Cass County MO Real Estate & Homes For Sale
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Cass County, MO Real Estate Market Trends
?51 homes are scheduled to hit the market in Cass County, MO soon, and 279 are currently under contract — early signals of an active market.
Cass County offers Kansas City suburban value with 600 homes listed near $378K, but sellers should know homes are sitting longer than buyers expect.
About Cass County, MO Real Estate
Cass County's market is moving at a striking pace right now, with 276 homes going under contract this week alone against 581 active listings — a ratio that signals intense buyer competition and limited room to hesitate. The median sale price over the last 30 days sits at $335,000, with sellers averaging 99% of their asking price, meaning strategic pricing matters more here than almost anywhere. Homes are finding buyers in a median of just 29 days, and 48 new listings this week are being absorbed quickly into that demand. Buyers should expect to move decisively, while sellers can feel confident in a market that consistently rewards accurate list prices.
Schools serving Cass County, MO
Cass County, MO Real Estate FAQ
What school district serves Cass County?
Cass County is primarily served by the Raymore-Peculiar school district.
What high school is Cass County zoned for?
Cass County is most commonly zoned for Raymore-Peculiar High School.
What middle school is Cass County zoned for?
Cass County is most commonly zoned for Raymore-Peculiar Middle School.
What elementary school is Cass County zoned for?
Cass County is most commonly zoned for Creekmoor Elementary.
Is now a good time to sell a house in Cass County, MO?
Sellers can absolutely move a home in Cass County, but the 127-day average days on market is a clear signal that pricing discipline matters more than timing. With 1,947 homes sold in the past twelve months there is consistent buyer demand, but overpriced listings are sitting. Sellers who price accurately from day one are the ones closing — not the ones who test the market and reduce later.
What is the average home price in Cass County, MO?
The median list price in Cass County is currently $377,945, with an average of $224 per square foot based on active listings. These are asking prices, not recorded sale prices, so treat them as your starting reference point when budgeting. Prices vary significantly by city — Loch Lloyd and Lee's Summit-adjacent listings run higher, while Belton, Archie, and Cleveland tend to come in below the county median.
What part of Cass County has the best schools?
The Raymore-Peculiar School District, which serves Raymore, Peculiar, and surrounding areas, is consistently regarded as one of the stronger districts in the Kansas City metro and is a genuine draw for families buying in the northern part of the county. Belton School District serves much of Belton and is a solid mid-tier option. Buyers prioritizing schools should verify which district boundary a specific address falls in before making an offer, as district lines don't always follow city limits.
How long does it take to sell a home in Cass County?
The average days on market in Cass County is currently 127 days, which is longer than many KC metro submarkets. That average is pulled up by overpriced and stale listings — homes priced correctly and well-presented in high-demand cities like Raymore and Belton tend to move faster. Sellers should treat 127 days as a warning, not a target.
What are the best cities in Cass County for first-time buyers?
Belton is the most common entry point for first-time buyers in Cass County — it has lower price points relative to the county median, solid I-49 access for commuting, and enough inventory that buyers have real choices. Peculiar and Pleasant Hill are also worth considering for buyers who want more space for the dollar and don't mind a slightly longer drive north. With $224 per square foot as the county average, first-time buyers can find more home here than in most comparable KC suburbs.
Is Cass County a buyer's market or seller's market right now?
With 600 homes for sale and an average of 127 days on market, conditions currently favor buyers more than sellers. There is enough inventory that buyers are not being forced into bidding wars, and homes that linger give buyers real negotiating room. That said, well-priced homes in desirable Raymore and Belton neighborhoods still attract timely offers — it is not a uniform buyer's market across every price point and city.
How much do you need to earn to afford a home in Cass County, MO?
Using the median list price of $377,945 as a baseline and standard affordability guidelines suggesting housing costs stay around 28-30% of gross income, a buyer would generally want a household income in the range of $90,000 to $110,000 to comfortably qualify with a conventional loan and typical down payment. That estimate shifts depending on down payment size, interest rate at time of application, property taxes, and HOA fees if applicable — a lender conversation is the only way to get a number specific to your situation.
What is Loch Lloyd like compared to other Cass County communities?
Loch Lloyd is a private gated community on the Cass-Jackson County line that operates more like a resort-style enclave than a typical suburb — it has a country club, golf course, and strict architectural standards that keep the neighborhood visually cohesive. List prices there run well above the Cass County median of $377,945, and the buyer profile is distinct from the rest of the county. It appeals to buyers who want privacy and amenities packaged together and are willing to pay a premium for both.
Is now a good time to sell my home in Cass County?
Cass County is currently a seller's market — 3.9 months of supply, homes selling at about 99% of list price, a median 29 days to go under contract. That favors sellers: well-priced, well-presented homes are still moving. Pricing to the market from day one is what separates a quick sale from a stale listing.
Is now a good time to buy a home in Cass County?
With 3.9 months of supply, homes selling at about 99% of list price, a median 29 days to go under contract, Cass County is a seller's market. Move-in-ready homes still go fast, so buyers who are pre-approved and ready to act have the advantage. Homes that linger past the median days on market are where the negotiating room is.
Are home values increasing in Cass County?
Homes in Cass County are selling at roughly 99% of list price with a median of 29 days to go under contract, which points to firm, competitive demand. 1,730 homes sold here in the last 12 months. For an exact change in value for a specific home, a local agent's comparative market analysis is the most reliable read.
Does Cass County have good resale value?
Resale strength comes down to liquidity and how close homes sell to asking. Cass County had 1,730 sales in the last 12 months, with homes closing at about 99% of list price and a median 29 days to contract — signs of a market where well-maintained homes hold their value and resell efficiently.
How does Cass County, MO compare to the Kansas City metro?
Cass County, MO has a median sale price of $335,000 (2% above the metro median of $329,900); a sell-to-list ratio of 99% (vs the metro median 100%, a 1.0-point discount); a median 29 days to go under contract (9 days slower than the metro median of 20 days). Buyers and sellers can use these benchmarks to gauge how Cass County, MO is performing relative to the surrounding market.
Recently went under contract in Cass County, MO
37 last 7 days — down 2 from 39 the previous 7 days.
| Home | List price | Bd / Ba | Days to offer |
|---|---|---|---|
| 947 Birsay Court | $549,900 | 3 / 3 | 5 days |
| 1411 Andrew Street | $280,000 | 3 / 2 | 60 days |
| 1105 Sendera Trail | $486,080 | 4 / 4.5 | 0 days |
| 17121 Monte Verde Drive | $245,000 | 3 / 2 | 3 days |
| 611 Kenneth Lane | $269,990 | 3 / 3.5 | 5 days |
| 21801 S Martha Road | $480,000 | 4 / 3.5 | 9 days |
| 5024 SW Kingfisher Drive | $699,950 | 3 / 4.5 | 15 days |
| 19011 192nd Terrace | $1,100,000 | 4 / 4 | 25 days |
| 2616 Duncan Circle | $509,900 | 4 / 4.5 | 26 days |
| 1416 Cross Creek Drive | $630,000 | 5 / 3 | 49 days |
| 513 Bud Lane | $349,900 | 4 / 3 | 115 days |
| 17418 Montgall Drive | $170,000 | 3 / 1 | 3 days |
Newly listed in Cass County, MO
48 last 7 days — down 15 from 63 the previous 7 days.
| Home | List price | Bd / Ba |
|---|---|---|
| 16210 E 203rd Street | $430,000 | 3 / 2 |
| 1406 W Stone Boulevard | $245,000 | 2 / 2 |
| 1612 Country Club Drive | $200,000 | — / 0 |
| 1506 Maple Lane | $80,000 | — / 0 |
| 1404 W Stone Boulevard | $215,000 | 2 / 2 |
| 106 N Cleveland Avenue | $265,000 | 3 / 2.5 |
| 1001 Stafford Drive | $264,900 | 3 / 1 |
| 1106 Creekside Court | $375,000 | 4 / 3 |
| 103 E Myrtle Street E | $239,500 | 2 / 2 |
| 17010 Wallace Way | $10,500,000 | 4 / 7 |
| 11504 E 301st Street | $460,000 | — / 0 |
| 1811 Winchester Drive | $470,000 | 4 / 3 |