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City · 9,970 residents · Cass County, Missouri

Harrisonville , Missouri

In Harrisonville, a typical home is worth $209,200 and typical rent is $944 a month. Compared with all of Cass County, typical household income is 29% lower, the typical home value is 28% lower, and the share of households that own their home is 11 points lower.

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  • Typical home value

    $209,200

    28% below the county

    9% below Missouri

    • Harrisonville
    • Cass
    • Missouri

  • Typical rent

    $944a month

    22% below the county

    9% below Missouri

    • Harrisonville
    • Cass
    • Missouri

  • Typical household income

    $62,473a year

    29% below the county

    12% below Missouri

    • Harrisonville
    • Cass
    • Missouri

  • Households that own their home

    64%

    11 points below the county

    4 points below Missouri

    • Harrisonville
    • Cass
    • Missouri

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$297,465
4.6% more than 12 months ago
Typical rent
$1,312 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Harrisonville is in Cass County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Cass County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Harrisonville apart

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

  1. The typical household income in Harrisonville is $62,473, 29% less than in Cass County as a whole ($87,535).

  2. The typical home in Harrisonville is worth $209,200, 28% less than in Cass County as a whole ($292,400).

  3. The typical rent in Harrisonville is $944 a month, 22% less than in Cass County as a whole ($1,205).

  4. 64% of households in Harrisonville own their home, against 76% in Cass County.

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

The homes here

Housing in Harrisonville

What homes there are in Harrisonville, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is still the most common home in Harrisonville, but it weighs less than in Cass County: 73% against 78%.

Year built

Homes in Harrisonville are older: the typical year built is 1976; in Cass County, 1992.

There are fewer big homes in Harrisonville than in Cass County: 62% have 3 bedrooms or more, against 75%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

With an FHA limit of $541,287, at least 98% of owner-occupied homes in Harrisonville sit below it: they are worth less than $500,000.

Monthly rent with utilities

With a mortgage

$1,500 a month

Cass County: $1,749 a month

Without a mortgage

$620 a month

Cass County: $636 a month

Owners with a mortgage

65%

Cass County: 66%

The typical cost for an owner with a mortgage in Harrisonville is $1,500 a month, less than in Cass County ($1,749); without one, $620.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Harrisonville rose 53% since 2015–2019, less than in Cass County (62%).

Rents in Harrisonville rose more slowly than in Cass County: 12% since 2015–2019, against 24%.

The typical household income in Harrisonville rose 32% over that time; home values changed +53% and rent +12%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureHarrisonvilleCass CountyMissouriUnited States
Rental vacancy Unreliable estimate4.5%5.0%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.9%0.9%
More than one person per room Unreliable estimate1.5%1.7%3.4%
People per household 2.662.542.402.53
Drive alone 83%76%75%69%
Carpool 8%8%8%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 6%14%13%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Cass County, a household in Harrisonville has 2.66 people on average.

To get to work, 83% of workers in Harrisonville drive alone; in Cass County, 76%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Harrisonville?

A typical home is tight for the typical income

We start with a typical home in Harrisonville, worth $209,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Harrisonville, which is $62,473 a year. For that payment to be 28% of income, a household would need to earn about $73,166 a year.

The calculator's FHA and conventional loan limits are those of all of Cass County.

Your numbers

Local data
$

Starts at the typical home value in Harrisonville. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $7,322 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,707

at 7.18% · 30 years

Loan amount
$205,411
Total interest
$295,538
Paid off in
November 2056

Includes $3,533 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,458 a month

  • Tight

    $1,458 to $1,874 a month

    Your payment · 33%

  • Hard

    more than $1,874 a month

Compared with the typical household income in Harrisonville ($62,473 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,707
Principal & interest$1,392
Property tax$136
Home insurance$87
FHA mortgage insurance (MIP)$93

You need at least $7,322 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Harrisonville and Cass County

Harrisonville is in Cass County, Missouri. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Harrisonville's own numbers

Typical home value
$209,200
Typical monthly rent
$944
Typical yearly household income
$62,473
Households that own their home
64%
Effective property tax rate
0.78%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Cass County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,546
Price change over 5 years (FHFA)
+52%
Homes in a high flood-risk zone
0.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Cass County.

Everything about Cass County

Buying

Buying a home in Harrisonville

A typical home in Harrisonville is worth $209,200: 28% below the county and 9% below Missouri. With the typical household income in Harrisonville ($62,473 a year), a typical home costs 3.3 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Harrisonville 3.3 years
  • Cass 3.3 years
  • Missouri 3.3 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Cass County

According to FHFA’s house price index, home prices in Cass County rose 106% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Cass County.

Period County Missouri U.S.
Last year (2025) +2.5% +3.7% +2.9%
5 years (2020–2025) +52% +51% +47%
10 years (2015–2025) +106% +88% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Harrisonville next to Cass County, Missouri and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Harrisonville $209,200
  • Cass $292,400
  • Missouri $230,300
  • United States $332,700
Typical monthly rent
  • Harrisonville $944
  • Cass $1,205
  • Missouri $1,033
  • United States $1,413
Typical yearly household income
  • Harrisonville $62,473
  • Cass $87,535
  • Missouri $70,702
  • United States $80,734
See the full table
Harrisonville next to Cass County and Missouri
Measure Harrisonville Cass County Missouri U.S.
Typical home value $209,200 $292,400 $230,300 $332,700
Typical monthly rent $944 $1,205 $1,033 $1,413
Typical yearly household income $62,473 $87,535 $70,702 $80,734
Households that own their home 64% 76% 68% 65%
Typical yearly property tax $1,642 $2,504 $1,948 $3,119
Effective property tax rate 0.78% 0.86% 0.85% 0.94%
Renters with high rent for their income 34% 46% 46% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Cass County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Harrisonville

For a typical $209,200 home in Harrisonville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Harrisonville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,707a month

    Least cash to close
    Down payment
    $7,322
    Cash to close
    $13,598
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $93

  • Conventional, 5% down $1,669a month

    Down payment
    $10,460
    Cash to close
    $16,736
    Rate
    7.18%
    Mortgage insurance
    PMI · $99

  • Conventional, 20% down, no PMI $1,357a month

    Down payment
    $41,840
    Cash to close
    $48,116
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,550a month

    Down payment
    $31,380
    Cash to close
    $37,656
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Harrisonville and for Cass County.

Property tax

Effective rate in Harrisonville

0.78%of the home’s value each year

$1,642 a year for the typical owner in Harrisonville.

  • Harrisonville 0.78%
  • Cass 0.86%
  • Missouri 0.85%

What Missouri publishes Deadline to appeal the assessment to the county board of equalization (Missouri Revisor of Statutes (Revised Statutes of Missouri))

Exemptions and deadlines in Missouri

Flood risk in Cass County

FEMA does not publish these numbers by city: they are for all of Cass County.

Homes in the high-risk zone
0.5%
211
Of those, with NFIP insurance
28%
County Missouri U.S.
Homes in the high-risk zone 0.5% 1.6% 3.5%
Of those, with NFIP insurance 28% 19% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Harrisonville

Typical rent in Harrisonville is $944 a month: 22% below the county. In Harrisonville, 34% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Cass County, by unit size. To pay the 2-bedroom one ($1,546 a month) without spending more than 30% of your income, you would need to earn $29.73 an hour working full time.

HUD fair market rent for all of Cass County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
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

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Harrisonville

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Harrisonville is in ZIP code 64701.

For 2 bedrooms it is $1,220: $326 less than the fair market rent for Cass County ($1,546).

  • 64701 $1,220$1,590

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Harrisonville when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Harrisonville

HUD lists 11 buildings with rents for lower incomes in Harrisonville. These are the largest.

  • Thunderbird Apts 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 203 Jesi St, Harrisonville 64701 48 low-income homes · 1 bd: 48 · In service since 1997
  • Harrisonville Villas 501 Timber Dr, Harrisonville 64701 48 low-income homes · 2 bd: 48 · In service since 2017 · For older adults
  • Hillside Village 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
  • Hawthorn Estates 1900 Jenkins Dr, Harrisonville 64701 40 low-income homes · 1 bd: 28 · 2 bd: 12 · In service since 2002

See all 41 buildings in Cass County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Harrisonville

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Cass County. The nearest ones are below; many serve by phone or online.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Harrisonville

No down payment, repair or rent-help program on our list is for Harrisonville or Cass County. The ones below are statewide in Missouri: they work in Harrisonville the same as in the rest of the state.

Which programs do I qualify for? All programs in Missouri

  • First Place Loan Program

    Statewide in Missouri

    Missouri state commission mortgage for first-time buyers and veterans, with the option of cash assistance for the down payment and closing costs. Offered by Missouri Housing Development Commission (MHDC).

    Type not stated

    See the program Official page

  • Next Step Program

    Statewide in Missouri

    Missouri state commission mortgage for buyers who earn more than First Place allows, with a second loan of 4% of the mortgage for the down payment and closing costs that is forgiven after ten years. Offered by Missouri Housing Development Commission (MHDC).

    Forgivable

    See the program Official page

Housing counselors near Harrisonville

The HUD-approved agencies closest to the center of Harrisonville, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • NSC (naca Counseling Subsidiary) - Kansas City, MO

    100 E 43rd St, Kansas City · 30 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (816) 531-6222

  • 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

  • Habitat for Humanity of Kansas City

    1423 E Linwood Blvd, Kansas City · 31 miles away

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 3 more
    (816) 924-1096

All counseling agencies in Missouri

Help in Spanish near Harrisonville

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Harrisonville

HUD lists no housing authority with an office in Cass County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Missouri Source: HUD

Cities

Other cities in Cass County

These cities are also in Cass County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Cass County Housing in Missouri

Nearby cities

The cities closest to Harrisonville, with the typical home value.

Neighboring counties

If Cass County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Harrisonville.

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about Harrisonville

Short answers with the numbers for Harrisonville and all of Cass County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Harrisonville?

The typical home value in Harrisonville is $209,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Cass County it is $292,400.

How much does it cost to rent in Harrisonville?

Typical rent in Harrisonville is $944 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Cass County is $1,546.

What is the FHA loan limit in Harrisonville?

Harrisonville uses the FHA limit for all of Cass County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Harrisonville?

The typical homeowner in Harrisonville pays $1,642 a year, according to the U.S. Census Bureau. That is 0.78% of the home’s value; in Cass County, the rate is 0.86%.

Where can I find free help to buy or rent in Harrisonville?

We found no HUD-approved counseling agencies with an office in Cass County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).