July 2026 Cass County, Missouri Market Report
Cass County Home Prices & Housing Market: July 2026
The median home price in Cass County was $349,950 in July 2026, essentially unchanged from $350,000 one year earlier, while the average sales price was $404,937. Closed sales increased 15.7% from the prior year even as inventory declined.
Latest data: July 2026 Heartland MLS report, current as of August 7, 2026.
Cass County Home Prices
The median price is often the better measure of what a typical buyer paid because half of all sales were above $349,950 and half were below it. The average price was higher because higher-priced sales in communities such as Raymore, parts of Lee’s Summit, and acreage markets can pull the countywide average upward.
Through the first seven months of 2026, the countywide median was $350,000, compared with $343,000 during the same period in 2025. The year-to-date average increased from $403,236 to $407,887.
Raymore and Belton Home Prices
Search demand for Raymore home prices and Belton home prices overlaps with broader Cass County home-price research, but one countywide number should not be treated as the exact value for every neighborhood.
Raymore includes established subdivisions, newer construction, and growing residential areas, while Belton includes a broad mix of housing ages and price points. Local comparable sales, property condition, lot size, taxes, and HOA obligations can create meaningful differences from the countywide median.
Buyers should compare current neighborhood-level sales rather than relying only on the Cass County median or average.
July 2026 Cass County Housing Market Statistics
| Market metric | July 2025 | July 2026 | Annual change | 2026 YTD |
|---|---|---|---|---|
| Closed sales | 166 | 192 | +15.7% | 1,050 |
| Average sales price | $451,968 | $404,937 | -10.4% | $407,887 |
| Median sales price | $350,000 | $349,950 | -0.0% | $350,000 |
| Days on market | 37 | 45 | +21.6% | 54 |
| Original list price received | 97.8% | 97.7% | -0.1% | 97.4% |
| Pending sales | 143 | 156 | +9.1% | 1,164 |
| Homes for sale | 441 | 405 | -8.2% | — |
| Months of supply | 3.0 | 2.7 | -10.0% | — |
Source: Heartland MLS Local Market Update for Cass County, Missouri. Sales-price figures do not account for seller concessions or down-payment assistance.
Home Prices Vary Across Cass County Cities
Countywide figures provide a useful benchmark, but they should not be treated as the exact home price for every community. Property mix, lot size, age, condition, acreage, school district, and location all influence local values.
Raymore
Established neighborhoods, newer subdivisions, and continuing residential growth create a wide range of sale prices.
Prepare for a Raymore purchaseBelton
Broad housing mix with convenient access to Kansas City employment centers. Property condition and nearby comparable sales can materially affect value.
Harrisonville
Established housing, newer development, and nearby rural properties create varied pricing by lot size, condition, and location.
Pleasant Hill
Suburban neighborhoods, larger lots, and semi-rural properties can produce meaningful differences among comparable sales.
Lee’s Summit
The Cass County portion of Lee’s Summit includes newer subdivisions and higher-priced homes that can influence local averages.
Rural Cass County
Acreage, outbuildings, utilities, road access, and appraisal comparability can materially affect pricing.
What the Cass County Market Means for Buyers and Sellers
For buyers
With 2.7 months of supply, obtain a full pre-approval before touring and be ready to evaluate comparable sales quickly. Longer market times may create negotiating opportunities.
Start mortgage pre-approvalFor sellers
Homes received an average of 97.7% of original list price. Pricing still matters, especially as market time increased to 45 days.
For payment planning
Purchase price is only one part of the monthly payment. Compare interest rate, property tax, insurance, down payment and loan program.
View Kansas City mortgage ratesCass County Home Price FAQs
What is the median home price in Cass County?
The median sales price was $349,950 in July 2026, essentially unchanged from $350,000 in July 2025. The year-to-date median through July was $350,000.
What is the average home price in Cass County?
The average sales price was $404,937 in July 2026, down 10.4% from $451,968 one year earlier. The year-to-date average was $407,887.
Are Cass County home prices increasing?
The July median was essentially flat and the monthly average was lower year over year, while year-to-date median and average prices were both higher through July 2026.
Is Cass County a buyer's or seller's market?
The 2.7-month supply generally indicates seller-leaning conditions overall, although longer market times and a 97.7% original-list-price ratio may give buyers more negotiating room.
How quickly are homes selling in Cass County?
Homes that closed during July 2026 spent an average of 45 days on the market, compared with 37 days in July 2025.
Planning a Cass County Home Purchase?
Compare your purchase range, monthly payment and loan options with a local lending team serving Kansas and Missouri borrowers.