Tap ♥ on 17318 E HWY 40 Highway to get a text the moment its price or status changes. Search Independence on HouseLoop and tap Save search to hear about every new listing that matches. A saved search runs in the background and checks itself. You see a new listing the day it hits rather than a week later. Ask Myli to set one up for you in this conversation.
Can I ask a question about 17318 E HWY 40 Highway?
Yes. Ask her anything about 17318 E HWY 40 Highway right below this list. The price history, the schools, what a fair offer looks like. Or how it compares to what else is for sale in Independence. She reads the full listing record and this page's own market data before she answers. Hands off to a HouseLoop agent the moment a question needs one. Tap Ask Myli below to start.
Listing data: Heartland MLS, distributed by MLS GRID. Market numbers: HouseLoop analysis of Heartland MLS data distributed by MLS GRID · over the last 12 months · Listing updated June 11, 2026 06:20 PM
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HouseLoop analysis of Heartland MLS data distributed by MLS GRID · trailing 12 months. Median sale price: the median closed price among sold homes in that zip over the same window.
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Listed by ReeceNichols - Lees Summit
Listed June 11, 2026 05:08 PM · Source: Heartland MLS as distributed by MLS GRID · MLS #2625739
HouseLoop last checked:
Listing updated: