$106,353Average Value$109Average Price per Sq Ft2Homes For Sale
Small homes attract investors, entry-level buyers
Many homes in the Harrison neighborhood of Independence are under 1,000 square feet. But that compactness attracts first-time buyers, retirees and investors who don’t need much space. “Investors are eying this area. I see only investors buying there,” Justin Berry says. Berry is a Realtor with ParisPlains Real Estate Team who’s been selling homes in the area for 11 years. Nearly 40% of residents own homes in this neighborhood, 7 miles from downtown Kansas City. Homes here sell in 55 days, compared to the U.S. average of 44 days. Berry suggests that some buyers may be reluctant to move to an area within half a mile of the highly congested intersection of Interstate 435 (I-435) and Winner Road. For others, such proximity can be a plus.
Some homes in Harrison are well maintained and updated with fenced yards.
Harrison is nestled between Rock Creek, the Blue River, and the Missouri River.
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Common styles include bungalows and Craftsman.
These small homes are mostly ranch-style, Craftsman-inspired or bungalows, many built in the 1920s. Prices range from $60,000 to $150,000. Occasionally, a duplex will come on the market for around $250,000. It’s common to see cracked asphalt and weeds. The neighborhood does not have sidewalks.
Covered front porches with stairs leading up hillsides are common in the Harrison neighborhood.
A few homes in Harrison sit on quarter or half acre lots with privacy fences.
Small 2 bedroom 1 bath bungalows are found in the Harrison neighborhood.
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Clair Park walkable and spacious
St. Clair Park offers nearly 3 acres of green space in the neighborhood with a small playground. More open space is available within two miles. Fairmount Park features a playground, an off-leash dog park, a walking trail and rentable picnic shelters. The adjacent Davis Park has picnic areas and two baseball fields.
Saint Clair Park has a really fun playground for the kiddos.
Fairmount Park has a long paved walking trail.
At McCoy Park, kids love to play on the playground.
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Independence School District switched to 4-day schedule
During the 2023-2024 school year, the Independence School District moved to a 4-day school week. Missouri voters will vote whether to keep this schedule for the 2025-2026 school year. Harrison children can attend Fairmount Elementary, which earns a C-plus from Niche and C-minus-rated Clifford H. Nowlin Middle School. High Schoolers can attend C-plus-rated Van Horn High School, where robotics team members can mentor elementary and middle school students interested in robotics.
Clifford H. Nowlin Middle School is a public middle school in Independence, Missouri.
Van Horn High School is located in the Mt Washington Neighborhood.
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Huge SantaCaliGon Days festival celebrates Independence’s pioneer days
Around 300,000 people descend upon Independence every Labor Day weekend for SantaCaliGon Days. This weekend-long festival, held 4 miles from Harrison, celebrates Independence as the starting place for the Oregon, California and Santa Fe Trails.
Interstate 435 offers easy access to anywhere in metro
Harrison’s location next to the I-435 beltway provides easy access to major roadways, including Interstate 70 and Independence Avenue. Because this area gets very congested, it’s best to avoid traveling during rush hour when possible. Most people here drive to get around, but public transportation is an option. There are several IndeBus stops along Winner Road and Blue Ridge Boulevard. Cyclists can also use Blue Ridge Boulevard to travel north and south. Drivers should be aware that there's an increased risk of flooding along Winner Road through St. Clair Park to S. Tennessee Avenue. Also, those who live close to Winner Road can expect to hear more traffic noise than in other parts of the neighborhood.
Harrison is located 7 miles from downtown Kansas City but still feels like a small town.
Jump on the Ride KC Bus at the Metro Transit Center off Truman Road.
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Englewood Arts District, less than 3 miles away, features top eateries
Harrison is within 2.5 miles of the vibrant Englewood Arts District, which pulses with creativity in its art galleries, studios and eateries. Some favorite restaurants in the district include the upscale Vivilore, the Englewood Café, known for its home cooking and generous portions and the Nirvana Coffee Bar and Game Lounge, where patrons can eat breakfast, lunch or dinner while gaming or playing Dungeons and Dragons. For super-duper portions and happy hour specials, the place to be is Koss Lounge and Ernie’s Restaurant, co-located in a century-old brick building on N. Sterling Avenue. Grocery shopping is close by, with Aldi and Family Dollar within 2 miles.
Make reservations at Vivilore, an eclectic American restaurant in the Englewood District.
Learn a new hobby, join a class at Englewood Arts off Winner Rd.
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CAP Index Crime scores higher than U.S. average for violent crime
Harrison’s overall CAP Index crime score is 5, compared to the U.S. average of 4. However, it scores 8 for homicide and 7 for assault with a weapon, robbery and sexual assault.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this neighborhood?
Reach out to
Scott Johnson,
an experienced agent in this area.
Parks in this Area
Sheffield Park
Baseball/Softball
Basketball
Picnic Area
Indian Mound Park
Multi-Purpose Field
Northeast Athletic Fields Park
Baseball/Softball
Playground
Parking Lot
Hink Park
Multi-Purpose Field
Hiking
Hutchins Park
Picnic Area
Multi-Purpose Field
Corrington Park
Baseball/Softball
Playground
McCoy Park
Fairmount Park
Davis Park
Transit
Airport
Kansas City International
33 min drive
Bus
On 24 HWY & Kentucky Westbound
Bus
On 24 HWY & Blue Ridge Wb
Crime and Safety
1 - Low Crime, 10 - High Crime
Harrison
US
Homicide
7
4
Sexual Assault
5
4
Assault with Weapon
8
4
Robbery
6
4
Burglary
4
4
Motor Vehicle Theft
5
4
Larceny
3
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
Harrison Demographics and Home Trends
On average, homes in Harrison, Independence sell after 40 days on the market compared to the national average of 49 days. The median sale price for homes in Harrison, Independence over the last 12 months is $111,275, up 21% from the median home sale price over the previous 12 months.
Investment property - currently tenant occupied at $900 / mo rent. Seller prefers to sell as a package with 3 other occupied single family rental homes. See details in supplements.
Discover a cozy 2-bedroom, 1-bathroom home featuring a fully-equipped kitchen with a dishwasher, stove, microwave, and fridge included. Step into your private backyard oasis, perfect for relaxation or entertaining. Located in a peaceful neighborhood, this property is ideal for small families, first-time homebuyers, or investors. Schedule a viewing today to experience the comfort and charm of this
Interested in learning more about homes in this neighborhood?
Reach out to
Scott Johnson,
an experienced agent in this area.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
791
Median Age
34
Population Density
7 ppl/acre
Population under 18
30%
Above the national average
23.8%
Population over 65
13%
Below the national average
19.1%
Finances
Median Household Income
$21,700
Significantly below the national average
$71,702
Average Household Income
$64,164
Education and Workforce
High School Graduates
89.5%
College Graduates
5.3%
Significantly below the national average
34.1%
Advanced Degrees
2.8%
Below the national average
13.3%
% Population in Labor Force
60.6%
Weather
Annual Precipitation
42''
Average Winter Low Temperature
20°F
Average Summer High Temperature
88°F
Annual Snowfall
34''
Area Factors
Somewhat Bikeable
Bike Score®
10/ 100
Car-Dependent
Walk Score®
15/ 100
Some Transit
Transit Score®
30/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
