City · 121,740 residents · Jackson County, Missouri
Independence, Missouri
In Independence, a typical home is worth $172,900 and typical rent is $1,109 a month. Compared with all of Jackson County, the typical home value is 25% lower and typical household income is 12% lower.
Typical home value from Zillow, September 2021 to September 2026: from $161,877 to $210,944.
Typical rent
$1,395a month
▲ 3.1% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $1,057 to $1,395.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Independence is in Jackson 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 Jackson County. See the county
What this place has that others do not, from public data, most unusual first.
1
The typical home in Independence is worth $172,900,25% less than in Jackson County as a whole ($230,500).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Independence
What homes there are in Independence, 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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Independence
Jackson County
Missouri
United States
Kind of home: Independence and its comparisons
Measure
Independence
Jackson County
Missouri
United States
Detached house
71%
66%
71%
61%
Attached house
5%
5%
4%
6%
Building of 2 to 4
6%
7%
8%
8%
Apartments (5 or more)
15%
21%
13%
19%
Mobile home
3%
1%
5%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
In Independence, 7 in 10 homes are single-family detached houses; in Jackson County, 7.
Year built
Before 19601960–19791980–19992000–20092010 or later
Independence
Jackson County
Missouri
United States
Year built: Independence and its comparisons
Measure
Independence
Jackson County
Missouri
United States
Before 1960
36%
37%
27%
26%
1960–1979
34%
28%
25%
24%
1980–1999
18%
19%
25%
25%
2000–2009
8%
9%
13%
14%
2010 or later
4%
8%
10%
11%
By age, homes in Independence look like those in Jackson County: the typical year built is 1967.
Much as in Jackson County, 59% of homes in Independence have 3 bedrooms or more.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K14%
$100K–$200K45%
$200K–$300K26%
$300K–$500K13%
$500K–$750K2%
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Independence and its comparisons
Measure
Independence
Under $100K
14%
$100K–$200K
45%
$200K–$300K
26%
$300K–$500K
13%
$500K–$750K
2%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
The FHA loan limit for Jackson County is $541,287, and about 98% of owner-occupied homes in Independence are worth less than that.
Monthly rent with utilities
Under the limitOver the limitUnreliable estimate
Under $5006%
$500–$99934%
$1,000–$1,49941%
$1,500–$1,99916%
HUD fair market rent, 2 bedrooms: $1,546
$2,000–$2,4993%
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Independence and its comparisons
Measure
Independence
Under $500
6%
$500–$999
34%
$1,000–$1,499
41%
$1,500–$1,999
16%
$2,000–$2,499
3%
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
HUD's 2-bedroom fair market rent (FMR) for Jackson County is $1,546; about 82% of rents in Independence are below it.
With a mortgage
$1,387 a month
Jackson County: $1,639 a month
Without a mortgage
$593 a month
Jackson County: $626 a month
Owners with a mortgage
59%
Jackson County: 62%
Owning costs less in Independence: with a mortgage, the typical cost is $1,387 a month; in Jackson County, $1,639. Without one, $593.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Independence+52%
Jackson County+56%
Missouri+47%
United States+53%
Typical rent
Independence+28%
Jackson County+32%
Missouri+25%
United States+33%
Typical household income
Independence+19%
Jackson County+24%
Missouri+28%
United States+29%
Change since 2015–2019: Independence and its comparisons
Measure
Independence
Jackson County
Missouri
United States
Typical home value
+52%
+56%
+47%
+53%
Typical rent
+28%
+32%
+25%
+33%
Typical household income
+19%
+24%
+28%
+29%
Homes in Independence gained value more slowly than in Jackson County: 52% since 2015–2019, against 56%.
The typical rent in Independence rose 28% over the same time; in Jackson County, it rose 32%.
The typical household income in Independence rose 19%: less than home values (+52%) and rent (+28%).
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Independence and its comparisons
Measure
Independence
Jackson County
Missouri
United States
Rental vacancy
3.4%
4.0%
5.0%
5.5%
Homeowner vacancy
Unreliable estimate
0.7%
0.9%
0.9%
More than one person per room
2.2%
2.0%
1.7%
3.4%
People per household
2.34
2.31
2.40
2.53
Drive alone
78%
73%
75%
69%
Carpool
8%
7%
8%
9%
Public transit
1%
1%
1%
3%
Walk or bike
1%
2%
2%
3%
Work from home
12%
16%
13%
15%
Other means
1%
2%
1%
2%
Typical commute
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
In Independence, the rental vacancy rate is 3.4%, about the same as in Jackson County.
Much as in Jackson County, 2.2% of households in Independence have more than one person per room.
Much as in Jackson County, a household in Independence has 2.34 people on average.
To get to work, 78% of workers in Independence drive alone; in Jackson County, 73%.
Do the math
What would you pay each month for a home in Independence?
A typical home is tight for the typical income
We start with a typical home in Independence, worth $172,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 29% of the typical household income in Independence, which is $60,339 a year. For that payment to be 28% of income, a household would need to earn about $62,508 a year.
The calculator's FHA and conventional loan limits are those of all of Jackson County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Independence. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $6,052 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$1,459
at 7.18% · 30 years
Loan amount
$169,768
Total interest
$244,256
Paid off in
November 2056
Includes $2,920 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,408 a month
Tight
$1,408 to $1,810 a month
Your payment · 29%
Hard
more than $1,810 a month
Compared with the typical household income in Independence ($60,339 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,150
Property tax
$160
Home insurance
$72
FHA mortgage insurance (MIP)
$76
You need at least $6,052 for the down payment, plus closing costs.
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.
Total monthly payment $1,459; principal and interest $1,150.
The city and its county
Independence and Jackson County
Independence is in Jackson 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).
Independence
Map of Jackson County, Missouri, with Independence marked. Around it, the neighboring counties.
Independence
Jackson County
Other cities with a page
Independence's own numbers
Typical home value
$172,900
Typical monthly rent
$1,109
Typical yearly household income
$60,339
Households that own their home
61%
Effective property tax rate
1.11%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Jackson 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)
+49%
Homes in a high flood-risk zone
0.4%
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 Jackson County.
A typical home in Independence is worth $172,900: 25% below the county and 25% below Missouri. With the typical household income in Independence ($60,339 a year), a typical home costs 2.9 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.
Independence2.9 years
Jackson3.4 years
Missouri3.3 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Jackson County
According to FHFA’s house price index, home prices in Jackson County rose 108% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Jackson County.
Yearly change in FHFA’s price index in Jackson County, 2016 to 2025
2016: +6.5% +6.5% 2016
2017: +7.6% +7.6% 2017
2018: +7.9% +7.9% 2018
2019: +6.4% +6.4% 2019
2020: +6.1% +6.1% 2020
2021: +12.3% +12.3% 2021
2022: +14.9% +14.9% 2022
2023: +8.2% +8.2% 2023
2024: +3.7% +3.7% 2024
2025: +3.2% +3.2% 2025
Change in FHFA’s price index in Jackson County, Missouri and the United States
Period
County
Missouri
U.S.
Last year (2025)
+3.2%
+3.7%
+2.9%
5 years (2020–2025)
+49%
+51%
+47%
10 years (2015–2025)
+108%
+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
Independence next to Jackson 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
Independence$172,900
Jackson$230,500
Missouri$230,300
United States$332,700
Typical monthly rent
Independence$1,109
Jackson$1,197
Missouri$1,033
United States$1,413
Typical yearly household income
Independence$60,339
Jackson$68,577
Missouri$70,702
United States$80,734
See the full table
Independence next to Jackson County and Missouri
Measure
Independence
Jackson County
Missouri
U.S.
Typical home value
$172,900 ▼25% below the county
$230,500
$230,300
$332,700
Typical monthly rent
$1,109 ▼7% below the county
$1,197
$1,033
$1,413
Typical yearly household income
$60,339 ▼12% below the county
$68,577
$70,702
$80,734
Households that own their home
61% ▲2 points above the county
59%
68%
65%
Typical yearly property tax
$1,914 ▼26% below the county
$2,575
$1,948
$3,119
Effective property tax rate
1.11% ▼0.01 points below the county
1.12%
0.85%
0.94%
Renters with high rent for their income
53% ▲2 points above the county
51%
46%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Jackson 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 Independence
For a typical $172,900 home in Independence, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Independence's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$1,459a month
Least cash to close
Down payment
$6,052
Cash to close
$11,239
Rate
7.18%
Mortgage insurance
FHA MIP · $76
Conventional, 5% down$1,427a month
Down payment
$8,645
Cash to close
$13,832
Rate
7.18%
Mortgage insurance
PMI · $82
Conventional, 20% down, no PMI$1,169a month
Down payment
$34,580
Cash to close
$39,767
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,329a month
Down payment
$25,935
Cash to close
$31,122
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Independence
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$1,459
$6,052
$169,768
7.18%
FHA MIP · $76
$11,239
580
Conventional, 5% down
$1,427
$8,645
$164,255
7.18%
PMI · $82
$13,832
620*
Conventional, 20% down, no PMI
$1,169
$34,580
$138,320
7.18%
None
$39,767
620*
ITIN, 15% down (example)
$1,329
$25,935
$146,965
8.18%
None
$31,122
Set by the lender
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.
Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Independence and for Jackson County.
Property tax
Effective rate in Independence
1.11%of the home’s value each year
$1,914 a year for the typical owner in Independence.
Independence1.11%
Jackson1.12%
Missouri0.85%
What Missouri publishesDeadline to appeal the assessment to the county board of equalization (Missouri Revisor of Statutes (Revised Statutes of Missouri))
Typical rent in Independence is $1,109 a month: 7% below the county. In Independence, 53% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Jackson 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Jackson County (Fiscal year 2027)
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 Independence
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Independence has 6 ZIP codes with their own.
For 2 bedrooms it runs from $1,190 in 64050 to $1,650 in 64056.
1 of the 6 is above the fair market rent for Jackson County ($1,546).
2-bedroom fair market rent in each of the 6 ZIP codes of Independence, beside the one for Jackson County. For 2 bedrooms it runs from $1,190 in 64050 to $1,650 in 64056. 1 of the 6 is above the fair market rent for Jackson County ($1,546).
2-bedroom fair market rent in each ZIP code
Each line is one ZIP code: in color, those above the county's fair market rent; in gray, the rest.
County: $1,546
Lowest: $1,190 (64050)Highest: $1,650 (64056)
Fair market rent by ZIP code and size in Independence, fiscal year 2027.
64050
$970
$1,050
$1,190
$1,550
$1,860
64052
$1,140
$1,240
$1,400
$1,830
$2,190
64053
$1,010
$1,100
$1,240
$1,620
$1,940
64055
$1,150
$1,250
$1,420
$1,860
$2,220
64056
$1,340
$1,460
$1,650
$2,160
$2,580
64057
$1,170
$1,270
$1,440
$1,880
$2,250
ZIP code2 bd3 bd
64050 $1,190$1,550
64052 $1,400$1,830
64053 $1,240$1,620
64055 $1,420$1,860
64056 $1,650$2,160
64057 $1,440$1,880
3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Independence 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
Pleasant Heights210 S Pleasant St, Independence 64050400 homes, 379 low-income · Run by Housing Authority of the City of Independence · Average payment: $324 a month · Average wait: 7 months(816) 836-9200
Brookstone Village1801 S Brookstone Village Dr, Independence 64057200 low-income homes · 1 bd: 58 · 2 bd: 130 · 3 bd: 12 · In service since 1999
Heritage House Apartments660 N Spring St, Independence 64050166 homes, 164 low-income · 1 bd: 166 · In service since 2018 · For older adults(816) 461-1303
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.
There are 4 HUD-approved agencies with an office in Jackson County; 2 say they serve in Spanish.
No down payment, repair or rent-help program on our list is for Independence or Jackson County. The ones below are statewide in Missouri: they work in Independence the same as in the rest of the state.
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).
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).
The HUD-approved agencies closest to the center of Independence, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
No legal help resource on our list is for Independence or Jackson County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Independence and all of Jackson 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 Independence?
The typical home value in Independence is $172,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Jackson County it is $230,500.
How much does it cost to rent in Independence?
Typical rent in Independence is $1,109 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Jackson County is $1,546.
What is the FHA loan limit in Independence?
Independence uses the FHA limit for all of Jackson 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 Independence?
The typical homeowner in Independence pays $1,914 a year, according to the U.S. Census Bureau. That is 1.11% of the home’s value; in Jackson County, the rate is 1.12%.
Where can I find free help to buy or rent in Independence?
There are 4 HUD-approved counseling agencies with an office in Jackson County. 2 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.
