KS and MO Apartments

A Property Manager at Missouri & Kansas Rentals

KS and MO Apartments

Missouri & Kansas Rentals

A Property Manager based in Springfield, MO

 
Silver Level Expert Local Guru
 

Information Provided about KS and MO's Coverage Area

 
Nightlife

Nightlife

KS and MO Apartments - Property Manager

Culture is abundant in Springfield, especially in the revitalized downtown district. Recently, old buildings that simply sat and rusted were renovated and re-imagined as restaurants, shops, and music venues. The area, which was labeled a Community Improvement District, has not only shown signs of life, but is thriving. Theaters like the Gillioz and Landers have led the way, and in a separate project, the Jordan Valley Park created a place where the community could go for entertainment (sports) and education (museums). Springfield is a city on the rise, and has an incredibly bright future ahead.

 
Renter Friendly

Renter Friendly

KS and MO Apartments - Property Manager

Renters are immediately drawn to Springfield because of the low prices here. If you search for listings on My Apartment Map, you will see a number of rentals that are in the $500s or lower, which would be considered cheap anywhere in the country, and especially in a city the size of Springfield. The median rent is $575, which paves the way for you to strike some stellar deals. It’s even more of a bargain when you consider the high quality of life here. It was named by America’s Promise Alliance as one of the best communities for young people for consecutive years, the Milken Institute declared it the best U.S. city for creating and sustaining jobs, and the World Health Organization just named it a “safe community” a couple years back. Overall, I’d say Springfield is great for renters.

 
Recreation

Recreation

KS and MO Apartments - Property Manager

Although Olathe is a major city, there are still plenty of outdoor activities for residents within the city or just outside the city limits. Lake Olathe and Shadow Lake are both great places to go fishing or out on a rowboat, kayak, or canoe for a few hours to enjoy the outdoors and get some exercise. There are also a number of trails and parks throughout the city that have a number of amenities and allow dogs as long as they remain on leash. Some other recreation attractions include adult sports, youth sports, and aquatics facilities.

 
Crime & Safety

Crime & Safety

KS and MO Apartments - Property Manager

Olathe has a very low crime rate, which is somewhat surprising since it was ranked as one of the fastest growing cities in the country in 2008, while still maintaining the 11th spot on CNNMoney’s list of best cities to live in. Compared to the crime rates of nearby cities, Olathe is a very safe city and an excellent place for renters if they are worried about crime. The violent crime rate is 36% less than the state average and 45% below the national average. The overall crime rate is 27% less than the state average and 37% below the national average.

 
Demographics

Demographics

KS and MO Apartments - Property Manager

O’Fallon, weirdly, is one of only a couple places in the U.S. that shares a name with another place in the same metropolitan area (in this case, the St. Louis metropolitan). The other place is O’Fallon, MO. The two O’Fallons couldn’t be more opposite. The one in MO has 79,329 people and is a legitimate city. The one in IL has 50,000 less people (28,281), and definitely has more of a town-like community feel. The one big difference between the two that the O’Fallon in IL is half the distance (17 miles) than the one in MO (34 mi).

 
Recreation

Recreation

KS and MO Apartments - Property Manager

There are seven great parks that the public has access to in O’Fallon. There are also miles of trails that are great for walking or jogging. The largest park is also the newest: the O’Fallon Family Sports Park, which has trails, pavilions, sports fields, and more. Also the town has been home in the past to the annual Mayfair Parade, which the community has been trying to bring back. The winters may be cold here, but in the summer you’ll have plenty of things to do and places to hang out or exercise.

 
Traffic & Commuting

Traffic & Commuting

KS and MO Apartments - Property Manager

Hazelwood has great access to high-profile roads, such as Highway 370, Lindbergh Boulevard, and three Interstates -- 70, 170, and 270. I-70 is the quickest route to get to St. Louis, which can take anywhere from 20-45 minutes depending on traffic (usually around a half hour, it also depends on where you live in Hazelwood). The public transportation options leave something to desire, admittedly, but the great access to freeways and interstates makes up for it. Also, the typical commute time is relatively low (compared to state and US averages), at just 24 minutes.

 
Apartment Costs

Apartment Costs

KS and MO Apartments - Property Manager

Apartment prices in Hazelwood are very fair considering the proximity to St. Louis and the great properties available. It could even be argued that some of the best price tags in the area are in Hazelwood. Usually, the prices here begin at around $600/month for a one bedroom on average, and typically increase by $100 for each bedroom. So a two bedroom is in the ballpark of $700, three bedroom is $800, etc. However, depending on the state of the market, these prices may be slightly lower or higher, so make sure you check before making any concrete decisions.

 
Schools & Education

Schools & Education

KS and MO Apartments - Property Manager

There are no shortage of schooling opportunities in Florissant, at both the K-12 and post secondary level. There are 30 public schools in the area, and they’re mainly operated by two districts: Ferguson-Florissant and Hazelwood. There are around 15 private schools in the area, ranging from alternative schools to religious academies. For post-secondary schools, there are five in, or very close nearby, the city, such as the Florissant Valley Community College and the Saint Louis Christian College.

 
Crime & Safety

Crime & Safety

KS and MO Apartments - Property Manager

Florissant’s crime rate is noticeable lower than average. In the 2010 crime reports, the city reported a violent crime rate that was almost half of both national and state averages! Here’s a telling stat: only 4 per 1000 residents experience a violent crime here, which are incredibly low odds. The property crime rate wasn’t as low, but was still impressive, as it was 5% lower than the US average and 15% lower than Missouri’s average.

 
Recreation

Recreation

KS and MO Apartments - Property Manager

The city that’s home to the Gateway Arch has much more to offer than its ubiquitous national landmark (although if you have the chance, go check it out). There are beloved sports franchises like the Cardinals baseball team and Rams football team, both of which have won championships in their respective leagues recently. For culture, St. Louis has great concert venues, museums, and theaters. They also have a thriving nightlife scene full of bars and nightclubs. St. Louis has the amenities of any large U.S. city while still maintaining a sense of community among its residents.

 
Public Transportation

Public Transportation

KS and MO Apartments - Property Manager

St. Louis takes pride in its transit options that it provides to its residents -- the city ranks in the top 30 in terms of public ridership. Last time I checked it was around 11%, which sounds low, but the national average is 4% (so it’s nearly triple that). As for the options, they’re limitless! The city has rapid transit, passenger rail, buses, commuter rail, Amtrak, and a growing bicycle community. Cars are still the most popular way to get around, but the gap is closing, so you won’t feel limited to a vehicle.

 
Weather

Weather

KS and MO Apartments - Property Manager

The climate in Derby is a story of two extremes. In the winter, the average low is below freezing for 104 days of the year. During this season, there is usually around 15 inches of snow. When it warms up in the summer (July is the hottest month usually) then the average high of the day is above 90 degrees F for an average of 62 non-consecutive days, and is typically above 100 degrees for 12 non-consecutive days. To live in Derby you will have to be able to tolerate the cold winters and hot summers.

 
Traffic & Commuting

Traffic & Commuting

KS and MO Apartments - Property Manager

If you take Kansas Route 15, you can access Wichita very easily from Derby. The big city is about eleven miles away, but can be closer or further depending on which side of Derby you live on. Some basic knowledge about commuting here in case you’re not familiar with the area: mostly everyone drives a vehicle to work every day, the average commute time is 20 minutes, give or take a few minutes depending on locations, and the city is bordered by Mulvane, Peck, Haysville, Oaklawn-Sunview, and Rose Hill.

 
Recreation

Recreation

KS and MO Apartments - Property Manager

Wichita might not be considered a large U.S. city, but it still has a distinct culture that sets it apart from other areas. The city’s Symphony Orchestra and Music Theater perform in the Century II Convention Hall. Other venues include the Intrust Bank Arena and the Orpheum Theatre. Some museums are the Wichita Art Museum, Exploration Place, and the Museum of World Treasures. The city doesn’t have a major sports franchise, but has several popular minor league teams. The Wichita State Shockers sports teams also gain considerable attention in the area.

 
Economy and Jobs

Economy and Jobs

KS and MO Apartments - Property Manager

Wichita has been known for its aircraft manufacturing for a long time. The majority of jobs in the city (21%) are in the manufacturing industry. The second largest industry is health care. Some companies that have headquarters in Wichita are Koch Industries, Cargill, Alternative Energy Solutions, and Learjet. The city has been hit just as hard as the rest of the nation by the Recession, but recently the unemployment rate has dropped to 6.9%. This is a little more than one percent lower than the national average.

 
Recreation

Recreation

KS and MO Apartments - Property Manager

Grandview has thirteen parks and a community center. Most of these parks have common amenities like picnic areas, playgrounds, sports fields, and pavilions. However, they all have their own individual quirks: one has a “sprayground,” which is a playground but with hoses, fountains, and other water features to cool you off on a hot day. One park is a state park, another has a pool, and one has a museum. These parks are everything you would expect and more. The town also has a Community Center and offers classes for exercises like yoga and zumba, among others.

 
Traffic & Commuting

Traffic & Commuting

KS and MO Apartments - Property Manager

Grandview is located fifteen miles from Kansas City, in the southern part of the city’s metropolitan area. The city has an incredibly high percentage of people who drive a vehicle to work (95%) as opposed to those who take public transit (0.7%). Another 2.4% take a different form of transportation, such as bicycling or walking. The average commute is slightly longer than average, at 27 minutes, which may be because of traffic on Route 71 and Interstate 435.

 
Pet Friendly

Pet Friendly

KS and MO Apartments - Property Manager

Bring your pet to Lenexa, there are plenty of apartment complexes here that will gladly accommodate your animal. For example, here are a few: The Dunes, West End at City Center, Charterhouse, and the Crossings. Individual apartments may also be welcoming, depending on the landlord. There are a number of local businesses that cater to pets, as well as a handful of dog parks near the city.

 
Restaurants

Restaurants

KS and MO Apartments - Property Manager

Aside from being the headquarters for Applebees, Lenexa has a restaurant scene that is more than just chain restaurants (not that there’s anything wrong with them). You can find a ton of original restaurants here, including the Copa Room’s Italian flavor, Mi Ranchito’s Mexican spice, Fortune Palace’s Chinese dishes, KC Grill & Kabob’s Mediterranean meals, Flavor of India’s Indian cuisine, and many more.

 
Apartment Costs

Apartment Costs

KS and MO Apartments - Property Manager

Shawnee earned a spot in the top 20 of Money Magazine’s 2010 Top 100 Best Places to Live in the U.S. in large part because of its affordable housing. The median rent (per month) here is $767, which is pretty inexpensive. The national average is $950. There are properties that are less than the median, obviously, and some that are more. Below are studio apartments ($495 on average), one bedroom ($500), and two bedrooms ($650), and above the median are three bedrooms ($995) and four bedrooms ($1,495).

 
Traffic & Commuting

Traffic & Commuting

KS and MO Apartments - Property Manager

Shawnee is just ten miles southwest of Kansas City, making it an extremely convenient location for someone who works in the city. The usual commuting time for someone who lives in Shawnee is around 23 minutes. The vast majority of people here drive a vehicle to work (a whopping 93%), and only 1% take public transit or another form of transportation, like bicycling or walking.

 
Schools & Education

Schools & Education

KS and MO Apartments - Property Manager

Overland Park makes sure its schools are top-notch, as the city is a popular and welcoming place for families (see Renter Friendly). Three main school districts enroll the majority of students here. The first is the Shawnee Mission School District, which runs five high schools. Olathe School District operates four, and the Blue Valley School District has five. According to Great Schools, an organization that grades schools based on their academic performance, the public school system in Overland Park has earned an 8 out of 10 rating, which is superb. The school that has the highest individual grade here is Blue Valley North High School, which earned a 10 out of 10.

 
Renter Friendly

Renter Friendly

KS and MO Apartments - Property Manager

Out of all the housing units on the market today in Overland Park, 57% are for rent (only 19% are for sale). Therefore, there is a wide selection of apartments to choose from here. I think that Overland Park is one of the best places to live in the state, and many publications agree: Money Magazine always ranks it in its annual list of 100 Best Cities to Live in the U.S., and in 2010 it was #7. The city also earned 3rd on Yahoo!’s list of America’s 10 Best Places to Grow Up, and was also named one of the Best Places to Raise Your Kids by Businessweek in 2009.

 
Recreation

Recreation

KS and MO Apartments - Property Manager

Leawood offers six parks that are maintained by the city and are accessible to the public, as well as a series of greenways that stretches throughout the county. The Tomahawk Creek Greenway is a four mile paved stretch where people can jog or walk next to the water. There are also four ponds scattered through the city, and each of them is stocked with different types of fish so residents can take their poles out of storage. The city also sponsors events at the Ironwoods Challenge Course, such as Fearless Fridays and Cliffhanger Saturdays, where anyone, young or old, can take on obstacle courses.

 
Crime & Safety

Crime & Safety

KS and MO Apartments - Property Manager

Leawood is one of the safest communities in Kansas. In fact, Neighborhood Scout, an organization that uses FBI data to monitor and document crime in communities included Leawood in its most recent “Top 100 Safest Cities in the U.S.” It was actually the only city from the state of Kansas to make the list. This is how safe it is: in 2010 the violent crime rate here was 82% lower than the national average and 81% lower than the state average. The property crime rate was 53% lower than national and 55% lower than state.

 
Apartment Costs

Apartment Costs

KS and MO Apartments - Property Manager

Renting in Raytown is fairly inexpensive, or at least compared to surrounding areas. The median rent is $793. The prices line up pretty well with other communities like Independence and Grandview. Places like Lees Summit, Kansas City, and Prairie Village are typically more expensive. If you want a studio apartment in Raytown, it’ll run you an average of $387 per month. The prices go up from there. A one bedroom costs an average of $642, a two bedroom is $789, and a three bedroom is $895.

 
Renter Friendly

Renter Friendly

KS and MO Apartments - Property Manager

If you glance at Raytown’s community demographics, you will notice that of all the housing units in Raytown, only 23% are rented and 74% are owned. However, this ratio changes when you look at units on the market. Out of all the available properties in Raytown, 43% are for rent and just 35% are for sale. Though there aren’t a large number of renters here now, by the time all these properties are occupied, there will be. If you rent here now, you will be able to have your choice of the wide selection of apartments. And you will also be able to land one for cheap: the median rent here is $793, and the national average is $950 (see Apartment Costs for more).

 
Schools & Education

Schools & Education

KS and MO Apartments - Property Manager

Public schools in Independence are operated by a total of four school districts: Independence (serves the majority of students in the area), Blue Springs, Fort Osage, and Raytown. There are nearly 40 public schools in the city. According to GreatSchools, an organization that grades schools based on test scores, the combined score of all of Independence’s public schools is a 6 out of 10, with some doing better and others ranking worse. There are also other options: the city is home to around a dozen private schools.

 
Public Transportation

Public Transportation

KS and MO Apartments - Property Manager

Independence has its own bus station, or MetroCenter, which provides access to buses serviced by the Kansas City Area Transportation Authority. Residents can park at the station, and take buses around the city or to other cities, such as Kansas City. The city also has access to Amtrak trains through the Truman Depot. Even though these options are available, only around 1% of residents here take public transportation to work every day.

 
Pet Friendly

Pet Friendly

KS and MO Apartments - Property Manager

There are tons of pet friendly apartments for rent here in Kansas City. Properties such as Madison Wood View, SilverWood, University Plaza, and Falls at Cottonwood Creek, to name a few examples, allow their renters to have pets. The community also has a number of services that cater to pet owners, such as pet stores, both chain and local, groomers, sitters (some also train and board), a dog park, and of course, veterinarians.

 
Traffic & Commuting

Traffic & Commuting

KS and MO Apartments - Property Manager

There aren’t a whole lot of public transit options here in Kansas City, which shows in the demographic statistics. Of the residents in the city, only 1.3% use public transportation to get to work every day. On the flip side, 93.6% of residents drive a vehicle to work. Another 2% use another form of transportation, such as bicycling or walking. The average commuting time here is 24 minutes, which is longer than the Kansas state average yet shorter than the national average.

 
Public Transportation

Public Transportation

KS and MO Apartments - Property Manager

Although Kansas City doesn’t have any subways or light rail lines, it has an extensive bus rapid transit system called the Metro Area Express (MAX) that runs more like a rail line than a bus line. It was recently implemented in 2005, so it’s still state-of-the-art. For example, customers can track each bus by GPS to see where it is at any time, and if the buses are running late, then traffic lights automatically change when the buses approach them. Nearly 3% of residents here take public transportation, which may not sound like much, but it’s more than double the Missouri average.

 
Recreation

Recreation

KS and MO Apartments - Property Manager

Kansas City is home to two very popular sports franchises: the Royals of the MLB, and the Chiefs of the NFL. People who live here often spend their summer nights at Kauffman Stadium, cheering on their Royals. There are also five casinos in the city that are busy on most weekends. For performing arts, the Kansas City Repertory Theatre is one of the city’s most well-known theater companies, and the Starlight Theatre, an outdoor venue, is one of the most popular spots for residents in the summer. The Lyric Theatre houses the Kansas City Symphony and the State Ballet of Missouri. There are a number of other great live music venues around the city, and a number of restaurants to enjoy a meal at before or after the shows, ballgames, or any other city event.

 
Schools & Education

Schools & Education

KS and MO Apartments - Property Manager

There are around 30 colleges and universities in Kansas City. The largest (enrollment-wise) is the University of Missouri--Kansas City, which is home to more than 15,000 students. There are a variety of other post-secondary schools in the city, ranging from art institutes to religiously based colleges. For K-12 schools, there are 16 districts that serve the city, which amounts to over a hundred public schools and over 50 private schools.

 
Renter Friendly

Renter Friendly

KS and MO Apartments - Property Manager

Kansas City is a renter friendly because of the number of apartments on the market and their low prices. The median rent in the city is $827, which is much less than the national average of $950. Also, out of all of the housing units on the market in the city, there are three times more places for rent (48% of units) than for sale (15%). The apartments available is also double both the national and state averages. So, if you’re moving to Kansas City, you will have a much wider selection of properties if you want to rent, and a smaller selection if you want to buy.

 
Schools & Education

Schools & Education

KS and MO Apartments - Property Manager

The Blue Springs R-IV School District consists of 13 elementary, four middle, and two high schools. Parts of the city are also served by the Lee’s Summit school system, but this is a very small portion of the city. The Blue Springs R-IV School District has received a perfect score on their Annual Performance Report for the past 11 years from the Department of Elementary and Secondary Education, making it one of seven districts in the state to receive this honor. The majority of the schools in the district received scores of 9 and 10 from GreatSchools with the lowest score being a 7.

 
Traffic & Commuting

Traffic & Commuting

KS and MO Apartments - Property Manager

The commute to the greater Kansas City area takes about 30 minutes in light traffic and 45 minutes by public transportation. The commute by car can take up to an hour during rush hour traffic times. There is a bus that runs from Blue Springs to the heart of Kansas City, but the service is above ground so it is subject to the same traffic as commuters taking cars. For those that do not like to drive in the city, the bus may be the better option. Although many people work just outside Kansas City, those that do not work in that area have easy access to other areas by I-70, which passes through the northern end of Blue Springs.

 
Restaurants

Restaurants

KS and MO Apartments - Property Manager

54th Street Grill and Bar is the areas largest bar and attracts residents from surrounding towns for its excellent and affordable food, drinks, and atmosphere. The extensive menu features all types of food, but the most notable are the “biggie burgers” and the steak. The Canoe Club Restaurant is also a favorite among locals and has great food, drinks, people, and live music. The Canoe offers indoor and outdoor seating and features local and national artists for after dinner entertainment.

 
Pet Friendly

Pet Friendly

KS and MO Apartments - Property Manager

Lee’s Summit is home to the Happy Tails Dog Park, a four acre off-leash dog park that includes agility equipment and a complete agility course. The park also has a specific section for small dogs and a children's playground. The Greenway Trail System includes trails within Lee’s Summit and is a great place to take your dog for a walk or run through the wooded areas of the city. Two complexes in Lee’s Summit with a number of open units allow cats, small dogs, and large dogs and many more allow cats and small dogs.

 
Traffic & Commuting

Traffic & Commuting

KS and MO Apartments - Property Manager

Given that the majority of residents in Columbia also work in the city or just outside the city, the commute to work is often very short, with an average commuting time of 10 to 20 minutes. However, due to the heavy flow of traffic within the city during rush hour traffic, getting around the city during these hours can be difficult and time consuming. If it is not necessary, traveling within the city during rush hour traffic times is not advised.

 
Public Transportation

Public Transportation

KS and MO Apartments - Property Manager

The Columbia Transit systems provides public transportation to Columbia and the surrounding areas on six major routes. The fares are very reasonable and the city provides number of discounts and deals for those who qualify. The city also has a para-transit service for the elderly and disabled with a $2.00 one-way service fee. Lastly, the city is served by the Columbia Terminal Railroad, which runs from Columbia to Centralia and provides access to the Norfolk Southern Railway.

 

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