housing market in Clay County, Missouri, near Kansas City.

Clay County Housing Market Update for 2025

September 16, 2025
Rick Woodruff
Housing Market

Located in the Kansas City metro, Clay County, Missouri, offers a blend of suburban tranquility and urban accessibility, with strong schools and a robust economy. For buyers, sellers, or investors, understanding 2025 trends is vital. This post explores market data, key drivers, and practical tips.

A Snapshot of Clay County’s Housing Market in 2025

Encompassing cities like Liberty, Gladstone, and North Kansas City, Clay County provides diverse housing options, from affordable starters to upscale homes. The market remains seller-friendly due to consistent demand, with growing inventory offering more choices for buyers.

Key Market Statistics (August 2025)

Median Home Price: $354,000, up 7.3% year-over-year.
Homes for Sale: 738 homes listed, up 9.0% from August 2024.
Days on Market: Homes sell in 40 days, up 17.6% from 34 days last year.
Homes Sold: 371 homes sold in August, up 2.5% from 362 last year.
Price Trends by Area:
- Liberty: $355,000 median, up 3.0%.
- Gladstone: $290,000 median, up 4.2%.
- North Kansas City: $275,000 median, up 5.0%.
- Smithville: $365,000 median, up 2.8%.
Price by Bedroom:
- 1-bedroom: +10.8%.
- 2-bedroom: +6.5%.
- 3-bedroom: +3.5%.
- 4-bedroom: +2.0%.
- 5-bedroom: +1.5%.

Market Trends

Rising Prices: The median price reached $354,000, up 7.3%. Smaller homes (1–2 bedrooms) show faster price growth.
Increasing Inventory: August 2025 listed 738 homes, up 9.0%. Supply is at 2.3 months, compared to 2.2 months in August 2024, indicating a slight easing of market tightness.
Competitive Market: Homes sell in 40 days, faster than the national 47-day average, signaling a strong seller’s market despite a modest slowdown.
Strong Rentals: Liberty and North Kansas City rentals are in demand, driven by proximity to Kansas City and local job growth.

Factors Driving the Clay County Housing Market

Several factors shape Clay County’s 2025 market:

Economic Strength: A 2.9% unemployment rate and employers like Ford and Cerner support housing demand.
Interest Rates: Rates range from 6.13% to 7%, with expected stabilization. Check today’s interest rates at Metropolitan Mortgage.
New Construction: National permits rose 13.8%, with Liberty and Smithville adding homes at a steady pace.
Quality of Life: Parks, trails, and top schools like Liberty Public Schools attract families. Low flood risk (9% of properties) supports investment potential.

Tips for Buyers, Sellers, and Investors

Home Buyers

Act Quickly: With homes selling in 40 days, get pre-approved for Liberty or Gladstone. Explore Missouri first-time homebuyer programs.
Financing Options: Eligible buyers can use VA home loans.
Emerging Areas: For value, consider North Kansas City or areas near I-35, where affordable homes are available.

Home Sellers

Price Smart: Use comps to price 3–4 bedroom homes competitively. Try our home valuation tool.
Highlight Features: Emphasize proximity to schools or modern upgrades, key in Clay County.
Stage Well: Professional staging boosts appeal. Check staging tips.

For Investors

Target Rentals: Liberty and North Kansas City offer strong rental demand, with metro rents around $1,050.
Watch New Builds: Monitor Liberty and Smithville for investment opportunities.
Flipping Potential: Affordable homes ($250,000 or less) are viable for BRRRR strategies with Clay County real estate managers.

Looking Ahead: Clay County Housing Market in 2025 and Beyond

Clay County’s market remains seller-friendly but shows signs of balance with a 9.0% inventory increase to 738 homes. Prices may rise 3–5% annually. New construction could ease competition, while buyers can leverage assistance programs. Sellers should capitalize on demand, and investors have opportunities in rentals and development.

Work with a local real estate agent to navigate Clay County’s market. Track rates, construction, and economic trends for informed decisions.

Learn more about other surrounding Counties: