$167,649Average Value$114Average 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.
Learn a new hobby, join a class at Englewood Arts off Winner Rd.
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 & include a range of architecture.
Well kept hoes 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.
Students love learning from the amazing teachers 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 to sharpen your 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.
If you are looking for home-style cooking that you don't have to make, try Englewood Cafe.
Grab 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.
Jump on the Ride KC Bus to just about anywhere you 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
Interested in learning more about homes in this area?
Reach out to
Stacy Garrett,
an experienced agent in this neighborhood.
Parks in this Area
Hill Park
Grills
Playground
Hink Park
Multi-Purpose Field
Hiking
Hutchins Park
Picnic Area
Multi-Purpose Field
Hiram Young Park
Picnic Area
Trails
Multi-Purpose Field
Bundschu Park
Basketball
Trails
Playground
McCoy Park
Transit
Airport
Kansas City International
40 min drive
Bus
On 23rd & Vermont Westbound
Bus
On Crysler & Sea Sb Farside
Bus
On Forest & Maple Sb
Bus
On Winner & Scott Eastbound
Bus
On Forest & 15th St Southbound
Bus
On Winner Rd & Claremont Westbound
Bus
On Lexington & Elm Westbound
Crime and Safety
1 - Low Crime, 10 - High Crime
Procter
US
Homicide
5
4
Sexual Assault
5
4
Assault with Weapon
5
4
Robbery
5
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Procter, Independence sell after 46 days on the market compared to the national average of 47 days. The average sale price for homes in Procter, Independence over the last 12 months is $165,179, down 1% from the average home sale price over the previous 12 months.
This is just the cutest little house you ever did see! Two bedrooms, one bathroom, living room, kitchen and laundry. This little cottage also features a giant fenced in yard and carport for off street parking. This house is ideal for someone’s just starting out or downsizing after the kids are gone. This house features solar panels to keep the electric bill in check, along with new windows all
Great opportunity to add this MASSIVE, Turnkey triplex to your rental portfolio or house hack and live in one unit and rent out the others to offset your mortgage! Diverse unit mix ideal for strong occupancy and low vacancy. All three units have separate, individual entrances. Unit A is a 3 bed 2 full bath main floor unit with W/D hookups and leased for $1,100/mo. Unit B is a 2 bed 1 bath unit
6 Lots all connected. Address and dimensions are for 1 lot, but all 6 are connected. Dimensions of 50x200 are approximate per public records for a total of about 1.2 Acres. There is sanitary sewer at street as well as water line. Lots are level for front half then back half slopes east and backs up to the Independence Water Dept Facility. Selling all 6 as a package for a total of $72,000.
NEW MANAGEMENT!! The Hudson features updated one and two bedroom apartments in Independence, Missouri. Reasonable prices! Each apartment features plank hardwood floor, resurfaced counter tops, cable rooms and so much more. Easy access to all major highways! Come take a tour of your new home TODAY!
Interested in learning more about homes in this area?
Reach out to
Stacy Garrett,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
3,680
Median Age
37
Population Density
8 ppl/acre
Population under 18
25.4%
On par with the national average
23.8%
Population over 65
15%
On par with the national average
19.1%
Finances
Median Household Income
$46,847
Significantly below the national average
$71,702
Average Household Income
$61,194
Education and Workforce
High School Graduates
87.1%
College Graduates
21.1%
Below the national average
34.1%
Advanced Degrees
6.6%
Below the national average
13.3%
% Population in Labor Force
62.8%
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®
26/ 100
Car-Dependent
Walk Score®
44/ 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.
