The Town FilesLee's Summit, Missouri
City in Jackson County · population 101,108 (2020 Census) · spans 2 counties
- Median home
- $340,900
- Household income
- $102,531
- Jan low / Jul high
- 22° / 88°
- Snow a year
- 9 in
- Tornadoes ≤10 mi since 1950
- 28
- Median age
- 38.8
Lee's Summit is a city of 101,108 people in Jackson County, Missouri. The median home is worth $340,900, above the typical Missouri town ($153,900). It ranks more upscale than 92% of Missouri towns, better for young professionals than 85% of Missouri towns, more vibrant than 77% of Missouri towns.
How Lee's Summit ranks
Percentile among Missouri towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of Missouri towns.
Homes and cost of living
The median home in Lee's Summit is worth $340,900, above the typical Missouri town ($153,900). Homes cost about 3.3 times the median household income of $102,531, which is more affordable than 25% of Missouri towns. Median rent is $1,422 a month. 73.4% of households own their home.
| Housing | Lee's Summit | Typical Missouri town |
|---|---|---|
| Median home value | $340,900 | $153,900 |
| Median rent | $1,422 | $855 |
| Median household income | $102,531 | $56,368 |
| Home value ÷ income | 3.3× | 2.7× |
| Homeownership | 73.4% | 67.4% |
| Median year built | 1994 | 1972 |
| Seasonal / vacation homes | 0.2% | — |
Who lives in Lee's Summit
| People | Lee's Summit | Typical Missouri town |
|---|---|---|
| Median age | 38.8 | 38.6 |
| Age 65 and over | 16.2% | 17.7% |
| Under 18 | 25.5% | — |
| Bachelor's degree or higher | 48.8% | 18.9% |
| Below the poverty line | 5.7% | 14.6% |
| Veterans | 6.9% | — |
| Born outside the U.S. | 4.3% | — |
| Work from home | 20.8% | 7.9% |
| Average commute | 25.2 min | 23.1 min |
| Homes with broadband | 95.8% | 88.7% |
Weather in Lee's Summit
July highs average 88.3°F and January lows 22.1°F. About 38.3 inches of rain and melted snow fall a year, with 8.6 inches of snow (typical Missouri town: 11.1 in). Expect about 38 days a year at 90°F or hotter and 96 nights at or below freezing.
Tornadoes, storms and disasters
28 tornadoes have passed within 10 miles of Lee's Summit since 1950, compared with 23 for the typical Missouri town. 8 rated (E)F2 or stronger. The strongest, an F5, struck on May 20, 1957 about 3.8 miles from the town center and killed 37. Tornadoes within 10 miles have caused 37 deaths and 197 injuries since 1950. The most recent was on May 6, 2024.
Hail of 1 inch or larger has been reported within 10 miles 210 times; the largest was 5.50 inches on September 18, 2010.
Severe weather in Jackson County since 1996
Jackson County has been included in 26 federal disaster or emergency declarations since 1953, most often for flood, drought, tornado.
| Declared | Incident | Declaration |
|---|---|---|
| March 26, 2020 | Biological | DR-4490: Covid-19 Pandemic |
| March 13, 2020 | Biological | EM-3482: Covid-19 |
| July 9, 2019 | Severe Storm | DR-4451: Severe Storms, Tornadoes, And Flooding |
| August 7, 2015 | Severe Storm | DR-4238: Severe Storms, Tornadoes, Straight-Line Winds, And Flooding |
| June 30, 2011 | Flood | EM-3325: Flooding |
Jobs and pay in Jackson County
Jackson County had 375,574 jobs in 2024, paying an average of $71,613 a year. Unemployment was 3.4% in 2023; in Lee's Summit itself the ACS puts it at 3.8%.
Public schools in Lee's Summit
31 public schools with 18,674 students, about 14.9 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| LEE'S SUMMIT NORTH HIGH | 9-12 | 1,998 | 16.5 |
| LEE'S SUMMIT WEST HIGH | 9-12 | 1,976 | 16.5 |
| LEE'S SUMMIT SR. HIGH | 9-12 | 1,960 | 14.1 |
| BERNARD C. CAMPBELL MIDDLE | 6-8 | 1,073 | 14.7 |
| East Trails Middle School | 6-8 | 1,042 | 15.1 |
| SUMMIT LAKES MIDDLE | 6-8 | 1,033 | 16.1 |
| PLEASANT LEA MIDDLE | 6-8 | 931 | 13.7 |
| DELTA WOODS MIDDLE | 6-8 | 808 | 15.5 |
| CHAPEL LAKES ELEM. | K-5 | 644 | 16.5 |
| PRAIRIE VIEW ELEM. | K-5 | 601 | 14.0 |
| VOY SPEARS JR. ELEM. | K-5 | 556 | 15.0 |
| UNDERWOOD ELEM. | K-5 | 506 | 15.3 |
Towns near Lee's Summit
- Greenwood, MO6.1 mi · 6,021 people · home $286,100
- Raytown, MO6.5 mi · 30,012 people · home $182,900
- Grandview, MO7.9 mi · 26,209 people · home $188,500
- Blue Springs, MO8.9 mi · 58,603 people · home $263,100
- Raymore, MO9.1 mi · 22,941 people · home $339,100
- Pleasant Hill, MO10.0 mi · 8,777 people · home $278,400
- Belton, MO10.5 mi · 23,953 people · home $203,200
- Grain Valley, MO11.1 mi · 15,627 people · home $283,800
Lee's Summit questions
Is Lee's Summit, Missouri a good place to retire?
On The Town Files lifestyle rankings, Lee's Summit scores better for retirees than 30% of Missouri towns and quieter than 21%. 16.2% of residents are 65 or older (median age 38.8).
How much does a house cost in Lee's Summit?
The median owner-occupied home in Lee's Summit is valued at $340,900 (Census ACS 2020–2024), against a median household income of $102,531, so homes cost about 3.3 times income. Median rent is $1,422 a month.
What is the weather like in Lee's Summit?
July highs average 88.3°F and January lows 22.1°F (NOAA 1991–2020 normals). It gets about 38.3 inches of precipitation a year and 8.6 inches of snow.
Does Lee's Summit get tornadoes?
28 tornadoes have passed within 10 miles of Lee's Summit since 1950 (NOAA Storm Events); the strongest was a F5 on May 20, 1957. The typical Missouri town has had 23.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)