Hickman Mills South offers relative affordability without drifting too far from downtown Kansas City. A 15-mile drive from the city center, this south Kansas City neighborhood has parkland and easy access to a dense network of highways. Ranch-style homes sport varied colors and design elements on a grid-like pattern, eventually giving way to a handful of longtime local businesses that have shaped the character of this place.
“You’re going to find a lot of good old ranch homes that are extremely affordable,” says Robert Riojas, a Realtor with the Kansas City Real Estate Team who has experience in the area. “It’s affordability, it’s one-level living.” Properties here generally start at $120,000, though some fixer-uppers may dip below that. Fully renovated, three-bedroom builds can reach up to $225,000, still below the median home price in Kansas City. Most homes were constructed between the 1960s and the 1980s, and price is dependent on the amount of upgrades made since. Traditional and raised ranch-style builds indeed dominate the market here, though buyers will also see split-levels and homes with Tudor elements and other character details.
Baseball and softball leagues take over Clark-Ketterman Athletic Field within the neighborhood, home to a cluster of six ball fields. This sprawling, 35-acre sports complex also hosts tennis courts, a picnic shelter and a playground. Warmer days are also well spent sunbathing or fishing at Longview Lake 3 miles southeast.
Locals can recreate year-round at the Hillcrest Community Center, which offers an indoor basketball court and walking track. “We have brand new fitness equipment just updated at the beginning of this year,” says Carl Littlejohn, senior recreation director for the center. He says much of their programming focuses on the youngest and eldest members of the community. “We do pickleball, a walking club, things of that nature,” he says. “It means a lot to everyone around us.”
Generations of locals grew up eating at Paul’s Drive In, a neighborhood burger joint with a vintage roadside sign. Opened in the 1960s, the restaurant is often voted one of the best cheap eats in Kansas City. Just north of Paul’s on Blue Ridge Boulevard is Southside Mafia Pizzeria, which is as well-known for its wings as it is for its pizza. The restaurant also advertises a breadth of halal options. Nearby Aldi and Family Dollar provide daily necessities.
Family-owned Faulkner’s Ranch commemorates the changing seasons with festivities drawing thousands of people. 2023 marked the 25th pumpkin season for the Faulkner family, a weeks-long autumn attraction with family games, live entertainment, rides and, of course, pumpkin picking. The spring and winter holiday celebrations also draw large crowds.
Students start at Ervin Elementary within the neighborhood, part of the Hickman Mills C-1 School District. The school has a C-minus rating from Niche. Kids move on to Hickman Mills Middle 6th and 7th Grade Center, then Hickman Mills Middle 8th Grade Center. Teens at C-rated Ruskin High can participate in learning academies focused on law, technology, health and other subjects. The Islamic School of Greater Kansas City is also nearby, run by the Islamic Society on the other side of Interstate 470.
Commuters are well-connected to the rest of Kansas City. “You’re in the center of the main highway system where you’ve got easy access to Highway 435, 470, 49 and 71 going north and west,” Riojas says. The neighborhood is about 15 miles south of downtown Kansas City. Ride KC buses pick up on Blue Ridge Boulevard.
Some areas of Hickman Mills South may be susceptible to flooding. The diamonds at Clark-Ketterman Athletic Field were typically plagued by flooding, though the Boys and Girls Club of Greater Kansas City invested thousands to make new infields in 2022.
Denise Cunningham
Keller Williams Realty Partners Inc.
(913) 386-6724
179 Total Sales
1 in Hickman Mills South
$176,000 Price
Dani Beyer Team
Keller Williams KC North
(913) 386-7522
803 Total Sales
1 in Hickman Mills South
$108,000 Price
Cari Coffman
Compass Realty Group
(469) 815-7346
38 Total Sales
1 in Hickman Mills South
$246,000 Price
Stacie Green
Keller Williams Realty Partners Inc.
(816) 307-3914
72 Total Sales
4 in Hickman Mills South
$50K - $222K Price Range
Faye Whitney
Platinum Realty LLC
(913) 601-5931
217 Total Sales
2 in Hickman Mills South
$115K - $200K Price Range
Shaun Ashley
RE/MAX Heritage
(913) 386-7510
414 Total Sales
2 in Hickman Mills South
$82K - $121K Price Range
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
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A model of convenience and suburban quiet for Kansas City commuters
A diverse south K.C. residential neighborhood on the rise
Desirable waterfront living at a price point that might surprise you
Affordability and community resources in south Kansas City
Entirely residential and ideal for homebuyers seeking peace and quiet
An outdoor play mainstay centrally located in south Kansas City
