$217,651Average Value$144Average Price per Sq Ft74Homes For Sale
A hub of southern Missouri
The arrival of the Kansas City, Springfield, & Memphis Railroad in 1883 set West Plains charging toward a stature it hasn’t relinquished. The rail line helped make West Plains a regional nerve center for commerce. Today, this city of 12,600 is still the largest in a 100-mile radius. As such, the community offers an assortment of homes, jobs, retail and dining attractions, and more. Local Realtor Debra Smith, a resident of the region, believes the diversity of this area’s offerings to be its biggest draw. “We also have the outdoors,” says Smith, of United Country Missouri Ozarks Realty. “We also have a university, we have good schools. We have a hospital; we have good health care. So we have the amenities that a larger city offers with the benefits of small-town life.”
West Plains serves as the county seat for Howell County.
The railroad remains an active and important part of the West Plains community.
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Homes range from antique to new, from the inside out
Buyers seeking a classic home, perhaps for a restoration project, can find one in the middle of West Plains. That section of the city has options dating to the late 1800s, from modest bungalows to multistory Victorians, priced from $100,000 to $200,000. Houses tend to get newer toward the outskirts of town, including brand-new options in subdivisions like Stoneybrook and Westway Hills. West Plains’ recent builds go for $200,000 to $400,000. “There’s a mixture of homes — kind of like timber,” Smith says. “Whenever you’re dealing with timber on a property, you’ve got a mixture of timber — hardwood and cedar and other types of wood. You’ve got that with West Plains, because you’ve got starter homes, you’ve got flipper homes, you’ve got restored, historic homes.” Homes across the city hit the market for a median price of about $250,000.
Newer subdivisions in West Plains bring new housing options.
Older homes in West Plains include a number of smaller investment and starter options.
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Service industries account for a significant slice of employment
Service industries cover almost 50% of West Plains’ job sector. That includes health care — Ozarks Healthcare is the city’s largest employer. Ozarks includes the 114-bed Ozarks Medical Center. Leonardo DRS, a maker of military equipment, has a plant in town that’s another top employer.
Ozarks Healthcare offers vital services and employment for West Plains and the region.
DRS Technologies is one of West Plains largest employers.
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West Plains students have access to Southern Missouri Technical Institute
The city’s West Plains School District is a draw to the area for some families, with its B-plus rating on Niche. “Because parents are concerned about their children and want their kids to feel safe and secure in their school,” Smith says. “And you want your teachers to be quality. And you want your school to be neat and clean. And you want your kids to be happy in school.” Students at A-minus-rated West Plains High can take courses at Southern Missouri Technical Institute. SoMoTech’s main campus has programs in topics ranging from carpentry to culinary arts. There’s also a second SoMoTech location on West Plain High’s campus, with programs in agriculture, family and consumer sciences, and business.
The four-year Missouri State University has a campus in West Plains as well, offering two-year programs. Nursing is among the popular programs at MSU-West Plains.
Students at West Plains Middle School go on to attend the neighboring high school.
The Missouri State University West Plains campus is an important part of the community.
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Ozarks provide basis outdoor fun
West Plains’ location in the hills of the Ozark Mountains means outdoor recreation is ingrained in the area. “We love showcasing the Ozarks,” Smith says. There’s a trailhead for the 390-mile Ozark Trail 8 miles from West Plains in the nearby community of Pomona. Multiple trails are available within town, too, including the 6-mile Galloway Loop, a paved bike path. Kids can explore spots like Butler Children’s Park, which has a sprawling playground. West Plains Aquatic Center provides a spot to cool down during the summer months, while the West Plains Civic Center can be a place to escape to when the weather’s not cooperative, home to an indoor pool and fitness center. In June, the Civic Center hosts the annual Old-Time Music, Ozark Heritage Festival, a celebration of folk music.
West Plains experiences four seasons, whether warm summers or cold winters, which average a foot of snow. The state experiences 55 tornadoes a year, according to Springfield News-Leader data.
West Plains families enjoy playing at centrally located Butler Park.
The Ozark Trail and 27 miles of hiking can be accessed just north of West Plains.
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Downtown West Plains is an eclectic destination
Downtown West Plains, lined with classic, tall brick brick buildings, has been the site of recent investment. West Plains Downtown, a local nonprofit, organized the installation of new lights in the area in the summer of 2024. Multiple new businesses have opened up downtown as well, in a district home to multiple local bookstores, message studios, restaurants, clothing stores and more. The West Plains Downtown group has encouraged shopping here with a small business passport program during the holidays that can lead to a prize. The city also has a smattering of big-box stores and chain restaurants, some clustered along a stretch of Preacher Roe Boulevard on the south side of town.
West Plains serves as the county seat for Howell County.
Residents in West Plains frequent local shops in downtown.
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West Plains offers public transit
The city has a curb-to-curb bus service, the West Plains Transit System, that operates Monday through Friday. Rides are available for $1.50 per person. U.S. Routes 160 and 63 are the most prominent thoroughfares in town. Routes 63 and 60 are links to Springfield, 110 miles away and the largest city in the region at roughly 170,000 people. The Springfield-Branson National Airport, 118 miles away, is the closest major airport.
Crime
According to Missouri State Highway Patrol, West Plains saw drops in both violent and property crime from 2023 to 2024.
Written By
Wayne Epps Jr.
Photography Contributed By
Kenyon Gerbrandt
Video By
Victoria York
Interested in learning more about homes in this area?
Reach out to
Terry Hackworth,
an experienced agent in this area.
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.
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On average, homes in West Plains, MO sell after 84 days on the market compared to the national average of 57 days. The median sale price for homes in West Plains, MO over the last 12 months is $132,500, down 19% from the median home sale price over the previous 12 months.
This beautifully updated 5-bedroom, 3.5-bath home is nestled in the highly desirable Quail Run subdivision. Offering over 3,000 square feet of thoughtfully designed living space, the property has been meticulously maintained and is truly move-in ready. Recent upgrades include fresh interior paint, updated fixtures, new flooring on the upper level, and a brand-new roof, providing both modern style
Enjoy the best of country living with this stunning 20 acre tract featuring a stocked pond and beautiful building sites. All improved pasture, 20 acres hay ground. Mature Oaks for shade; Sassafras and Persimmon as well. The land has had no chemical fertilizer or herbicides for 4 years. Just 2.5 miles from the city limits; this property offers privacy without isolation and is ideal for a home,
Set on 65± acres of rolling pasture and mature timber, this 4,600 sq. ft. custom-built home offers extensive North Fork River frontage and a large natural spring, creating a rare blend of scenic beauty and functionality. With its open floor plan and thoughtful design, the home provides comfort and flexibility to fit a variety of lifestyles. The layout includes six bedrooms—two on each
MOTIVATED SELLER! This 2.4 Acres m/l has so much potential! The perfect place to build or set up a home! Located 5 miles from West Plains city limits just off AB Highway.This property features a private wooded setting, BIG mature timber, the cabin is a 2 bedroom, 1 bath that is in disrepair, an 8x14 garage with concrete floor and electric, a 7x12 workshop with concrete floor, electric & flue
12 Acres m/l with well-kept brick home just outside West Plains, MO!This exceptional property is perfect for equestrians, featuring two spacious barns and four well-appointed horse stalls. Conveniently located next to the barns is a water spigot, ensuring easy access to hydration for your horses. Access is seamless, with entry points from both the gated left side of the property off the dirt
MOTIVATED SELLER! MOVE IN READY! This is a super cute vintage stone home on a corner lot in a great location! This home features an open kitchen with large cook island/bar with storage, dining area, living room, 2 bedrooms, 1 full bathroom, a large screened-in front porch spanning the entire front of the house, a big laundry/mud room that opens to the attached carport which includes an outdoor
Charming 2 bed, 2 bath home in West Plains School District, located just minutes from downtown and MSU. This cute property offers spacious rooms throughout, including a comfortable primary suite with ensuite bath. Enjoy the convenience of in-town living with easy access to shopping, dining, and amenities. The fenced backyard provides great space for pets or entertaining, and includes a storage
Don't miss this great opportunity to own your very own Hobby Farm less than a half mile from city limits! This 9.14+/- acres boasts a ranch-style home on a walkout basement with just under 2000 sq ft of finished living space, not including 1288 sq ft of unfinished basement for storage, a workshop, storm shelter, or family room. The home has many updated features, including wood siding on the
In-town 4-bedroom home offering convenience and versatility! This property features a fenced backyard--perfect for pets, play, or entertaining--along with a storage shed for added space. The current primary bedroom includes plumbing in place for a future half bath, giving you the opportunity to customize and add value. Whether you're looking for a comfortable residence or a solid investment
3 Acre mini-farm with rustic 2 bedroom, 1 bath home built 1900, shop building with concrete floor and electric, total fencing, good grass, chicken house that has a run-in stall, water trough and hydrant, great established garden spot and well house.This rustic country home has character! New roof, covered country front porch with new posts, back deck, beautiful views and wildlife galore -
Charming and well-maintained 3 bedroom, 1.5 bath home in West Plains, Missouri, located on a quiet dead-end street with excellent curb appeal and beautifully landscaped front and back yards. The home features a welcoming covered front porch, a comfortable living area, and a layout designed for easy flow between the living room, dining area, kitchen, and outdoor spaces. The kitchen includes a
Ideal setup for hobby farmers or horse enthusiasts! This 3-bedroom, 2-bath manufactured home on a permanent foundation offers a spacious living area, large bedrooms, and walk-in closets. Situated on 32 acres of rich, productive soil with gently rolling ground, scattered shade trees, and 2 stocked pond--perfect for livestock or horses. Two decks provide great outdoor living space overlooking the
Welcome to Breckenridge Apartments of West Plains Missouri. Choose between our lovely 1 and 2 bedroom apartment homes. We are just minutes away from Missouri State University West Plains, local shopping, and restaurants. Please call or email us today to schedule your private tour!
MOVE IN READY TOWNHOUSE! HURRY ONLY 2 UNITS LEFT!!Newly built townhome located inside West Plains City limits-move in ready! Once stepping in the townhouse you will be greeted by a spacious living room that leads to an open dining room & kitchen. No kitchen is complete without a pantry & our off kitchen pantry allows plenty of storage. Upstairs you will find two large bedrooms
Welcome to The Heights in West Plains, MO!The Dels Corporation was founded in 2018 with the goal of providing sustainable, short term housing options throughout the Midwest. Inspired by minimalism & eco-conscious lifestyles, we connect locals with our community-based approach to short term housing, food service, and event hosting.We offer furnished and unfurnished floor plan
This cute 2 bedroom has a nice country setting. 2 miles from the heart of West Plains.New LVT flooring, new cabinets and new appliances. Updated through out! Has an out door building.
Introducing our newest addition to West Plains, MO - a stunning 2 bedroom apartment building that will soon be available! Nestled in a prime location, this apartment offers the perfect blend of comfort and convenience. Step onto your private balcony and soak in the breathtaking views of the surrounding area. Take a refreshing dip in the sparkling swimming pool on those warm summer days. Inside,
Welcome to our beautiful one-bedroom apartment in West Plains, MO! This stunning unit offers a spacious living area with a private balcony, perfect for enjoying the fresh air and taking in the scenic views. The apartment features one bedroom and one bathroom, providing ample space for your needs. The highlight of this apartment is the refreshing swimming pool, where you can take a dip and relax
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