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Lee's Summit, MO

Missouri

Lee's Summit is a large city in Missouri with a population of 102,583. Residents earn $104,989 per year, which is 40% above the national average.

3.9 /5.0
B+ Good
102,583 Population 1,606/sq mi density
$104,989 Median Income $48,687 per capita
$313,200 Home Value
$1,382 Median Rent 29.3% income on rent
54°F Avg Temperature 263 sunny days/yr
88 Violent Crime/100K 1,920 property/100K
B+
Overall
3.9 / 5.0
Good overall score based on economy, affordability, safety and education
A+
Economy
4.9 / 5.0
$104,989 median income, 2.7% unemployment
A+
Affordability
5.0 / 5.0
$313,200 home value, $1,382/mo rent
F
Safety
1.0 / 5.0
88 violent crimes/100K (77% below avg)
A+
Education
4.9 / 5.0
48.7% bachelor's degree or higher
Median Income $104,989
40% higher than US avg
Home Value $313,200
11% higher than US avg
Violent Crime 88/100K
77% lower than US avg
Bachelor's+ 48.7%
45% higher than US avg
Median Rent $1,382
19% higher than US avg
Obesity Rate 32.3%
1% higher than US avg
Unemployment 2.7%
25% lower than US avg
Poverty Rate 3.2%
74% lower than US avg

How Lee's Summit Compares to the U.S. Average (100% = U.S. avg)

People

Population102,583
Median Age38.6 yrs
Density1,606/mi²
Male / Female49% / 51%
Largest GroupWhite 79%
Veterans7.4%

Economy

A+
Median Income$104,989
Per Capita$48,687
Unemployment2.7%
Poverty3.2%
Commute26 min

Housing

A+
Home Value$313,200
Rent$1,382
OwnershipN/A
Housing Units40,716
Rent Burden29.3%

Crime

F
Violent88/100K
Property1,920/100K
Murder2.1/100K
Assault45/100K
Burglary262/100K

Health

Obesity32.3%
Uninsured6.7%
Smoking12.0%
Depression26.0%
Heart Disease4.5%

Climate

Avg Temp54°F (12°C)
AQI41 (Good)
Rain40.2 in/yr
Sunny Days263/yr
Elevation1,043 ft (318 m)

Education

A+
Bachelor's+48.7%
High School+97.4%
Graduate+19.2%
School Score5.51

Community

2024 VoteR 77% / D 22%
Commute26 min
Broadband95.7%
EV Stations8

Is Lee's Summit a Good Place to Live?

Based on current data, Lee's Summit receives an overall livability score of 3.9 out of 5.0, earning a grade of B+. Key strengths include above-average household incomes, low unemployment, low crime rates, a highly educated population. Lee's Summit offers a solid quality of life with a good balance of affordability, safety, and opportunity.

Economy & Jobs

The median household income in Lee's Summit is $104,989, which is significantly higher than the national average — 40% above $75,149. This places Lee's Summit among higher-income communities. The job market is very strong with unemployment at just 2.7%. Only 3.2% of residents live below the poverty line, well below the national rate of 12.4%. Workers commute an average of 26 minutes.

Cost of Living & Housing

The median home value in Lee's Summit is $313,200, 11% above the national median. Renters pay a median of $1,382 per month. At just 3x median income, home prices are very affordable relative to local earnings.

Safety & Crime

Lee's Summit is a very safe community with a violent crime rate of 88 per 100,000 residents — well below the national average of 380. Property crime occurs at a rate of 1,920 per 100,000, near the national average.

Education

Educational attainment is solid, with 48.7% holding a bachelor's degree or higher, near the national average. 97.4% have completed high school. Area schools have an average test score of 5.5/10.

Climate & Weather

Lee's Summit experiences four distinct seasons with an average temperature of 54°F. Winters average 27°F in January while summers reach 78°F in July. With 263 sunny days per year, residents enjoy well above the national average of sunshine. Annual precipitation totals 40.2 inches. Air quality is rated Good with a median AQI of 41.

Lee's Summit has a population of 102,583 with a density of 1,606 people per square mile, spread across 63.9 square miles. The median age is 38.6 years, 1% younger than the national median of 38.9. The gender split is 51.2% female and 48.8% male. The city is predominantly White (78.7%), with 1.5% Hispanic, 10.2% Black. English is the primary language spoken at home by 93.8% of residents, while 6.2% speak Spanish. 7.4% of the population are veterans, above the national rate of 6.0%. 8.9% of residents have a disability (below the 13.0% national average). 94.9% have health insurance coverage.

Population

102,583
Total Population
1,606
People / sq mi
38.6yrs
Median Age
1% below US avg
63.9mi²
Land Area

Gender Distribution

Male 48.8%
Female 51.2%

Race & Ethnicity

Lee's Summit vs U.S. Average

Language Spoken at Home

English Only93.8%
19% above US avg
Spanish6.2%
54% below US avg

Social Characteristics

Lee's Summit vs U.S. Average

The median household income in Lee's Summit is $104,989, which is 40% above the national average of $75,149. Per capita income is $48,687 (above the $39,052 national figure). The unemployment rate is 2.7% (below the 3.6% US average). 3.2% of residents live below the poverty line, lower than the national rate of 12.4%. The cost of living index is 90.8, below the national baseline of 100 — offering relatively affordable living. Workers commute an average of 26 minutes. 19.4% of workers work from home (above the 15.2% national rate).

Income: Lee's Summit vs U.S.

Commute Mode

Income

Median HH Income$104,989
40% above US avg
Per Capita Income$48,687

Employment & Poverty

Unemployment2.7%
25% below US avg
Poverty Rate3.2%
74% below US avg

Business (County)

Tax & Cost of Living

Cost of Living90.80 (100=avg)

Commute & Transportation

Commute Time25.7 min
Drive Alone73.7%
Public Transit0.1%
Work from Home19.4%

Walkability

The median home value in Lee's Summit is $313,200, 11% above the national median of $281,900. Homes sell for 0% of their list price, suggesting buyers have room to negotiate. Monthly rent averages $1,382 (19% above the national average of $1,163). Fair market rent ranges from $775 for a one-bedroom to $970 for a two-bedroom apartment. There are 40,716 total housing units in the city. The median year a home was built is 1993. 29.3% of renters spend 30% or more of their income on housing. The home price-to-income ratio is 3x, well within the affordable range.

Home Value Sources

Ownership Split

Home Values

Census Median$313,200
11% above US avg
Median List Price$415,000

Real Estate Market (Redfin)

Median List Price$415,000
$/Sq Ft$163
Homes Sold105
Sale-to-List Ratio0.0%
Price Drops23.3%

Rental Costs

Census Median Rent$1,382
19% above US avg
Rent Burden29.3%

HUD Fair Market Rent

Studio$732
1 Bedroom$775
2 Bedrooms$970
3 Bedrooms$1,265
4 Bedrooms$1,457

Ownership & Property

Owner-Occupied73.6%
Housing Units40,716
Median Year Built1993

Property Tax

In Lee's Summit, 32.3% of adults are obese, above the national rate of 32.1%. 8.2% have diabetes (below the 10.5% national rate). Heart disease affects 4.5% of residents, below the national average. 28.8% have high blood pressure. 12.0% are current smokers. 20.0% report binge drinking. 22.8% are physically inactive. 26.0% report depression (above the 20.0% national average). 17.7% experience frequent mental distress. 6.7% of residents lack health insurance (below the 8.6% national rate).

Health Metrics: Lee's Summit vs U.S. Average (%)

Chronic Conditions

Obesity32.3%
1% above US avg
Diabetes8.2%
Heart Disease4.5%
High Blood Pressure28.8%
Asthma10.0%
COPD5.1%
Cancer7.4%
Stroke2.5%

Behaviors & Mental Health

Smoking12.0%
14% below US avg
Binge Drinking20.0%
Physical Inactivity22.8%
Depression26.0%
Mental Distress17.7%
Physical Distress11.0%
Short Sleep32.2%

Healthcare Access

Insurance Rate94.9%
Uninsured6.7%
22% below US avg
Checkup Rate76.0%
Dental Visits69.6%

Food & Exercise

Lee's Summit has a violent crime rate of 88 per 100,000 residents, 77% below the national average of 380. This breaks down to aggravated assault at 44.9 per 100,000, robbery at 20.3, rape at 20.3. The murder rate is 2.1 per 100,000 (below the national rate of 6.3). Property crime stands at 1,920 per 100,000, 2% below the U.S. average. This includes larceny/theft at 1,547, burglary at 262, vehicle theft at 111 per 100,000 residents. Overall, Lee's Summit receives a safety grade of F.

Crime Rates: Lee's Summit vs U.S. Average (per 100,000)

Violent Crime

Total Violent87.6/100K
77% below US avg
Murder2.1/100K
66% below US avg
Rape20.3/100K
Robbery20.3/100K
Assault44.9/100K

Property Crime

Total Property1,920.0/100K
2% below US avg
Burglary261.8/100K
Theft1,547.1/100K
Vehicle Theft111.1/100K
Arson0.0/100K

Traffic Safety

Safety Score

Safety GradeF
Safety Score1.0 / 5.0
Lee's Summit experiences four distinct seasons with an average annual temperature of 54°F (12°C). Winters average 27°F in January while summers reach 78°F in July. The area gets 263 sunny days per year, well above the U.S. average of 205 — making it one of the sunnier locations in the country. Annual precipitation totals 40.2 inches. The area receives 4.4 inches of snow annually. Air quality is rated Good with a median AQI of 41. The city sits at an elevation of 1,043 feet.

Temperature

27°F Jan (-3°C) 78°F Jul (26°C)
Annual Average54.4°F
1% above US avg
January Average27°F (-3°C)
July Average78°F (26°C)
Sunny Days263 days/yr

Precipitation & Snow

Annual Rainfall40.2 inches
6% above US avg
Snowfall4.4 inches/yr

Air Quality

AQI Median41.0
RatingGood

Geography

Elevation1,043 ft (318 m)
Area63.9 sq mi (165.5 km²)
Population Density1,606/sq mi
Coordinates38.9108°N, 94.3822°W
TimezoneAmerica/Chicago

Monthly Weather

Month Avg Temperature Precipitation Summary
January 27°F (-3°C) 1.3 in Coldest, Driest
February 33°F (1°C) 1.4 in
March 44°F (7°C) 2.8 in
April 55°F (13°C) 3.8 in
May 64°F (18°C) 5.1 in
June 73°F (23°C) 5.2 in Wettest
July 78°F (26°C) 4.0 in Warmest
August 77°F (25°C) 3.8 in
September 68°F (20°C) 4.9 in
October 57°F (14°C) 3.5 in
November 43°F (6°C) 2.7 in
December 33°F (0°C) 1.8 in

Lee's Summit has a seasonal temperature swing of 51°F — from 27°F in January to 78°F in July. Total annual precipitation is 40.2 inches, with June being the wettest month (5.2") and January the driest (1.3").

48.7% of adults hold a bachelor's degree or higher, 45% above the national average of 33.7%. 97.4% have completed high school. 19.2% hold a graduate or professional degree (above the 13.1% national rate). Area schools have an average test score of 5.5 out of 10. In the 2024 presidential election, the county voted Republican with 76.6% of the vote, a 54.2-point margin. 95.7% of households have broadband internet access. The area has 8 EV charging stations. 73.7% of workers drive alone to work.

2024 Presidential Election (County)

R 76.6%
D 22.4%

Winner: Republican by 54.2 points

Education

Bachelor's Degree+48.7%
45% above US avg
High School+97.4%
Graduate Degree+19.2%
School Test Score5.51
A+ Education Grade (4.9/5.0)

Urban-Rural Classification

Population Density1,606/sq mi
Total Area63.9 sq mi

Infrastructure & Services

Broadband Access95.7%
EV Charging Stations8
Alt Fuel Stations11

Safety & Disasters

F Safety Grade (1.0/5.0)

Commute & Transportation

Avg Commute25.7 min
Drive Alone73.7%
Public Transit0.1%
Work from Home19.4%

Frequently Asked Questions About Lee's Summit

What is the population of Lee's Summit?

Lee's Summit has a population of 102,583 residents and is located in Missouri. The population density is 1,606 people per square mile, spread across 63.9 square miles. The median age of residents is 38.6 years. The population is 51.2% female and 48.8% male.

Is Lee's Summit expensive to live in?

Lee's Summit is more affordable than the national average, with a cost of living index of 90.8 — below the baseline of 100. The median household income is $104,989, 40% above the national average of $75,149. The median home value is $313,200 (11% above the U.S. median). Renters pay a median of $1,382 per month, above the national average of $1,163. The home price-to-income ratio is 3x, indicating housing is reasonably affordable relative to local income levels.

Is Lee's Summit safe?

Lee's Summit is considered a very safe city with a violent crime rate of 88 per 100,000 residents, well below the national average of 380. Property crime occurs at a rate of 1,920 per 100,000 (below the national average). Overall, Lee's Summit receives a safety grade of F based on combined crime data.

What is the weather like in Lee's Summit?

Lee's Summit has a four-season climate with an average annual temperature of 54°F (12°C). Winter temperatures average 27°F in January, while summers reach an average of 78°F in July. The area receives 263 sunny days per year, well above the national average of 205. Annual rainfall totals 40.2 inches, with 4.4 inches of snow. Air quality is rated Good with a median Air Quality Index (AQI) of 41.

How is the job market in Lee's Summit?

The job market in Lee's Summit is very strong, with unemployment at just 2.7% — well below the national rate of 3.6%. The average commute time is 26 minutes, and 19.4% of workers work from home.

How much does housing cost in Lee's Summit?

The median home value in Lee's Summit is $313,200. For renters, the median monthly rent is $1,382. Fair market rent is $775 for a 1-bedroom and $970 for a 2-bedroom apartment.

How are the schools in Lee's Summit?

Schools in Lee's Summit score 5.5 out of 10 on standardized testing, near the national average. 48.7% of adults in Lee's Summit hold a bachelor's degree or higher, above the national average of 33.7%. 97.4% have completed high school. 19.2% hold a graduate or professional degree.

How healthy is Lee's Summit?

The obesity rate in Lee's Summit is 32.3% (above the national rate of 32.1%). 12.0% of adults are smokers. 22.8% are physically inactive. 26.0% of residents report depression. 6.7% lack health insurance (below the national rate).

What is transportation like in Lee's Summit?

The average commute in Lee's Summit is 26 minutes. 73.7% of workers drive alone to work, and 19.4% work from home.

What are the demographics of Lee's Summit?

The racial and ethnic makeup of Lee's Summit is 78.7% White, 10.2% Black or African American, 1.5% Hispanic or Latino. 93.8% of residents speak only English at home, while 6.2% speak Spanish. 7.4% of the population are military veterans. 8.9% of residents have a disability. 94.9% have health insurance coverage.

Nearby Cities

Greenwood, MO 6,000 pop · 4.6 mi Lake Winnebago, MO 1,401 pop · 5.6 mi Lake Lotawana, MO 2,378 pop · 7.5 mi Raytown, MO 29,593 pop · 8.0 mi Grandview, MO 25,821 pop · 8.3 mi Raymore, MO 23,849 pop · 8.4 mi Blue Springs, MO 59,416 pop · 9.1 mi Pleasant Hill, MO 8,853 pop · 10.5 mi Belton, MO 24,618 pop · 10.6 mi Lone Jack, MO 1,487 pop · 11.5 mi Grain Valley, MO 15,967 pop · 12.2 mi Independence, MO 121,944 pop · 12.6 mi Blue Summit, MO 1,145 pop · 13.1 mi Leawood, KS 33,844 pop · 13.1 mi
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