Kansas City metro · Missouri and Kansas

Hard money loans for Kansas City investors, on both sides of State Line.

United Lending finances flips, bridges and rentals from Jackson, Clay, Platte and Cass counties in Missouri to Johnson and Wyandotte counties in Kansas. Flip loans can cover up to 95% of the cost at the start and 100% of the rehab budget, with no prepayment penalty. DSCR rental loans are qualified on the property's rent.

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Market data

Kansas City in numbers

The metro is outrunning the country on price growth and speed of sale, and the two states inside it look very different. Johnson County's typical home is worth almost twice Jackson County's.

Kansas City in numbers
Measure	Kansas City	Change	Source and month
Typical home value, metro	$324,887	+3.7% in a year (US +1.2%)	Zillow Home Value Index, Sep 2026
Typical home value, Johnson County, Kan.	$458,265	+4.7% in a year	Zillow Home Value Index, Sep 2026
Typical home value, Jackson County, Mo.	$247,543	+2.7% in a year	Zillow Home Value Index, Sep 2026
Typical rent, metro (all homes)	$1,534	+3.8% in a year	Zillow Observed Rent Index, Sep 2026
Median days to pending	11 days	US: 27 days	Zillow, Sep 2026
Single-family permits, metro	4,439	+14.8% vs. Jan–Sep 2025	Census Building Permits Survey, Jan–Sep 2026
Share of home sales that were flips	11.5%	US: 8.0%	ATTOM Home Flipping Report, Q1 2026
Investor share of home purchases	About 1 in 5	—	Realtor.com 2026 Investor Report, via HousingWire, H1 2026

Zillow's home value index is its middle tier (homes between the 35th and 65th percentile), smoothed and seasonally adjusted; its rent index includes apartments. In ATTOM's ranking, only one metro of a million-plus people flipped a bigger share of its sales.

Where we lend

Where we lend in the Kansas City metro

We lend on investment property anywhere in the metro, under one set of underwriting standards. What changes from area to area is price, rent and how much is being built. Values below are Zillow's for September 2026.

Johnson CountyKSOverland Park ($480,952), Olathe ($433,091), Lenexa, Shawnee, Leawood and Prairie Village. The highest resale values in the metro and its busiest builders, who filed for 1,809 single-family permits in the first nine months of 2026, 20.4% more than a year earlier. Flips and new construction lead here.
Kansas City, Kan. and Wyandotte CountyKSA $199,779 typical value against $1,322 typical rent, a gross yield near 7.9%, which puts rentals on the Kansas side within reach of the payment. Kansas property and foreclosure law apply, covered below.
Kansas City, Mo.MOThe core city runs across Jackson, Clay and Platte counties, with a $250,185 typical value and $1,446 rent. Prices vary widely from ZIP to ZIP, so each house gets sized on its own comps and leases rather than the city average.
Lee's Summit and eastern Jackson CountyMOLee's Summit ($393,485) and Blue Springs ($309,342) for resale and new builds; Independence ($210,944) and Raytown ($207,260) for rentals, where Zillow's rent runs about 7.9% and 8.6% of value a year.
The Northland: Clay and Platte countiesMOLiberty, Gladstone, Kearney, Smithville, Parkville and Riverside. Typical values of $318,510 in Clay and $389,181 in Platte, and Clay County single-family permits up 44.7% year over year.
Cass CountyMOBelton, Raymore, Peculiar and Pleasant Hill. A $341,122 typical value and rents up 6.4% in a year, the fastest rent growth of the six core counties.

Loans in Kansas City

Which loan fits which Kansas City deal

Fix and flip loans

More than one Kansas City sale in nine was a flip early this year. On our published terms, a flip loan can add as much as the whole rehab budget to the purchase loan, with no penalty for paying it off when the house sells.

Fix and flip loans: terms

Bridge loans

Need to close before a bank will lend, or before your last property sells? A bridge loan here runs 12 to 18 months, interest only, at up to 95% of the cost at the start. You repay it from a sale or a refinance, with no prepayment penalty.

Bridge loans: terms

DSCR rental loans

Keeping the house? Our DSCR rental loans qualify on the property's rent, whichever side of State Line it sits on, and the borrower can be you personally or your LLC.

DSCR loans: terms

Before you close in Kansas City

What changes when you cross State Line

Kansas City is one housing market under two state laws. These are the differences that show up in an investor's numbers and paperwork.

Two property tax systemsMissouri sets a home's assessed value at 19% of market value and resets it every odd year, with 2027 next. Kansas uses 11.5% of appraised value and reappraises annually. Effective rates still come out close in Jackson County (1.12%) and Johnson County (1.14%), while Wyandotte runs 1.46% (Census ACS, 2020–2024).

Jackson County bills can climb in 2027The 2023 reassessment raised values about 30% on average, and the State Tax Commission capped increases at 15% on more than 200,000 parcels. That cap ends with the 2027 reassessment, so many houses carry a bill below what their value implies. Budget taxes on your purchase price, not the seller's current bill.

Different loan documents on each sideMissouri loans are secured by a deed of trust, which lets a trustee sell the property without a court case. Kansas forecloses through the courts and gives a redemption period of up to 12 months, which can be waived by contract on property that isn't the owner's home. That is why a Kansas-side closing package reads differently from a Missouri one.

No transfer tax in either stateNeither Missouri nor Kansas charges a real estate transfer tax, and Kansas repealed its mortgage registration fee in 2019. Closing costs on a Kansas City purchase are mostly title, recording and lender charges.

Short-term rentals in Kansas City, Mo.Since June 15, 2023, a short-term rental whose owner doesn't live there has been barred in residentially zoned parts of Kansas City, Mo., and allowed only in commercial zones; rentals registered before that date can continue if renewed. Kansas City, Kan. and the Johnson County cities set their own rules. Check zoning and registration before nightly income goes into a plan.

Investment property onlyUnited Lending offers business-purpose loans only, and only on investment property the owner won't live in. Moving into the house, or into one side of a duplex, calls for an owner-occupied mortgage from a residential lender.

Kansas City loans

Buying or refinancing in Kansas City? Get terms.

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United Lending LLC offers business-purpose financing secured by non-owner-occupied investment real estate. We do not offer loans for personal, family or household purposes, or loans on owner-occupied primary residences.

Questions

Investor loans in Kansas City: questions

Do you lend in Kansas City, Kansas as well as Missouri?

Yes. We lend on investment property in Johnson and Wyandotte counties on the Kansas side and in Jackson, Clay, Platte and Cass counties on the Missouri side. The loan programs are the same in both states; the tax math and the closing documents follow each state's law.

What rates do you charge on Kansas City hard money loans?

We quote each loan rather than publish a rate sheet. Your rate depends on leverage, credit, experience and the property, and we quote it on a short call along with points and fees. Ask any lender you're comparing for the total cost in writing, not just the rate.

How quickly can you close on a Kansas City property?

We don't publish a standard closing time, because the appraisal and title work set most of the pace. Have the contract, the rehab budget or lease, and your entity documents ready when you apply, and your loan officer will give you a realistic date for your deal.

Do you have an office in Kansas City?

No. Our lending team works from Brooklyn, New York, and lends here the way it lends nationwide: applications, documents and calls happen by phone and email, and we'll explain how signing works for your deal before you commit to anything.

Can I finance a short-term rental in Kansas City, Mo.?

Check the zoning first. A non-owner-occupied short-term rental is barred in residentially zoned areas of Kansas City, Mo. unless it was registered before June 15, 2023 and has been renewed. Tell us the zoning and registration status and we'll explain on the call how the loan would be sized.

What do you need to see on my first Kansas City deal?

The address, the contract price, your renovation budget or expected rent, and a rough credit range. If you plan to hold the house, our DSCR rental loans need a 620 minimum credit score. Experience, loan size and the leverage on your specific property are things we'll confirm on your call.

Sources (12)Checked November 4, 2026

United Lending's own loan terms come from its published program limits as of the date above. Market figures and rules come from the public sources listed here. Your actual terms depend on the property, your credit and experience, and underwriting.