$169,881Average Value$119Average Price per Sq Ft3Homes For Sale
Neighborhood "sweet spot" of Independence
Procter is situated between two of Independence's most popular locations. It's just a mile away from the vibrant Englewood Arts District to the west and a mile away from the nearly 200-year-old Independence Square to the north. While this neighborhood features historic homes that harken back to simpler times, some things don't change. It's still easy to walk to schools and parks. Downtown Kansas City is 10 miles away."I like this neighborhood because it reminds me of an old Hallmark movie with those big old houses. You get this same small-town feel in the larger area of Independence. That creates that small town feel in the middle of a big city," says Justin Berry.Berry, a Realtor with Plains Paris Real Estate Team, has been selling homes in the area for 11 years.
Pottery classes are offered at Englewood Arts off Winner Rd in Proctor.
Residents can shop for antiques and home goods at Vivilore off East Winner Rd, just minutes from Proctor.
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Older homes exude turn-of-the-century charm
The homes here are smaller and older, several dating to the turn of the century. Many homeowners and investors are working to rehab these homes and restore them to their historic origins. Historic homes can be found east of Sterling and along Winner Road. Some larger homes have little carriage houses in the back. The northern part of Procter features smaller homes ripe for rehabbing. Common home styles include traditional, Craftsman, Tudor, Colonial Revival and Cape Cods. Prices range from $100,000 to $250,000. Around 43% of residents own their homes, while others rent single-family homes or apartments.
Many homes in Procter date back to the early 20th century and include a range of architecture.
Well kept homes with some upgrades have been spotted in Procter.
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Independence switched to 4-day school week
In 2023-2024, the Independence School District switched to a 4-day school week. Missouri voters will decide whether this will remain an option for the 2025-2026 school year.Children can walk to Procter Elementary, which earns a B-minus from Niche, before moving on to the 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.
Young students can learn at Procter Elementary School.
The Independence School District takes pride in their schools.
High school students in Procter may attend Van Horn High School.
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Skaters can hone skills at Hill Park
Procter is a mile away from Bundschu Park, where kids can play on the playground, shoot hoops or practice their soccer moves on an open field. Its circular walking trail is an ideal spot for moving meditation. Hill Park features a 10,000-square-foot skate park 2 miles away to accommodate beginners to advanced skaters. The park includes a 6-foot and 9-foot bowl, a creek and a walking trail.
The skate park at Hill Park is the place for local skaters to practice their skills.
Bundschu Park has a large basketball court for games and practice.
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Best of Independence dining and entertainment in nearby Englewood Arts District and the Square
The Englewood Arts District and Independence Square offer various dining and entertainment options. Independence Square has been the city's hub for 297 years. The Courthouse Exchange is a century-old converted jail that's been serving beer and burgers for 127 years. In the meantime, newer spots like Ophelia's Restaurant & Inn and Pleasant Street Coffee have developed their own loyal followings. The Pharoah Cinema 4 has been on the Square for 40 years. On the other side of the neighborhood, the Englewood Arts District, with the Englewood Arts Center, galleries and eateries, hums with creative activity."The Englewood Arts District is rejuvenating that area. It's growing, and it has really nice restaurants. Some people go to the area to eat at the Vivilore farm-to-table restaurant. People might think, 'What's this really nice restaurant doing in the middle of Independence?'" Golden says.Grocery shopping options within one mile include Country Grocery, Price Chopper, Walgreen's and Dollar General. Aldi is 3 miles away.
Englewood Cafe has home-style cooking in Proctor.
Residents of Proctor can lunch at Los Amigos and try their steak tacos, tamale or pupusas.
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Huge SantaCaliGon Days festival celebrates Independence's pioneer days
Around 300,000 people visit Independence every Labor Day weekend for SantaCaliGon Days. Procter residents can walk to this event, which celebrates Independence as the starting place for the Oregon, California and Santa Fe Trails.
Beltway access within 3 miles simplifies metro area commuting
Procter is 3 miles from Interstate 435, making for an easy commute anywhere in the metro area.
Residents can jump on the Ride KC Bus to just about anywhere they want to go in Procter.
Procter is sandwiched between Independence Square and the Englewood Arts District.
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Increased risk of flooding between Winner Road and Truman Road
There's a higher chance of flooding in the northern part of the neighborhood between Winner Road and Truman Road.
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
Are you familiar with the Procter neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Procter
US
Homicide
4
4
Sexual Assault
5
4
Assault with Weapon
5
4
Robbery
6
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
5
4
Crime Score
6
4
Source: WhatIsMyCrimeRisk.com
Procter Demographics and Home Trends
On average, homes in Procter, Independence sell after 43 days on the market compared to the national average of 55 days. The median sale price for homes in Procter, Independence over the last 12 months is $161,750, down 2% from the median home sale price over the previous 12 months.
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Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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.
