Northland & East KC Suburbs • December 2025 Data

KC Metro Rent Index

Apartment rental prices for Excelsior Springs, Blue Springs, Riverside, and surrounding KC metro areas

$761
Cheapest 1BR (Excelsior)
$1,414
Priciest 1BR (Lee's Summit)
+2.4%
KC Metro YoY Change
93.2%
KC Metro Occupancy
27%
Below US Average
Average 1-Bedroom Rent by City
Excelsior Springs
Clay County • Northland
$761 /mo
1-bedroom average
Cheapest Option +0.5% YoY
Recommended Income (30% rule)
$2,537/mo • $30,444/yr
Raytown
Jackson County • SE Metro
$817 /mo
1-bedroom average
Budget Friendly +3.9% YoY
Recommended Income (30% rule)
$2,723/mo • $32,680/yr
Riverside
Platte County • Northland
$914 /mo
1-bedroom average
Near Argosy −18% MoM
Recommended Income (30% rule)
$3,047/mo • $36,560/yr
Independence
Jackson County • East Metro
$1,001 /mo
1-bedroom average
Mid-Range +4.7% YoY
Recommended Income (30% rule)
$3,337/mo • $40,040/yr
Gladstone
Clay County • Northland
$1,044 /mo
1-bedroom average
Mid-Range +3.7% YoY
Recommended Income (30% rule)
$3,480/mo • $41,760/yr
Blue Springs
Jackson County • East Metro
$1,041 /mo
1-bedroom average
Mid-Range −0.9% YoY
Recommended Income (30% rule)
$3,470/mo • $41,640/yr
Liberty
Clay County • Northland
$1,068 /mo
1-bedroom average
Mid-Range −4.5% YoY
Recommended Income (30% rule)
$3,560/mo • $42,720/yr
Kansas City, MO
Metro Core
$1,199 /mo
1-bedroom average
Varies by Area +1.8% YoY
Recommended Income (30% rule)
$3,997/mo • $47,960/yr
Lee's Summit
Jackson County • South Metro
$1,414 /mo
1-bedroom average
Most Expensive +1.3% YoY
Recommended Income (30% rule)
$4,713/mo • $56,560/yr
Quick Comparison by Bedroom Size
City
Studio
1BR
2BR
3BR
Excelsior Springs
$650
$761
$813
$936
Raytown
$740
$817
$1,000
$1,210
Riverside
$710
$914
$1,170
$1,350
Independence
$710
$1,001
$1,184
$1,564
Gladstone
$780
$1,044
$1,202
$1,445
Blue Springs
—
$1,041
$1,316
$1,721
Liberty
$759
$1,068
$1,357
$1,212
Kansas City, MO
$989
$1,199
$1,405
$1,738
Lee's Summit
$868
$1,414
$1,595
$1,999
2025–2026 Market Forecast

📈 KC Metro Rental Outlook

Rent Growth (Late 2025)
+4%
Above national average
Occupancy Rate
93.2%
Stable through 2025
New Construction
6,500
Units under construction
Hot Submarkets
Northland
40% of new completions
Smart Renter Tips

💰 Budget Strategy

  • Excelsior Springs is 46% cheaper than Lee's Summit for a 1BR
  • Raytown and Riverside offer KC-adjacent living at ~$850/mo
  • Blue Springs rents dropped 0.9% YoY — negotiate!
  • Liberty down 4.5% — best time to lock in a lease

🚗 Commute Factor

  • Riverside → Argosy: 5 min
  • Excelsior Springs → Argosy: 20 min
  • Blue Springs → Downtown KC: 25 min
  • Independence → Downtown KC: 15 min

🎯 Best Value Picks

  • Remote work: Excelsior Springs ($761/mo)
  • Near Argosy: Riverside ($914/mo)
  • Balance: Independence or Blue Springs (~$1,000)
  • Family/schools: Liberty ($1,068/mo, declining)

📅 Timing Tips

  • Off-peak: Nov–Feb typically has lower rents & more concessions
  • Northland absorption strong — act fast on good deals
  • New construction coming 2025–2026 may ease prices slightly
  • Lock 12+ month lease to hedge against 4% projected increases
Sources: Apartments.com, RentCafe/Yardi Matrix, Zumper, Zillow, Rent.com, Apartment List, Point2Homes, MMG Real Estate Advisors KC Forecast, Norada Real Estate • Data compiled December 2025