Trying to choose between West Plaza in Kansas City and the close‑in Kansas suburbs of Fairway and Westwood? You are not alone. Crossing the state line can change your price point, taxes, and even daily routine. In this quick snapshot, you’ll see how prices, taxes, schools, and commutes compare, plus what those differences mean for your next move. Let’s dive in.
What you are comparing
West Plaza sits just west of Country Club Plaza with a mix of condos, townhomes, and older bungalows. It offers walkability to dining, retail, and nearby hospitals.
Fairway and Westwood are small, established cities in Johnson County, Kansas. They offer tree‑lined streets, mostly single‑family homes, and quick access to the Plaza and downtown.
Park Plaza in Platte County, Missouri, is a Northland neighborhood with a more suburban feel, larger lots, and access to parks and trails. It feeds into Park Hill schools and offers easy highway access to jobs in the Northland and central KC. For community context, explore the Park Plaza neighborhood site at the Park Plaza community page.
Prices at a glance
Prices vary widely by neighborhood and product type, and portal snapshots can differ because of small sample sizes and condo versus single‑family mixes.
- West Plaza: A January 2025 portal snapshot showed a median listing price around the mid‑$200Ks, reflecting a heavy condo and townhome mix. Adjacent Country Club Plaza showed a median sale price near $513K in an April 2025 snapshot, highlighting how product mix shifts the median.
- Fairway: January 2025 portal data placed median listings around $625K, with volatility due to limited inventory and higher‑end single‑family homes.
- Westwood: Typical value estimates ranged near the low‑$400Ks in mid‑2025, while other sources showed higher median list prices in certain months. Small city size means a few sales can swing the numbers.
- Park Plaza: Zillow’s typical value estimate was about $358K in 2025, while other portals showed median sale prices in the $400Ks in different months.
Key takeaway: Always pair the number with the source and date, and compare like‑to‑like homes. The local MLS is the best way to verify current medians and days on market before you write an offer or set a list price.
What taxes mean for your payment
Property taxes are a major part of your monthly cost, and they work differently on each side of the state line.
- Platte County, Missouri: County commissioners announced a substantial reduction in the county general levy for 2025 and 2026. City and school levies still apply, so the total bill depends on your home’s assessed value and all applicable levies. See the official Platte County press release for details.
- Johnson County, Kansas: The county portion of the tax bill is set by a mill levy, and your total includes city and school district levies. The county’s budget FAQ explains how mill levies work and where to find current figures.
Tip: Model taxes for a specific address using county tools, then compare across neighborhoods so you understand your true monthly carrying costs.
Schools and boundaries
Fairway and Westwood are served by Shawnee Mission USD 512, which many buyers consider when they prioritize specific school feeds and short commutes. You should confirm the exact school assignment by address with the district’s boundary maps.
Park Plaza sits in the Park Hill School District for much of the Northland area. Always verify boundaries for a specific property, since assignments can vary street by street.
Commute and lifestyle trade‑offs
Fairway and Westwood are roughly 6 to 8 miles from downtown Kansas City and the Country Club Plaza, often about 10 to 15 minutes off‑peak. You can check typical distances and routes using a tool like Travelmath.
West Plaza puts you close to the Plaza and Westport with a car‑light, walkable lifestyle and access to dining, shopping, and medical employers. Park Plaza delivers a quieter suburban vibe, larger yards, and trail access, with fast connections to I‑29, I‑435, and MO‑152 for Northland and downtown commutes.
Which area fits your goals
- If you want walkability and urban energy: West Plaza. Expect smaller lots, condo or townhome options, and possible HOA or condo fees.
- If you want a tight‑knit Kansas suburb with short commutes: Fairway or Westwood. Inventory is limited and prices tend to be higher, so plan for a competitive search.
- If you want more space and value per square foot: Park Plaza. You will typically find larger lots and a suburban setting with Park Hill schools.
Buyer checklist
- Define your product type: condo, bungalow, or larger single‑family. Compare like‑to‑like in each area.
- Pair price with taxes: estimate total monthly cost, not just principal and interest.
- Confirm schools by address: use district boundary tools before you offer.
- Validate the data: check a same‑day MLS snapshot for medians, inventory, and days on market.
Seller checklist
- Lead with product clarity: advertise condo versus single‑family to set buyer expectations and frame comps.
- Price on 12‑month comps: in small submarkets, a single sale can skew the monthly median.
- Market the lifestyle: highlight what buyers value most in your area, such as walkability and proximity for West Plaza, school feeds and treed streets for Kansas suburbs, or yards and trails for Park Plaza.
The bottom line
West Plaza, Fairway, Westwood, and Park Plaza each deliver a distinct blend of price, taxes, schools, and lifestyle. Your best fit comes down to how you weigh walkability, yard size, commute time, and monthly costs. If you want a tailored plan with today’s MLS numbers and a clear path to your goal, reach out to Candi Sweeney for boutique, data‑driven guidance.
FAQs
What is the pricing difference between West Plaza and Country Club Plaza?
- Portal snapshots show West Plaza medians lower because of condo and townhome stock, while Country Club Plaza’s April 2025 median sale price was reported around $513K; always compare like‑to‑like and verify with current MLS data.
How do Missouri and Kansas property taxes compare near the Plaza?
- Platte County reduced its county levy for 2025 and 2026, while Johnson County uses a mill levy plus city and school levies; model a specific address using county resources to understand your total bill.
Which school districts serve Fairway, Westwood, and Park Plaza?
- Fairway and Westwood are in Shawnee Mission USD 512 and Park Plaza is in the Park Hill School District for much of the area; confirm attendance via district boundary tools for each address.
Why do West Plaza median prices look lower than Fairway or Westwood?
- Median prices swing with product mix and small sample sizes; West Plaza’s condo presence often pulls medians down versus single‑family heavy Kansas suburbs.
How long is the commute to downtown from Fairway, Westwood, or Park Plaza?
- Fairway and Westwood are roughly 6 to 8 miles, often 10 to 15 minutes off‑peak, while Park Plaza offers easy highway access for Northland and downtown routes; check real‑time conditions for accuracy.
