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Renting · Section 8

Data from November 2026

Renting in Cass County, Missouri

Cass County has a HUD fair market rent of $1,546 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,205 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $29.73 an hour, full time.

Figure your move-in cash Section 8 here
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Fair market rent, 2 bedrooms
$1,546
a month, HUD, Fiscal year 2027
24% more than in Missouri
Typical rent
$1,205
a month, Census, Average 2020–2024
17% more than in Missouri
Wage needed
$29.73
an hour, 2 bedrooms
Or $61,840 a year, to spend no more than 30% of income on rent.
Rent-burdened households
46%
spend 30% or more of income on rent
About the same as in Missouri

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates

Only here

Renting in Cass County: what sets it apart

What this place has that others do not, from public data, most unusual first.

  1. Among the neighboring counties, Henry County has the lowest typical rent ($768), 36% below the $1,205 in Cass County.

  2. Cass County has the 5th highest typical rent of the 115 counties in Missouri ($1,205).

  3. Cass County has the 5th highest typical household income of the 115 counties in Missouri ($87,535).

Sources: U.S. Census Bureau (Average 2020–2024).

Fair market rent

What HUD sets for each size

Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Cass County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.

The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)

According to Zillow (ZORI), the typical asking rent in Cass County was $1,675 a month in September 2026: 6.4% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data

Fair market rent and wage needed To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).
Size Fair rent per month Hourly wage Income needed per year
Studio $1,257 $24.17 $50,280
1 bedroom $1,366 $26.27 $54,640
2 bedrooms $1,546 $29.73 $61,840
3 bedrooms $2,020 $38.85 $80,800
4 bedrooms $2,419 $46.52 $96,760

HUD area: Kansas City, MO-KS HUD Metro FMR Area. Source: HUD, Fiscal year 2027

By ZIP code

The fair market rent for your ZIP code

HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 19 ZIP codes in Cass County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $960 in 64739 to $1,650 in 64083. 3 ZIP codes are above the county's fair market rent ($1,546).

Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)

Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD)

Rent burden

How many households spend too much

HUD counts rent as a burden when it reaches 30% of income or more. In Cass County, 46% of renter households are in that position; in Missouri, 46%, and nationwide, 51% (Average 2020–2024, Census).

Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.

46%

of renter households spend 30% or more of their income on rent.

10,528 households rent in Cass County

  • Spend half or more of their income 19%
  • Spend 30% or more, but less than half 27%
  • Spend less than 30% 54%

Compared with the state and the country

  • Cass 46%
  • Missouri 46%
  • United States 51%

Low-income apartments

Low-income apartments in Cass County

HUD lists 41 properties with homes for low-income households in Cass County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.

with tax credits (LIHTC)
36
HUD-assisted
6

703 homes in all; 646 of them low-income, according to HUD.

  • Thunderbird Apts Tax credit (LIHTC) · HUD-assisted 2402 E Mechanic St, Harrisonville 64701 50 low-income homes · 1 bd: 10 · 2 bd: 25 · 3 bd: 15 · In service since 2001 · For families · (816) 380-2932
  • Harrisonville Heights Tax credit (LIHTC) 203 Jesi St, Harrisonville 64701 48 low-income homes · 1 bd: 48 · In service since 1997
  • Harrisonville Villas Tax credit (LIHTC) 501 Timber Dr, Harrisonville 64701 48 low-income homes · 2 bd: 48 · In service since 2017 · For older adults
  • Granada Villa HUD-assisted 115 Spring St, Belton 64012 42 low-income homes · For older adults · (816) 331-1260
  • Hillside Village Tax credit (LIHTC) 2404 E Mechanic St, Harrisonville 64701 42 low-income homes · 1 bd: 18 · 2 bd: 24 · In service since 2011 · For people with disabilities, families
  • Greenleaf Estates HUD-assisted 16805 Spring Valley Rd, Belton 64012 42 homes, 41 low-income · For older adults · (816) 331-4620
  • Hawthorn Estates Tax credit (LIHTC) 1900 Jenkins Dr, Harrisonville 64701 40 low-income homes · 1 bd: 28 · 2 bd: 12 · In service since 2002
  • Ridgewood Hills HUD-assisted 300 Ridgewood Ct, Harrisonville 64701 36 low-income homes · For older adults · (816) 380-4425
  • Meadow View Estates Tax credit (LIHTC) 534 Meadow View Cir, Peculiar 64078 34 low-income homes · 2 bd: 34 · In service since 2011 · For older adults, people with disabilities
  • Walnut Estates HUD-assisted 412 W Walnut St, Raymore 64083 34 low-income homes · For older adults · (816) 331-2959
  • Emerson Park Tax credit (LIHTC) 515 Fall Meadow Ln, Belton 64012 29 low-income homes · 3 bd: 36 · In service since 2011 · For families
  • Apple Manor Apartments HUD-assisted 1006 N Highway 7, Pleasant Hill 64080 24 low-income homes · For families · (816) 987-0101
  • Apple Manor Apts Tax credit (LIHTC) 301 Lexington Rd, Pleasant Hill 64080 24 low-income homes · 2 bd: 20 · 3 bd: 4 · In service since 2007 · For people with disabilities, families
  • Harrisonville Properties II Tax credit (LIHTC) 804 Locust St, Harrisonville 64701 24 low-income homes · 1 bd: 24 · In service since 1991
  • Portales Estates Tax credit (LIHTC) 903 N Highway 7, Pleasant Hill 64080 24 low-income homes · 1 bd: 24 · In service since 1988
  • Pleasant Hill Seniors Tax credit (LIHTC) 1307 Lexington Rd, Pleasant Hill 64080 19 low-income homes · 1 bd: 19 · In service since 2002
  • 84 Highway 7 Garden City Tax credit (LIHTC) 84 Old Highway 7, Garden City 64747 16 low-income homes · 2 bd: 16 · In service since 1988
  • 100 E Sunrise DR Tax credit (LIHTC) 100 E Sunrise Dr, Belton 64012 10 low-income homes · 2 bd: 8 · 3 bd: 2 · In service since 1987
  • 120-22-24-26 Crest Tax credit (LIHTC) 120 N Crest Dr, Raymore 64083 4 low-income homes · 2 bd: 4 · In service since 1989
  • 508 Sky Vue DR Tax credit (LIHTC) 508 Sky Vue Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1989
  • 510 Sky Vue DR Tax credit (LIHTC) 510 Sky Vue Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1988
  • G/Martin & Dawn R Dahmer Tax credit (LIHTC) 132 N Crest Dr, Raymore 64083 4 low-income homes · 2 bd: 4 · In service since 1995
  • Summer Hill Townhomes Tax credit (LIHTC) 301 S Sunrise Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1991
  • Summer Hill Townhomes Tax credit (LIHTC) 317 S Sunrise Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1991
  • Summer Hill Townhomes Tax credit (LIHTC) 401 S Sunrise Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1991
  • Summer Hill Townhomes Tax credit (LIHTC) 408 S Sunrise Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1991
  • Summer Hill Townhomes Tax credit (LIHTC) 409 S Sunrise Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1991
  • Summer Hill Townhomes Tax credit (LIHTC) 500 S Sunrise Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1991
  • Summer Hill Townhomes Tax credit (LIHTC) 501 S Sunrise Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1991
  • Summer Hill Townhomes Tax credit (LIHTC) 508 S Sunrise Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1991
  • Summer Hill Townhomes Tax credit (LIHTC) 509 S Sunrise Dr, Raymore 64083 4 low-income homes · 3 bd: 4 · In service since 1991
  • West Sycamore Street Housing Tax credit (LIHTC) 501 Sycamore St, Harrisonville 64701 4 low-income homes · 3 bd: 4 · In service since 1993
  • 106 Brent RD Tax credit (LIHTC) 106 Brent Rd, Belton 64012 1 low-income home · 3 bd: 1 · In service since 1988
  • 118 W Washington ST Tax credit (LIHTC) 118 W Washington St, Belton 64012 1 low-income home · 3 bd: 1 · In service since 1990
  • 122 W Washington ST Tax credit (LIHTC) 122 W Washington St, Belton 64012 1 low-income home · 3 bd: 1 · In service since 1990
  • 1807 Stacy RD Tax credit (LIHTC) 1807 Stacy Rd, Harrisonville 64701 1 low-income home · 3 bd: 1 · In service since 1990
  • 2703 Easton ST Tax credit (LIHTC) 2703 Easton St, Harrisonville 64701 1 low-income home · 3 bd: 1 · In service since 1988
  • Cottages of Belton Tax credit (LIHTC) 16879 Cottage Ln, Belton 64012 37 homes
  • Harrisonville Properties II LP Tax credit (LIHTC) 882 Locust St, Harrisonville 64701 19 homes
  • Briar Creek Villas, LP Tax credit (LIHTC) 205 Cunningham Industrial Park, Belton 64012 1 bd: 24 · 2 bd: 24 · In service since 2016 · For older adults
  • Ridgeway Villas at the Legends Tax credit (LIHTC) 301 Mott Dr, Raymore 64083 2 bd: 14 · 3 bd: 42 · In service since 2016 · For families

One property has two programs at the same address and appears once. Search HUD's map

Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.

Section 8

The Section 8 voucher in Cass County

The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. A public housing agency runs it. HUD lists none with an office in Cass County; the state's agencies can help you. Here is what the rules say:

The rules, with their source

  1. You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. HUD

  2. Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). 24 CFR §5.603, §982.201(b)

  3. Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). 24 CFR §982.201(b)(2)

  4. If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. 24 CFR §982.1(a)(3)

  5. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. 24 CFR §982.508

  6. Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. 24 CFR §982.503(b), (c)

Mixed-status families: how assistance is figured
HUD income limits Yearly income of the whole family, before taxes.
People Extremely low (30%) Very low (50%) Low
$23,800 $39,700 $63,500
$27,200 $45,400 $72,600
$30,600 $51,050 $81,650
$34,000 $56,700 $90,700
$38,680 $61,250 $98,000
$44,360 $65,800 $105,250
$50,040 $70,350 $112,500
$55,720 $74,850 $119,750

Area median income: $113,400. HUD income limits by family size, Fiscal year 2026. Area: Kansas City, MO-KS HUD Metro FMR Area. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

  • Studio $1,131 – $1,383
  • 1 bedroom $1,229 – $1,503
  • 2 bedrooms $1,391 – $1,701
  • 3 bedrooms $1,818 – $2,222
  • 4 bedrooms $2,177 – $2,661

The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.

Housing agencies that serve this place

HUD lists no housing agency with an office in Cass County. You can apply at another agency in your state: you do not have to live where you apply. HUD

Housing agencies in Missouri HUD list of housing agencies

Source: HUD, Retrieved November 6, 2026

Your rights as a tenant in Missouri

What Missouri law says about deposits, notices and eviction, with the citation for each rule.

See your rights, rule by rule

Compare these rules with other states →

A summary of state law, not legal advice. Cities may have additional rules.

How much can they charge for a deposit?
Up to 2 months of rent
Mo. Rev. Stat. §535.300.1
When must they return my deposit?
30 days
Mo. Rev. Stat. §535.300.3
  • Only a court order can remove youMo. Rev. Stat. §441.233.1
  • Repair and deduct from the rentMo. Rev. Stat. §441.234.1-.2

Help

Where to get help with rent in Cass County

These are the nearest HUD-approved agencies. They counsel for free or at low cost.

  • Community Services League

    404 N Noland Rd, Independence · 31 miles away

    • Budget and financial counseling
    • Fair housing pre-purchase workshops
    • and 4 more
    (816) 254-4100

  • Credit & Homeownership Empowerment Services, Inc.

    3115 Gillham Plz, Kansas City · 32 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (816) 533-7417
See every agency in Missouri Find legal aid (lsc.gov)

Tool

How much cash do you need to move in?

It starts with the 2-bedroom fair market rent in Cass County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.

Count power on top of the rent: in Missouri, the average home bill was $129 a month in 2024 (EIA). See electricity and gas costs

Open the full tool

Your move

We use the place's fair market rent and the state's deposit rule.

Adjust advanced details
Deposit and rent in advance
The deposit, in

Let's do the math

Cash to move in

$3,092

What you need before you get the keys.

What adds up

First month
$1,546
Security deposit
$1,546
Total
$3,092

The deposit cap

Pick your state to see whether its law caps the deposit.

Compare each state's rules →

When you'll have it

Enter what you can set aside each month to see how long it takes.

What helps

  • Ask for a receipt for every payment and keep a copy of the lease.
  • On move-in day, walk through the home and take dated photos.
  • Never send money for a home you haven't seen or a lease you haven't read.
Guide: the security depositGuide: avoiding rental scamsFamily budgetHow much rent can I afford?

This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.

Guides

Before you sign

Frequently asked questions

What is the fair market rent in Cass County?

According to HUD (Fiscal year 2027): Studio: $1,257; 1 bedroom: $1,366; 2 bedrooms: $1,546; 3 bedrooms: $2,020; 4 bedrooms: $2,419. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in Cass County?

Paying the 2-bedroom fair market rent ($1,546) without spending more than 30% of income takes $29.73 an hour full time, or $61,840 a year.

Who qualifies for Section 8 in Cass County?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $56,700 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.

How much does Section 8 pay in Cass County?

The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,391 and $1,701 a month. Your agency publishes its figure.

Does the fair market rent change by ZIP code in Cass County?

For 2 bedrooms they run from $960 in 64739 to $1,650 in 64083. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.

How many low-income apartments are there in Cass County?

HUD lists 41 properties with homes for low-income households in Cass County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.

How many households spend too much on rent in Cass County?

HUD counts rent as a burden when it reaches 30% of income or more. In Cass County, 46% of renter households are in that position; in Missouri, 46%, and nationwide, 51% (Average 2020–2024, Census).