Lees Summit, MO · standard
ZIP Code 64086
Jackson County, Missouri - Census ACS demographics, housing tenure, and business patterns, benchmarked against every US ZIP.
- 21,925
- 226/sq mi High-density area
- $102,099
- Median income Above-median income area
- $325,600
- Median home value Above-median home value
- 45.6%
- Bachelor's or higher Above-average bachelor's attainment
National ZIP placement
Lees Summit pairs an upper-quartile household income with above-median home values, in a low-density, homeowner-dominated area.
- Top 18%
- household income, US ZIPs
- Top 30%
- home value, US ZIPs
- 226
- people per sq mi
- 72%
- owner-occupied homes
Source: U.S. Census Bureau ACS 5-Year Estimates (2019–2023). Percentiles rank ZIP 64086 against every reporting US ZIP.
FHFA HPI release change
What changed in the latest House Price Index year
- FHFA House Price Index values in ZIP 64086 (Lees Summit, MO) rose +3.2% from 2023 to 2024. The all-transactions index moved from 233.2 in 2023 to 240.7 in 2024 (2000 = 100).
ZIP code 64086 is a densely settled ZIP (a standard USPS delivery area) in Lees Summit, Jackson County, Missouri, with 21,925 residents across 96.9 square miles, a density of 226 people per square mile, in the Chicago time zone.
ZIP 64086 lands in the middle-income range, with a median household income of $102,099 (53% above the average Missouri ZIP), while per-capita income is $51,153. Both reported hardship measures are comparatively low in absolute terms: poverty is 5.1% and unemployment is 3.4%. Housing is both higher-cost and owner-heavy: median home value is $325,600 (70% above the average Missouri ZIP), while 71.6% of occupied homes are owner-occupied and median rent is $1,359.
A solid share of residents have a four-year degree: 45.6% of adults hold a bachelor's degree or higher, the median age is 38.9, and the average commute is 25 minutes. The page also surfaces 10 ZIP codes within roughly 10 miles and 6 more in Jackson County, so 64086 can be compared with both its immediate and county-level context.
Every figure on this page is sourced from the U.S. Census Bureau American Community Survey 5-Year Estimates (including median rent) and the FHFA House Price Index, no estimates, no proprietary scoring. Verify with Census →
Top industries in ZIP 64086
Top 5 sectors by establishment count in Lees Summit, MO
Which industries have the most business establishments in ZIP 64086.
- Health care and social assistance
Health care and social assistance
118 establishments
- Retail trade
Retail trade
109 establishments
- Construction
Construction
84 establishments
- Professional, scientific, and technical services
Professional, scientific, and technical services
73 establishments
- Finance and insurance
Finance and insurance
70 establishments
What this shows Establishment counts come from the Census ZIP Code Business Patterns program, which counts physical business locations rather than employees or revenue.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates + ZIP Code Business Patterns + FHFA HPI ACS demographics and median rent, ZBP business establishments, FHFA HPI for ZIP 64086, Lees Summit, MO · 2023 Census ACS 5-Year Estimates use a rolling 60-month sample for stable small-geography estimates; ZBP updated annually; FHFA HPI updated quarterly/annually.
Quick Facts
21,925
Population
96.9
Area (sq mi)
226
People / sq mi
Chicago
Time Zone
standard
ZIP Type
Who lives in ZIP 64086?
38.9
Median Age
51.5%
Male
48.5%
Female
4.7%
Foreign-Born
Hispanic or Latino is an ethnicity category from the Census Bureau and may overlap with other categories above.
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How much do residents earn?
$102,099
Median Household Income
+53% vs state ZIP avg
$51,153
Per Capita Income
5.1%
Poverty Rate
3.4%
Unemployment Rate
25.1 min
Mean Commute Time
How ZIP 64086 ranks among Missouri ZIPs
Lees Summit, MO household income vs. every Missouri ZIP code
Median household income among 948 reporting Missouri ZIPs (this ZIP's population is too small for a reliable national-corpus placement)
$102,099 Top 7% higher than 93% of 948 Missouri ZIPs
Each bar is a $20K-wide band; taller bars hold more Missouri ZIPs. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau, ACS 5-Year Estimates · 2019–2023
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What is the education profile here?
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What does housing look like?
Housing stock: occupied vs vacant
10,172housing units
10,172
Total Housing Units
9,417
Occupied Units
755
Vacant Units
2.50
Avg Household Size
Occupancy Type
$325,600
Median Home Value
+70% vs state ZIP avg
$1,359
Median Rent
1991
Median Year Built
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How have home values changed over time?
FHFA House Price Index, annual appreciation data based on repeat sales and appraisals
+3.2%
YoY Change (2024)
241
HPI Index (2000 = 100)
+141%
Total Change Since 2000
Home values in ZIP 64086 have increased 3.2% over the past year (2024). Since 2000, this ZIP has seen +141% cumulative appreciation.
| Year | Annual Change | HPI Index |
|---|---|---|
| 2020 | +5.5% | 167 |
| 2021 | +12.9% | 188 |
| 2022 | +16.0% | 218 |
| 2023 | +6.8% | 233 |
| 2024 | +3.2% | 241 |
Source: Federal Housing Finance Agency (FHFA) House Price Index, All-Transactions, Five-Digit ZIP Codes (Developmental Index). Index base = 100 in year 2000. Data through 2024. ZIP codes with few transactions may show missing values.
What businesses operate in this ZIP?
Census Bureau data shows 763 business establishments in ZIP 64086, employing approximately 11,269 people with a combined annual payroll of $632,204,000.
763
Businesses
11,269
Employees
$632.2M
Annual Payroll
16
Industry Sectors
| Industry | Establishments | % of Total |
|---|---|---|
| Health care and social assistance | 118 | 15.5% |
| Retail trade | 109 | 14.3% |
| Construction | 84 | 11.0% |
| Professional, scientific, and technical services | 73 | 9.6% |
| Finance and insurance | 70 | 9.2% |
| Accommodation and food services | 69 | 9.0% |
| Other services (except public administration) | 57 | 7.5% |
| Real estate and rental and leasing | 46 | 6.0% |
| Administrative and support and waste management and remediation services | 39 | 5.1% |
| Wholesale trade | 24 | 3.1% |
| Educational services | 15 | 2.0% |
| Manufacturing | 14 | 1.8% |
| Arts, entertainment, and recreation | 14 | 1.8% |
| Information | 13 | 1.7% |
| Transportation and warehousing | 9 | 1.2% |
| Management of companies and enterprises | 5 | 0.7% |
Source: U.S. Census Bureau, ZIP Code Business Patterns (ZBP), 2023. Employment figures may include noise for disclosure avoidance.
Nearby ZIP Codes
Want a side-by-side? Compare 64086 vs 64034 →
ZIP 64086 vs its nearest neighbors, by population
Resident population of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 64015
Blue Springs (64015)
31,217 residents
- 64014
Blue Springs (64014)
24,797 residents
- 64081
Lees Summit (64081)
23,144 residents
- 64086
Lees Summit (64086)
21,925 residents
- 64063
Lees Summit (64063)
20,374 residents
- 64029
Grain Valley (64029)
16,574 residents
- 64064
Lees Summit (64064)
16,223 residents
- 64082
Lees Summit (64082)
14,456 residents
- 64034 7,612
Greenwood (64034)
7,612 residents
What this shows Among its immediate neighbors, ZIP 64086 ranks #4 by population - useful context the national average alone can't give.
ZIP 64086 vs its nearest neighbors, by median income
Median household income of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 64082
Lees Summit (64082)
$131,453 median income
- 64070
Lone Jack (64070)
$130,364 median income
- 64034
Greenwood (64034)
$120,041 median income
- 64064
Lees Summit (64064)
$117,674 median income
- 64081
Lees Summit (64081)
$102,119 median income
- 64086
Lees Summit (64086)
$102,099 median income
- 64029
Grain Valley (64029)
$91,704 median income
- 64014
Blue Springs (64014)
$90,337 median income
- 64015
Blue Springs (64015)
$84,518 median income
What this shows By household income, ZIP 64086 ranks #6 of 9 neighboring ZIPs, local affluence varies block to block, not just metro to metro.
| ZIP Code | City | Population | Distance |
|---|---|---|---|
| 64034 | Greenwood, MO | 7,612 | 3.9 mi |
| 64063 | Lees Summit, MO | 20,374 | 3.5 mi |
| 64081 | Lees Summit, MO | 23,144 | 6.3 mi |
| 64015 | Blue Springs, MO | 31,217 | 7.4 mi |
| 64064 | Lees Summit, MO | 16,223 | 5.6 mi |
| 64014 | Blue Springs, MO | 24,797 | 7.1 mi |
| 64070 | Lone Jack, MO | 3,309 | 7.6 mi |
| 64082 | Lees Summit, MO | 14,456 | 7.1 mi |
| 64065 | Lees Summit, MO | 27 | 7.1 mi |
| 64029 | Grain Valley, MO | 16,574 | 7.8 mi |
Nationwide ZIPs with similar ACS profiles
Two Census-derived peer sets for ZIP 64086, both outside MO so the neighborhoods are not geographic containment (Nearby and same-county blocks stay local).
Similar population
Nearest cross-state ZIPs by resident population (21,925 here; floor ≥1,000).
Similar median household income
Nearest cross-state ZIPs by ACS median household income.
More ZIP Codes in Jackson County
Related Areas
Frequently Asked Questions
What county is ZIP code 64086 in?
ZIP code 64086 (Lees Summit) is located in Jackson County, Missouri. Jackson County contains multiple ZIP codes, see the full list at /counties/jackson-mo.
What is the population of ZIP code 64086?
ZIP code 64086 in Lees Summit, MO has a population of 21,925 according to the Census Bureau ACS 2023 estimates.
What is the median household income in ZIP 64086?
The median household income in ZIP 64086 is $102,099, which is 34% above the national average of $76,288.
What is the average home value in ZIP 64086?
The median home value in ZIP 64086 is $325,600, which is 17% above the national average of $278,155.
What is the demographic makeup of ZIP 64086?
The largest racial group in ZIP 64086 is White at 80.4%. Hispanic or Latino residents make up 5.9% of the population.
How many businesses are in ZIP code 64086?
ZIP code 64086 has 763 business establishments employing approximately 11,269 people, according to Census Bureau ZIP Code Business Patterns (ZBP) 2023 data.
What are the main industries in ZIP code 64086?
The top industries by establishment count in ZIP 64086 are: Health care and social assistance (118), Retail trade (109), Construction (84). There are 16 industry sectors represented in total.
How have home values changed in ZIP code 64086?
According to the FHFA House Price Index, home values in ZIP 64086 increased by 3.2% in 2024. Since 2000, home values in this ZIP have appreciated by approximately 141%. This is a developmental index based on repeat sales and appraisal data from Fannie Mae and Freddie Mac.
What is the education level in ZIP code 64086?
In ZIP code 64086, 66.9% of residents aged 25+ have a high school diploma or higher, and 45.6% hold a bachelor's degree or higher. These figures come from the Census Bureau ACS 5-Year Estimates (2023).
What is the average commute time in ZIP 64086?
The mean commute time for workers in ZIP code 64086 is 25.1 minutes according to Census ACS data. The national average is roughly 26 minutes, so commuters here spend less time traveling to work than typical.
What percentage of residents own vs. rent in ZIP 64086?
In ZIP code 64086, approximately 71.6% of occupied housing units are owner-occupied and 28.4% are renter-occupied, based on Census ACS 2023 data.
What is the poverty rate in ZIP code 64086?
The poverty rate in ZIP code 64086 is 5.1% according to Census Bureau ACS 2023 estimates. This measures the percentage of the population living below the federal poverty threshold.
Related
Take this with you
What to do with ZIP 64086's numbers, next.
- See how ZIP 64086 compares to a neighboring ZIP code on the same Census fields Compare this ZIP
- Check where Lees Summit, MO ranks among every U.S. ZIP code on income, education, or homeownership View national rankings
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ZIP Code Tabulation Areas (ZCTAs) are Census Bureau approximations of USPS ZIP codes; figures describe the ZCTA area, not any single address within it.