Best Places64086, MO Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 64086, scored on 40 measures of daily life and ranked to fit what matters to you. Local pay runs high here, and housing takes the biggest bite out of it. To work out which city fits you best, start with the best places to live tool.
64086 ranks 3,741st of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on fast internet by a wide margin, and noise is the weak spot.
The best neighborhoods in 64086
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.
64086's strengths and weaknesses
Where 64086 ranks high
- Internet speedBetter than 95% of zip codes
- Cost of living vs incomeBetter than 90% of zip codes
- Educational attainmentBetter than 86% of zip codes
- Household income$108,418 median, better than 85% of zip codes
- Health outlookBetter than 84% of zip codes
Where 64086 ranks low
- QuietBetter than only 19% of zip codes
- Low property taxBetter than only 20% of zip codes
- Cheap car insuranceBetter than only 30% of zip codes
- TransitBetter than only 35% of zip codes
- Tree shadeBetter than only 42% of zip codes
What it costs to buy a home in 64086
A household needs to earn about $100,000 a year to comfortably buy the median 64086 home, at 20% down and today's 30-year rate. That is below the area's own median income of $108,418, 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 64086's effective rate of 1.27%, 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 9 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 64086
64086's age mix sits close to the national median.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 64086.
Who works in 64086, and how
Work in 64086 centers on health care & social and retail trade. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 75%
- Work from home 21%
- Transit, walk, or bike 3%
Life in 64086
64086 has more restaurants and bars per resident than 69% of zip codes and more parkland per resident than 68% of zip codes. Dining, parks, and nightlife concentrates in some parts of 64086 and thins out in others, which the map shows.
What the weather is like in 64086, month by month
64086 sees roughly 94 pleasant days a year. July highs average about 89 degrees. January highs sit near 41, with lows near 24. The comfortable stretch runs April, May, September, and October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 41° | 31° | 24° |
| April | 68° | 56° | 46° |
| July | 89° | 80° | 71° |
| October | 70° | 59° | 50° |
Flying in and out of 64086
Kansas City International sits about 33 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 64086
Schools across 64086 average a B, better than 67% of zip codes.
Top elementary schools
- Cedar Creek Elem.A · 65% proficient
- Richardson Elem.A− · 59% proficient
- Woodland Elem.A− · 56% proficient
Top middle schools
- Bernard C. Campbell MiddleB · 44% proficient
- Pleasant Lea MiddleB · 44% proficient
Top high schools
- Lee's Summit North HighB · 49% proficient
- Lee's Summit Sr. HighB− · 41% proficient
- Lone Jack HighC+ · 38% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 64086 school and its grade on SchoolGrade.
64086 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 64086 against the other 33,109 zip codes.
Who 64086 suits
Remote workers
Cost of living against local pay beats 90% of zip codes, internet is fast and widely advertised, and 21% already work from home.
Retirees
The weather beats 59% of zip codes and health care access beats 76%.
Common questions about living in 64086
Is 64086 a good place to live?
Using BestNeighborhood's default rankings, 64086 ranks 3,741st of 33,110 zip codes. It scores highest on fast internet, what local pay buys, and an educated workforce, and lowest on noise and property taxes. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 64086 expensive to live in?
The median home is worth $358,916. The overall cost of living runs about 8% below the national average. Set against a $108,418 median income, cost of living beats 90% of zip codes.
Is 64086 safe?
Yes, 64086 is safer than 80% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $278 per resident a year.
What is the weather like in 64086?
July highs average about 89 degrees, and January highs near 41 with lows near 24. That works out to about 94 pleasant days a year, more than 59% of zip codes.
Is 64086 good for families?
Schools beat 67% of zip codes, crime safety beats 80%, and childcare runs $840 a month.
Compare 64086 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 64086. Scores are absolute rather than ranked, which means a 60 in 64086 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.
64086 detail on BestNeighborhood maps:
- Walk Grade for 64086: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 64086: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 64086: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 64086: carrier by carrier coverage behind the cell score.
64086 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.