ZIP Code · MO

ZIP 64086

Part of Lees Summit, MO

Pop. 23,599·Jackson County·48th most expensive ZIP in Missouri

Median rent (all units)

$1,531/mo

Year-over-Year

+2.0%

Month-over-Month

-0.3%

vs US Median

-$401

Reported rents

Stable (Monthly)

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Most AffordableMost Expensive

ZIP 64086 · $1,531

More affordable than 71% of US ZIP codes · National median $1,932/mo

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Medians by bedroom

Rent by unit size

Studio

$1,200

1 BR

$1,310

2 BR

$1,490

3 BR

$1,940

4 BR+

$2,310

Research median

$1,490/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: October 17, 2026

From the history

What the numbers show

Compared with the peak

Rent in ZIP 64086 is 0.6% below its high of $1,540 in July 2026, at $1,531 as of September 2026.

Past year vs. the rest of Missouri

Rent in ZIP 64086 changed +2.0% over the year to September 2026. Across the 119 Missouri ZIP codes Zillow tracks, the typical change was +4.6%.

Recent direction

Rent has fallen 2 months in a row, and rose in 7 of the last 12 months.

What a typical income covers

30% of the median household income ($102,099) is $2,552 a month. That covers HUD's Fair Market Rent for up to a 4-bedroom ($2,310).

Rank in Lees Summit

1st cheapest of 5 ZIP codes in Lees Summit.

From Zillow's monthly rent index (ZORI) for ZIP 64086. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$18,372/yr

At $1,531/mo median

Location

CityLees Summit

StateMO

CountyJackson County

Rent Market Meter

Balanced Market

Renter's MarketBalancedLandlord's Market

Rents are roughly steady, with neither renters nor landlords holding a strong edge right now.

Based on rent-price momentum (+2.0% YoY, -0.3% MoM), not inventory.

Demographics

Who lives here

ZIP 64086 (Lees Summit, MO) is majority owner-occupied, has a median income above the national average, 45.6% of residents hold a bachelor's degree or higher.

Population

23,599

Median income

$102,099

Median age

38.9

Renters

28.4%

Age distribution

21.9%

21.4%

27.3%

12.1%

17.2%

Under 1821.9%

18–3421.4%

35–5427.3%

55–6412.1%

65+17.2%

Gender

51.5%

48.5%

Male51.5%

Female48.5%

Race & ethnicity

80.4%

White80.4%

Black8.3%

Hispanic5.9%

Asian2%

Other3.3%

Education (25+)

21.3%

29.9%

45.6%

No HS diploma3.2%

HS diploma21.3%

Some college29.9%

Bachelor's+45.6%

Housing tenure

71.6%

28.4%

Owner71.6%

Renter28.4%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2022 vs 2026

How ZIP 64086 in Lees Summit, MO has changed in 5 years

Rent

$1,235 → $1,531

up 24.0%

Income

$99,777 → $102,099

up 2.3%

Population

23,635 → 23,599

down 0.2%

Renter share

22.4% → 28.4%

+6.0 pts

Bachelor's+

49.2% → 45.6%

-3.6 pts

Median age

37.7 → 38.9

+1.2 yrs

Since 2022, the typical rent in ZIP 64086 in Lees Summit, MO has climbed from $1,235 to $1,531, a 24.0% change over five years. On the earnings side, the typical household in ZIP 64086 in Lees Summit, MO now reports about $102,099, up from $99,777 in 2021. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. Renters now make up 28.4% of households, compared with 22.4% five years ago. College-educated residents now make up 45.6% of adults here, versus 49.2% in 2021. For context, the 2022 to 2026 window covers an unusually volatile run for US rents nationally, and ZIP 64086 in Lees Summit, MO reflects that arc in its own way.

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About renting in ZIP 64086

Last updated: October 17, 2026

ZIP code 64086 covers Lees Summit, MO. The median rent here is $1,531/mo as of October 2026. A 1-bedroom rents for a median of $1,310/mo. A 2-bedroom rents for a median of $1,490/mo.

At 18% of local median household income ($102,099/yr), ZIP 64086 ranks as affordable compared to the national benchmark of 30%. Rents have increased 2.0% over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 64086?

To keep rent at or below 30% of gross income, you would need to earn at least $61,000/year (about $29/hour full-time) to afford the median rent of $1,531/mo in ZIP 64086. The local median household income is $102,099/yr, so the typical household meets that bar.

Is rent going up or down in ZIP 64086?

Rent in ZIP 64086 has risen 2.0% over the past year as of September 2026. It sits 0.6% below its high of $1,540 in July 2026.

How does ZIP 64086 compare to other ZIPs in Missouri?

ZIP 64086 is in the middle among Missouri ZIP codes for rent, ranking #48 of 137 at $1,531/mo. Over the year to September 2026, rent in ZIP 64086 changed +2.0%, against a typical +4.6% across the 119 Missouri ZIP codes Zillow tracks.