In Pleasant Hill, a typical home is worth $278,400 and typical rent is $1,174 a month. Compared with all of Cass County, typical household income is 9% higher and the share of households that own their home is 6 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $300,733 to $371,073.
Typical rent
$1,636a month
Typical rent from Zillow, December 2025 to September 2026: from $1,644 to $1,636.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Pleasant Hill 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
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Harrisonville, the typical home value is $209,200: 25% less than in Pleasant Hill ($278,400).
2
Nearby, in Harrisonville, the typical rent is $944: 20% less than in Pleasant Hill ($1,174).
3
69% of households in Pleasant Hill own their home, against 76% in Cass County.
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Pleasant Hill
What homes there are in Pleasant Hill, 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
Pleasant Hill
Cass County
Missouri
United States
Kind of home: Pleasant Hill and its comparisons
Measure
Pleasant Hill
Cass County
Missouri
United States
Detached house
79%
78%
71%
61%
Attached house
12%
7%
4%
6%
Building of 2 to 4
6%
6%
8%
8%
Apartments (5 or more)
Unreliable estimate
5%
13%
19%
Mobile home
Unreliable estimate
5%
5%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Pleasant Hill, 8 in 10 homes are single-family detached houses, about the same as in Cass County.
Year built
Before 19601960–19791980–19992000–20092010 or later
Pleasant Hill
Cass County
Missouri
United States
Year built: Pleasant Hill and its comparisons
Measure
Pleasant Hill
Cass County
Missouri
United States
Before 1960
16%
11%
27%
26%
1960–1979
20%
23%
25%
24%
1980–1999
27%
31%
25%
25%
2000–2009
25%
21%
13%
14%
2010 or later
12%
15%
10%
11%
In Pleasant Hill, half of the homes were built before 1993; in Cass County, before 1992.
In Pleasant Hill, 74% of homes have 3 bedrooms or more, about the same as in Cass County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200K22%
$200K–$300K22%
$300K–$500K37%
$500K–$750KUnreliable
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Pleasant Hill and its comparisons
Measure
Pleasant Hill
Under $100K
Unreliable estimate
$100K–$200K
22%
$200K–$300K
22%
$300K–$500K
37%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,49948%
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Pleasant Hill and its comparisons
Measure
Pleasant Hill
Under $500
Unreliable estimate
$500–$999
Unreliable estimate
$1,000–$1,499
48%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
With a mortgage
$1,799 a month
Cass County: $1,749 a month
Without a mortgage
$592 a month
Cass County: $636 a month
Owners with a mortgage
72%
Cass County: 66%
The typical cost for an owner with a mortgage in Pleasant Hill is $1,799 a month, near the figure in Cass County ($1,749).
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Pleasant Hill+56%
Cass County+62%
Missouri+47%
United States+53%
Typical rent
Pleasant Hill+20%
Cass County+24%
Missouri+25%
United States+33%
Typical household income
Pleasant Hill+35%
Cass County+26%
Missouri+28%
United States+29%
Change since 2015–2019: Pleasant Hill and its comparisons
Measure
Pleasant Hill
Cass County
Missouri
United States
Typical home value
+56%
+62%
+47%
+53%
Typical rent
+20%
+24%
+25%
+33%
Typical household income
+35%
+26%
+28%
+29%
From 2015–2019 to 2020–2024, the typical home value in Pleasant Hill rose 56%; in Cass County, it rose 62%.
Since 2015–2019, the typical rent in Pleasant Hill rose 20%, less than in Cass County (24%).
The typical household income in Pleasant Hill rose 35% over that time; home values changed +56% and rent +20%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Pleasant Hill and its comparisons
Measure
Pleasant Hill
Cass County
Missouri
United States
Rental vacancy
Unreliable estimate
4.5%
5.0%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
0.9%
0.9%
More than one person per room
Unreliable estimate
1.5%
1.7%
3.4%
People per household
2.50
2.54
2.40
2.53
Drive alone
80%
76%
75%
69%
Carpool
12%
8%
8%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
Unreliable estimate
1%
2%
3%
Work from home
7%
14%
13%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
A household in Pleasant Hill has 2.50 people on average, about the same as in Cass County (2.54).
Carpooling is common in Pleasant Hill: 12% of workers get to work that way, against 8% in Cass County.
Do the math
What would you pay each month for a home in Pleasant Hill?
A typical home is tight for the typical income
We start with a typical home in Pleasant Hill, worth $278,400, 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 Pleasant Hill, which is $95,602 a year. For that payment to be 28% of income, a household would need to earn about $98,263 a year.
The calculator's FHA and conventional loan limits are those of all of Cass 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 Pleasant Hill. 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 $9,744 (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
$2,293
at 7.18% · 30 years
Loan amount
$273,357
Total interest
$393,297
Paid off in
November 2056
Includes $4,701 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,231 a month
Tight
$2,231 to $2,868 a month
Your payment · 29%
Hard
more than $2,868 a month
Compared with the typical household income in Pleasant Hill ($95,602 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,852
Property tax
$202
Home insurance
$116
FHA mortgage insurance (MIP)
$123
You need at least $9,744 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 $2,293; principal and interest $1,852.
The city and its county
Pleasant Hill and Cass County
Pleasant Hill 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).
Pleasant Hill
Map of Cass County, Missouri, with Pleasant Hill marked. Around it, the neighboring counties.
Pleasant Hill
Cass County
Other cities with a page
Pleasant Hill's own numbers
Typical home value
$278,400
Typical monthly rent
$1,174
Typical yearly household income
$95,602
Households that own their home
69%
Effective property tax rate
0.87%
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.
A typical home in Pleasant Hill is worth $278,400: 5% below the county and 21% above Missouri. With the typical household income in Pleasant Hill ($95,602 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.
Pleasant Hill2.9 years
Cass3.3 years
Missouri3.3 years
United States4.1 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.
Yearly change in FHFA’s price index in Cass County, 2016 to 2025
2016: +6.6% +6.6% 2016
2017: +6.7% +6.7% 2017
2018: +8.5% +8.5% 2018
2019: +5.2% +5.2% 2019
2020: +4.3% +4.3% 2020
2021: +13.3% +13.3% 2021
2022: +15.2% +15.2% 2022
2023: +7.6% +7.6% 2023
2024: +5.5% +5.5% 2024
2025: +2.5% +2.5% 2025
Change in FHFA’s price index in Cass County, Missouri and the United States
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
Pleasant Hill 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
Pleasant Hill$278,400
Cass$292,400
Missouri$230,300
United States$332,700
Typical monthly rent
Pleasant Hill$1,174
Cass$1,205
Missouri$1,033
United States$1,413
Typical yearly household income
Pleasant Hill$95,602
Cass$87,535
Missouri$70,702
United States$80,734
See the full table
Pleasant Hill next to Cass County and Missouri
Measure
Pleasant Hill
Cass County
Missouri
U.S.
Typical home value
$278,400 ▼5% below the county
$292,400
$230,300
$332,700
Typical monthly rent
$1,174 ▼3% below the county
$1,205
$1,033
$1,413
Typical yearly household income
$95,602 ▲9% above the county
$87,535
$70,702
$80,734
Households that own their home
69% ▼6 points below the county
76%
68%
65%
Typical yearly property tax
$2,423 ▼3% below the county
$2,504
$1,948
$3,119
Effective property tax rate
0.87% ▲0.01 points above the county
0.86%
0.85%
0.94%
Renters with high rent for their income
39% ▼7 points below the county
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 Pleasant Hill
For a typical $278,400 home in Pleasant Hill, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Pleasant Hill's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,293a month
Least cash to close
Down payment
$9,744
Cash to close
$18,096
Rate
7.18%
Mortgage insurance
FHA MIP · $123
Conventional, 5% down$2,242a month
Down payment
$13,920
Cash to close
$22,272
Rate
7.18%
Mortgage insurance
PMI · $132
Conventional, 20% down, no PMI$1,827a month
Down payment
$55,680
Cash to close
$64,032
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,084a month
Down payment
$41,760
Cash to close
$50,112
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Pleasant Hill
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,293
$9,744
$273,357
7.18%
FHA MIP · $123
$18,096
580
Conventional, 5% down
$2,242
$13,920
$264,480
7.18%
PMI · $132
$22,272
620*
Conventional, 20% down, no PMI
$1,827
$55,680
$222,720
7.18%
None
$64,032
620*
ITIN, 15% down (example)
$2,084
$41,760
$236,640
8.18%
None
$50,112
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 Pleasant Hill and for Cass County.
Property tax
Effective rate in Pleasant Hill
0.87%of the home’s value each year
$2,423 a year for the typical owner in Pleasant Hill.
Pleasant Hill0.87%
Cass0.86%
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 Pleasant Hill is $1,174 a month: 3% below the county. In Pleasant Hill, 39% 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Cass 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 Pleasant Hill
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Pleasant Hill is in ZIP code 64080.
For 2 bedrooms it is $1,440: $106 less than the fair market rent for Cass County ($1,546).
Fair market rent by ZIP code and size in Pleasant Hill, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
64080
$1,170
$1,270
$1,440
$1,880
$2,250
ZIP code2 bd3 bd
64080 $1,440$1,880
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Pleasant Hill 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)
HUD lists 4 buildings with rents for lower incomes in Pleasant Hill. These are the largest.
Apple Manor Apartments1006 N Highway 7, Pleasant Hill 6408024 low-income homes · For families(816) 987-0101
Apple Manor Apts301 Lexington Rd, Pleasant Hill 6408024 low-income homes · 2 bd: 20 · 3 bd: 4 · In service since 2007 · For people with disabilities, families
Portales Estates903 N Highway 7, Pleasant Hill 6408024 low-income homes · 1 bd: 24 · In service since 1988
Pleasant Hill Seniors1307 Lexington Rd, Pleasant Hill 6408019 low-income homes · 1 bd: 19 · In service since 2002
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.
No down payment, repair or rent-help program on our list is for Pleasant Hill or Cass County. The ones below are statewide in Missouri: they work in Pleasant Hill 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 Pleasant Hill, 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 Pleasant Hill or Cass 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 Pleasant Hill 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 Pleasant Hill?
The typical home value in Pleasant Hill is $278,400, 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 Pleasant Hill?
Typical rent in Pleasant Hill is $1,174 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 Pleasant Hill?
Pleasant Hill 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 Pleasant Hill?
The typical homeowner in Pleasant Hill pays $2,423 a year, according to the U.S. Census Bureau. That is 0.87% of the home’s value; in Cass County, the rate is 0.86%.
Where can I find free help to buy or rent in Pleasant Hill?
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.
