Lee's Summit, MO demographics:
population, income, and more

Total population
91,016
1.0% year-over-year change
Median household income
$109,896/yr
-2.3% year-over-year change
Housing units
37,054
2.4% year-over-year change

Lee's Summit population

How many people live in Lee's Summit

Lee's Summit is home to 91,016 residents, according to the most recent Census data. Gender-wise, 48.6% of Lee's Summit locals are male, and 51.4% are female.

Total population
91,016
1.0% year-over-year change
Gender ratio
Male
48.6%
44,187
Female
51.4%
46,829
Value Percent YoY change
Male 44,187 48.6% 0.9%
Female 46,829 51.4% 1.1%
A higher population often means more rental variety and livelier areas. The gender balance—how many men live here compared to women—can reveal a lot about the community and the lifestyles of its residents. Use this info to get a sense of the area's pace and personality.

Age demographics

The median age in Lee's Summit is 40, with the population distributed as follows: about 20.7% are children under 15, then 11.8% are in the 15 to 24 age group. Adults between 25 and 44 make up 25.8% of the population, while another 25.4% fall into the 45 to 64 bracket. Finally, around 16.4% are 65 or older.

Median age
40
Age breakdown
Under 15
20.7%
15 to 24
11.8%
25 to 44
25.8%
45 to 64
25.4%
Over 65
16.4%
Value Percent YoY change
Under 15 18,823 20.7% 0.4%
15 to 24 10,735 11.8% -1.1%
25 to 44 23,506 25.8% 0.4%
45 to 64 23,070 25.4% 0.6%
Over 65 14,881 16.4% 5.2%
The age composition helps you get insight into who lives in the area. A younger population might mean a more active, fast-paced vibe, while an older one could suggest a quieter, slower lifestyle. If there's a balanced makeup, you’re likely to find a variety of services, housing types, and community spaces that cater to different life stages.

Racial makeup

In Lee's Summit, 94.9% of the population are US-born citizens, while 4% have gained naturalized citizenship. At the same time, 1.1% of residents are non-citizens. As for race, 78.4% of locals are Caucasian, 9.3% are African American and 2% have Asian roots. Another 0.2% are Indigenous American, 0.4% are Pacific Islanders, while 2.1% identify as another race. There’s also a share of 7.6% that includes residents with two or more races.

Citizenship
U.S.-born citizens
94.9%
Non-U.S.-born citizens
4%
Non-citizens
1.1%
Value Percent YoY change
U.S.-born citizens 86,400 94.9% 0.7%
Non-U.S.-born citizens 3,637 4% 5.7%
Non-citizens 979 1.1% 14.5%
Racial breakdown
White
78.4%
Black or African American
9.3%
American Indian and Alaska Native
0.2%
Asian
2%
Native Hawaiian and other Pacific Islander
0.4%
Two or more races
7.6%
Other
2.1%
Value Percent
White 71,330 78.4%
Black or African American 8,443 9.3%
American Indian and Alaska Native 197 0.2%
Asian 1,808 2%
Native Hawaiian and other Pacific Islander 405 0.4%
Two or more races 6,896 7.6%
Other 1,937 2.1%

Households in Lee's Summit

A peek inside Lee's Summit households

Lee's Summit has 35,450 households, with an average of 3 members in each. Of these, 70.1% are families, while the remaining 29.9% are made up of individuals living alone or with non-relatives, such as roommates.

Households stats

Total households
35,450
2.7% year-over-year change
Average people per household
3
Non-family households
10,595
Family households
24,855
Value Percent YoY change
Non-family households 10,595 29.9% 9.3%
Family households 24,855 70.1% 0.1%
The mix between family and non-family households gives a glimpse into daily life. A higher percentage of families might mean more parks and schools, while more non-family setups can mean flexible housing and diverse living styles. For renters, this can signal what kinds of homes are common and can help you figure out if the area matches your lifestyle.

Housing in Lee's Summit

The housing landscape of Lee's Summit

Lee's Summit's housing consists of 37,054 units, with 72.8% being detached single-family homes ideal for those wanting space. Attached options, including duplexes and townhouses, make up 9.1% and offer a more compact, shared living style. Then there are the multifamily buildings in the area, and for those seeking flexibility, non-traditional options like mobile homes account for 0.1% of the housing landscape.

Housing units
37,054
2.4% year-over-year change
Housing types
Value Percent
1 unit, detached 26,988 72.8%
1 unit, attached 3,384 9.1%
2 units 443 1.2%
3 or 4 units 1,210 3.3%
5 to 9 units 771 2.1%
10 to 19 units 1,557 4.2%
20 to 49 units 1,353 3.6%
50 or more units 1,320 3.6%
Mobile home 29 0.1%
Homes built since 2020
1,139
60.4% year-over-year change

The age of buildings in Lee's Summit

In Lee's Summit, the median construction year is 1995. About 3.6% of homes were built before the 1940s, with another 0.8% going up by 1949. Most development happened in the second half of the 20th century. Then, 20.8% of homes were added from 2000 to 2009, 13.7% between 2010 and 2019, and 3.1% are part of the newest wave of development.

Construction year breakdown by decade
Value Percent YoY change
Built in 1939 or earlier 1,352 3.6% -2.1%
Built between 1940 and 1949 297 0.8% 14.2%
Built between 1950 and 1959 1,290 3.5% 12.7%
Built between 1960 and 1969 2,422 6.5% -0.3%
Built between 1970 and 1979 4,575 12.4% 3.0%
Built between 1980 and 1989 5,395 14.6% -1.7%
Built between 1990 and 1999 7,785 21% -4.2%
Built between 2000 and 2009 7,706 20.8% 2.1%
Built between 2010 and 2019 5,093 13.7% 9.8%
Built in 2020 or later 1,139 3.1% 60.4%
As a renter, knowing when homes were built helps you understand the potential condition and design of rental units. Newer builds may have more contemporary layouts, while older homes can offer character or larger lots, depending on the area.

Lee's Summit occupancy rates

Out of the 35,450 occupied housing units in Lee's Summit, 74.7% are owner-occupied, while 25.3% are lived in by tenants. Meanwhile, 4.3% of all homes on the local market sit vacant.

Occupied housing units
35,450
2.7% year-over-year change
Occupancy breakdown
Renter occupied
8,965
Owner occupied
26,484
Value Percent YoY
change
Renter occupied 8,965 25.3% 0.4%
Owner occupied 26,484 74.7% 3.4%
Unoccupied housing units
4.3%
Unoccupied housing units refer to homes that are currently without residents—whether they're waiting for renters or owners, used seasonally, or simply unclaimed. A higher share of empty homes may mean more housing availability, while a low number can reflect a tighter market with more competition. This, along with the renter-vs.-owner mix, helps paint a clearer picture of what types of housing and services are likely to be available in the area.

Lee's Summit housing costs

Housing costs in Lee's Summit come to a median of $1,640 per month, while tenants specifically pay a median gross rent of $1,569.

Median housing costs per month
$1,640/month
This figure sums up typical monthly housing costs for all households in the area. If you own, it includes mortgage payments in addition to property taxes, insurance and HOA fees. If you rent, it accounts for rent plus extras like utilities. It’s useful for seeing how local living expenses stack up compared to other places.
Median gross rent in Lee's Summit
$1,569/month
Gross rent gives a more complete look at what renters actually pay, including not just base rent, but also utilities and fees. It’s a key number for evaluating rental affordability in your area of interest and understanding how it compares to nearby locations.

Education in Lee's Summit

Lee's Summit education at a glance

About 23% of the population in Lee's Summit went to high school, while 21.9% pursued college studies. Another 8.6% earned an associate degree and 28.1% hold a bachelor’s. Meanwhile, 17.4% went even further, earning a master’s or doctorate.

Education level
Value Percent YoY change
No high school 659 1% -5.5%
High school diploma 15,500 23% 0.7%
College diploma 14,762 21.9% -0.2%
Associate degree 5,827 8.6% -0.3%
Bachelor's degree 18,972 28.1% 3.4%
Graduate degree 11,754 17.4% 2.6%
A community’s education mix can offer insights into the local economy and housing market. Higher levels of education often align with more job opportunities and stable incomes, which can increase demand for homes and influence both rent prices and rental availability.

Income in Lee's Summit

How much people earn in Lee's Summit

The average annual household income in Lee's Summit was $131,228 in 2024, the most recent annual data available, according to the U.S. Census Bureau. This marked a -0.8% change from the previous year. At the same time, the median income stood at $109,896, reflecting a -2.3% shift over the same period.

Average household income in Lee's Summit
$131,228/year
-0.8% year-over-year change
Median household income in Lee's Summit
$109,896/year
-2.3% year-over-year change

Lee's Summit income by age

In Lee's Summit, households led by residents aged 25 to 44 — usually in the early to mid stages of their careers — have a median income of $121,682. Those with someone between 45 and 64 in charge, often well established professionally, earn $148,190 overall. Younger households, where the main provider is under 25 and just starting out, report a median income of $55,166, while those led by someone over 65, many of whom may be retired, have about $84,672 in earnings. Overall, 94.4% of the locals in this community live above the poverty line.

Income breakdown by age
Value YoY change
Under 25 $55,166 -9.9%
25 - 44 $121,682 -0.3%
45 - 64 $148,190 1.6%
Over 65 $84,672 -3.0%
Above poverty level
84,083
Below poverty level
4,990
Value Percent YoY
change
Above poverty level 84,083 94.4% 1.0%
Below poverty level 4,990 5.6% 4.3%

Average renter income in Lee's Summit

To get a better sense of what renters earn on average in Lee's Summit, their median household income was $51,745 according to 2022 Census data. In addition, the rent-to-income ratio in the area, at 36.4%, shows what portion of their earnings goes toward housing expenses.

Renter median household income
$51,745
Rent-to-income ratio
36.4%
Understanding the rent-to-income ratio can help renters gauge if local housing costs align with their earnings. A ratio under 30% usually signals affordability, while exceeding this mark means rent is taking a larger-than-recommended bite out of income. That could make it harder for you to cover other costs like transportation, healthcare, or child care.

Employment in Lee's Summit

Workforce and job types in Lee's Summit

83.4% of the working population are employed in professional or administrative positions, while 16.6% are in hands-on or service-based jobs. Also, 8% run their own businesses, 68.4% are employed by private companies, and 14.1% work in the public sector.

Workforce demographics

White collar
38,711
Blue collar
7,730
Value Percent YoY change
White collar 38,711 83.4% 0.2%
Blue collar 7,730 16.6% 1.7%
Employer type
Self employees
8%
Private companies
68.4%
Governmental workers
14.1%
Not for profit companies
9.5%
Value Percent YoY change
Self employees 3,703 8% -4.3%
Private companies 31,755 68.4% -1.1%
Governmental workers 6,560 14.1% 9.6%
Not for profit companies 4,423 9.5% 3.8%

Transportation in Lee's Summit

How people get around in Lee's Summit

In Lee's Summit, the average commute time is 64 minutes. Commuting methods vary: 98.5% of residents travel by personal vehicle and 1.1% prefer to walk, while the remaining share relies on public transit or on two wheelers to get from A to B.

Commute time
64 min
12.3% year-over-year change
Means of transportation
Value Percent YoY change
Car 35,661 98.5% -1.5%
Bus or trolleybus 40 0.1% -4.8%
Motorcycle 78 0.2% 36.8%
Bicycle 29 0.1% 163.6%
Walk 382 1.1% 17.9%
Understanding how locals get to work can help you plan your own routine. High car usage might mean you’ll need a vehicle, while strong public transit or walkability could save you the hassle. Commute times also play a big role in quality of life—shorter trips can give you more time for the things you enjoy.

What is the median and average household income in Lee's Summit by zipcode?

Zipcode Population Number of households Median income Average income
64034 8,998 3,403 $120,041 $142,946
64063 21,863 8,912 $80,459 $94,946
64064 20,050 7,630 $117,674 $144,705
64081 25,305 10,358 $102,119 $125,001
64082 20,068 6,981 $131,453 $151,361
64086 23,599 9,417 $102,099 $127,282

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FAQs about Lee's Summit demographics 

What is the total population of Lee's Summit?

Lee's Summit has a total population of 91,016 residents, according to the latest release from the U.S. Census Bureau: the 2019-2023 American Community Survey (ACS) 5-year estimates. This figure changed by +1.0% compared to a year ago.

What is the gender ratio in Lee's Summit?

The gender ratio in Lee's Summit is as follows:
  • 48.6% males (44,187 residents)
  • 51.4% females (46,829 residents)

What is the median age in Lee's Summit?

The median age in Lee's Summit is 40.

What is the age distribution of the population in Lee's Summit?

The age distribution in Lee's Summit is as follows:
  • Under 15: 20.7% (18,823 residents)
  • Ages 15-24: 11.8% (10,735 residents)
  • Ages 25-44: 25.8% (23,506 residents)
  • Ages 45-64: 25.4% (23,070 residents)
  • Over 65: 16.4% (14,881 residents)

What is the racial and ethnic makeup of Lee's Summit?

The racial and ethnic makeup of Lee's Summit is as follows:
  • White: 78.4% (71,330 residents)
  • Black or African American: 9.3% (8,443 residents)
  • American Indian and Alaska Native: 0.2% (197 residents)
  • Asian: 2% (1,808 residents)
  • Native Hawaiian and Other Pacific Islander: 0.4% (405 residents)
  • Two or More Races: 7.6% (6,896 residents)
  • Other: 2.1% (1,937 residents)

What percentage of the population in Lee's Summit are U.S.-born citizens?

U.S.-born citizens represent 94.9% of the population in Lee's Summit.

How many housing units are there in Lee's Summit?

There are 37,054 housing units in Lee's Summit, reflecting a +2.4% change compared to the previous year, according to the latest data from the U.S. Census Bureau.

How many households are in Lee's Summit and what is the average household size?

Lee's Summit has a total of 35,450 households, with an average of 3 people in each.

What is the median household income in Lee's Summit?

Lee's Summit has a median household income of $109,896, representing a -2.3% shift from the previous year, according to the U.S. Census Bureau.

What is the job market overview for Lee's Summit?

Here’s a detailed breakdown of the local job market:

Job types:
  • White-collar workers: 83.4% (38,711 residents)
  • Blue-collar workers: 16.6% (7,730 residents)

Places of employment:
  • Self-employed: 8% (3,703 residents)
  • Private companies: 68.4% (31,755 residents)
  • Governmental workers: 14.1% (6,560 residents)
  • Not-for-profit companies: 9.5% (4,423 residents)

Data source & methodology

The demographic data on this page was sourced from the latest U.S. Census Bureau release—the 2019–2023 American Community Survey (ACS) 5-year estimates.

The information, issued annually, is compiled and published by the Point2Homes Research Team as soon as new data becomes available.

No representation, guarantee, or warranty is made concerning the accuracy or completeness of modified or aggregated information for particular areas.

Page last updated: September 2025