Best Places64012, MO Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 64012, scored on 40 measures of daily life and ranked to fit what matters to you. This page is for people who live here or already know they want to. To work out which city fits you best, start with the best places to live tool.
64012 ranks 12,642nd of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on affordable childcare by a wide margin, and noise is the weak spot.
The best neighborhoods in 64012
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
64012's strengths and weaknesses
Where 64012 ranks high
- Cheap childcare$388 a month, better than 99% of zip codes
- Internet speedBetter than 94% of zip codes
- Low vacancyBetter than 78% of zip codes
- Cell coverageBetter than 78% of zip codes
- State fiscal healthBetter than 74% of zip codes
Where 64012 ranks low
- QuietBetter than only 16% of zip codes
- Cheap car insuranceBetter than only 28% of zip codes
- Tree shadeBetter than only 34% of zip codes
- TransitBetter than only 35% of zip codes
- Heat safetyBetter than only 37% of zip codes
What it costs to buy a home in 64012
A household needs to earn about $66,000 a year to comfortably buy the median 64012 home, at 20% down and today's 30-year rate. That is below the area's own median income of $76,583, so a typical household can afford the median home outright.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 64012's effective rate of 0.85%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 6 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 64012
64012's age mix sits close to the national median, and households here run smaller than average.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 64012.
Who works in 64012, and how
Work in 64012 centers on retail trade and health care & social. Unemployment is close to the national rate, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 82%
- Work from home 14%
- Transit, walk, or bike 4%
Life in 64012
64012 has more restaurants and bars per resident than 90% of zip codes and more parkland per resident than 66% of zip codes. Dining, parks, and nightlife concentrates in some parts of 64012 and thins out in others, which the map shows.
What the weather is like in 64012, month by month
64012 sees roughly 95 pleasant days a year. July highs average about 89 degrees. January highs sit near 40, with lows near 23. The comfortable stretch runs April, May, September, and October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 40° | 30° | 23° |
| April | 68° | 55° | 45° |
| July | 89° | 79° | 70° |
| October | 70° | 58° | 49° |
Flying in and out of 64012
Kansas City International sits about 35 miles away. It is a medium hub and boarded 5.7 million passengers in 2025, with 104 nonstop destinations.
The best schools in and around 64012
Schools across 64012 average a C+, better than 46% of zip codes.
Top elementary schools
- Creekmoor Elem.A− · 57% proficient
- Stonegate Elem.B · 50% proficient
- Wilckens Steam Acad @hillcrestB · 47% proficient
Top middle schools
- Mill Creek Upper Elem.C · 31% proficient
- Belton Middle SchoolC− · 30% proficient
Top high schools
- Raymore-peculiar Sr. HighB− · 43% proficient
- Belton HighC+ · 38% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 64012 school and its grade on SchoolGrade.
64012 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 64012 against the other 33,109 zip codes.
Who 64012 suits
Families
Schools land around the 46th percentile and crime safety beats 72%.
Remote workers
Internet is fast and widely advertised and 14% already work from home.
Common questions about living in 64012
Is 64012 a good place to live?
Using BestNeighborhood's default rankings, 64012 ranks 12,642nd of 33,110 zip codes. It scores highest on affordable childcare, fast internet, and few empty homes, and lowest on noise and car insurance costs. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 64012 expensive to live in?
The median home is worth $249,419. The overall cost of living runs about 13% below the national average. Set against a $76,583 median income, cost of living beats 62% of zip codes.
Is 64012 safe?
Yes, 64012 is safer than 72% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $325 per resident a year.
What is the weather like in 64012?
July highs average about 89 degrees, and January highs near 40 with lows near 23. That works out to about 95 pleasant days a year, more than 60% of zip codes.
Is 64012 good for families?
Schools beat 46% of zip codes, crime safety beats 72%, and childcare runs $388 a month.
Compare 64012 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 64012. Scores are absolute rather than ranked, which means a 60 in 64012 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
64012 detail on BestNeighborhood maps:
- Walk Grade for 64012: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 64012: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 64012: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 64012: carrier by carrier coverage behind the cell score.
64012 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.