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Place dossier plate
SheetMO-GRANDVIEW-MO · Grandview, MO 25,821 pop · income 25th pct
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around Grandview
Lowest/highest poles plus peers nearest Grandview on median household income. Full ladder: /browse and /rankings.
median HH income
Grandview · this city · lowest
53,431
Grandview · this city · lowest
53,431 median HH income
36.6% of the leader · rank #1
Elgin · near
53,438
Elgin · near
53,438 median HH income
36.6% of the leader · rank #2
South Jackson… · near
53,438
South Jackson… · near
53,438 median HH income
36.6% of the leader · rank #3
Williamson · near
53,438
Williamson · near
53,438 median HH income
36.6% of the leader · rank #4
Clements · near
53,438
Clements · near
53,438 median HH income
36.6% of the leader · rank #5
Fort Washingt… · highest
145,942
Fort Washingt… · highest
145,942 median HH income
100.0% of the leader · rank #6
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income, and FBI crime rate
Out-of-state nearest neighbors for Grandview on ACS population and median household income
, plus FBI UCR reporting rate when the extract covers this place. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 25,821.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Grandview - the verdict
Grandview ranks in the 25th percentile for household income and the 5th percentile for safety nationally, out of every US city with at least 1,000 residents. Source: Census ACS + FBI UCR.
25th
percentile, household income
34th
percentile, home value
7th
percentile, median rent
5th
percentile, safety
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: Grandview, MO
Grandview is a small city in Missouri, home to 25,821 residents per U.S. Census Bureau ACS 2023 estimates. Grandview households earn a median of $53,431 annually, below the median for U.S. cities on this measure, with a poverty rate of 12.8%. Typical homes in Grandview are valued around $171,200, and the median resident age is 35.3 years. 24.0% of adults here have a bachelor's degree or higher; 63.0% of working-age residents are in the labor force.
Housing supply pressure shows in Census Building Permit Survey data: 8 residential units were authorized in 2024 (Building Boom), up 60% from five years earlier. Grandview's reported crime rate runs above the national norm: per-100,000 total crime stands at 4456.3 in FBI UCR data, above the national average (a voluntary reporting program, read this as reporting activity, not a definitive danger score).
Living costs in Missouri run below the national norm: the state registers 90.8 on a 100-equals-national-average index (Well Below Average) per BEA Regional Price Parities 2024. A typical two-bedroom carries a HUD Fair Market Rent of $972 per month statewide. Monthly utility costs average around $219 across Missouri, per EIA 2023 residential energy estimates. Natural-hazard exposure scores 50.6 out of 100 on FEMA's National Risk Index (Low).
A decision-led reading path
Useful questions to ask of Grandview's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from schools and households to work and mobility to reported crime to comparison shortlist to housing and income to population change; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Grandview, city-specific coverage includes commute-mode shares, annual population history, local building permits, matched public-school count, FBI reported-crime rates.
No matched row is reported here for within-city Census tract profiles; the page leaves those layers out instead of substituting a statewide or national value.
Question 1
What does the education layer cover for Grandview?
The NCES join finds 7 public schools within the city match. 24.0% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
The city has a broader matched school footprint, but count alone does not describe performance, capacity, program availability, or attendance boundaries. This profile deliberately avoids converting it into an unsupported family-friendliness score.
What does the journey to work look like in Grandview?
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. No single mode completely explains the work trip here. The mix is more useful than a one-number commute grade, especially when comparing places where transit, walking, and remote work divide the non-driving share differently.
Driving alone is the largest reported mode at 73.1%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
What can the FBI record say about safety in Grandview?
Treat this as a reporting-rate comparison, not a prediction of personal risk or a neighborhood-level safety grade. Tourism, daytime population, reporting practices, and variation inside the city are not adjusted away. The state rank and same-state peer table are the narrower comparisons available on this page.
The joined FBI UCR record reports 4456.3 violent and property crimes per 100,000 residents, above the 2280.5 national reference used here. The difference is 95% higher in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
Which cities make useful reference points for Grandview?
Within Missouri, the closest population matches are Hazelwood (25,214 residents, $55,930 income); Belton (24,618 residents, $70,525 income); Gladstone (27,069 residents, $72,134 income). Outside the state, the closest population matches in this dataset are Key West, FL (25,824 residents); Derby, KS (25,801 residents); Fort Washington, MD (25,843 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching. The nationwide peer panel below adds a fourth FBI UCR reporting-rate lens, not personal risk.
These joined records add useful context, but they do not need another full-size panel. Each remains a separate measure with its own geography and source boundary.
Housing and income
How far does income reach against housing in Grandview?
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.2 times median household income. The ACS poverty estimate is 12.8%, which keeps the citywide median from describing every household.
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Income and home value move within the same broad scale here. The useful next check is not a generic affordability label, but whether similar-size cities offer a materially different income, housing, or commute trade-off.
Household income
$53,431
Home value
$171,200
Value / income
3.2×
City-level Census ACS 2023 medians. The ratio divides two separate medians and is descriptive only.
Is Grandview growing, shrinking, or holding steady?
The recent population line is broadly flat. That makes the composition of change more important than the headline count: housing turnover, household size, and age structure can shift even when the total barely moves.
Census PEP estimates show the population grew by +120 residents from 2020 to 2025, a +0.5% change. Separately, Census BPS recorded 8 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Period change
+0.5%
2025 estimate
26,653
2020 estimate
26,533
Census Population Estimates Program, 2020–2025; permit context uses Census BPS.
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Cost of living A-
90.8 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Bachelor's+ share D
24.0%
Adults with a bachelor's degree or higher; ACS.
Poverty rate F
12.8%
Share of residents below the poverty line; lower scores better on this axis.
Household income F
$53,431
Median household income vs U.S. cities (pop ≥1,000); ACS.
Violent crime F
675 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Grandview profile (scored ACS/FBI dimensions)Read the chart values
Cost of living: 83/100 (A-) · 90.8 index
Bachelor's+ share: 46/100 (D) · 24.0%
Poverty rate: 29/100 (F) · 12.8%
Household income: 25/100 (F) · $53,431
Violent crime: 7/100 (F) · 675 /100k
Where Grandview sits on home value vs crime among peer cities
Grandview's median home value and FBI crime rate plotted with similar-size and
same-state peers (padded with large cities when the peer set is thin). The second
read: pricey does not always mean safer, check which quadrant this city lands in.
Census ACS median home value vs FBI UCR crime rate - Grandview highlighted among 9 peers.Read the chart values
Grandview, MO (this city): home $171,200, crime 4,456/100k
Key West, FL : home $816,300, crime 2,612/100k
El Cerrito, CA : home $1,107,500, crime 3,524/100k
Hazelwood, MO : home $154,900, crime 3,011/100k
Belton, MO : home $185,400, crime 2,207/100k
Gladstone, MO : home $217,900, crime 2,073/100k
Nixa, MO : home $238,300, crime 652/100k
Raymore, MO : home $318,000, crime 1,259/100k
Webster Groves, MO : home $371,400, crime 769/100k
How does Grandview compare to other US cities?
Grandview measured against every US city with 1,000+ residents, computed live from the same Census and FBI data shown throughout this page.
Household income25% higher than other cities
Home value34% pricier than other cities
Median rent7% pricier than other cities
Safety5% safer than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
Zoom in to just Missouri and the picture shifts: Grandview ranks #207 of 234 Missouri cities by lowest crime rate, a different read than the national percentile above.
How we calculate these percentiles & ranks
Each percentile compares Grandview against every qualifying US city; each in-state rank narrows that to Missouri only. Full formula and direction notes: methodology.
Missouri-relative analysis
Median Gross Rent places Grandview near the bottom of Missouri's cities
Among the 875 Missouri cities PlainCities tracks with reported median gross rent data, Grandview ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Grandview only against its own state's cities, not the full US field.
Median Household Income
#410 of 842
51st percentile in Missouri
Median Gross Rent
#1 of 875
0th percentile in Missouri
Median Home Value
#240 of 833
71st percentile in Missouri
Poverty Rate
#324 of 875
63rd percentile in Missouri
Bachelor's Degree or Higher
#232 of 875
73rd percentile in Missouri
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within Missouri only, not a livability score. See the methodology for the source and calculation.
Gauge source note
25th percentile nationally for median household income · 5th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Grandview's profile vs. every US city
Income, affordability, and safety percentile
Grandview's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown.
How Grandview's home value compares nationally
Median home value vs. every US city (population 1,000+)
$171,200Among the most affordablemore affordable than 66% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
Grandview's home-value-to-income ratio: 3.2×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#7,719 of 15,516
More affordable than 50% of tracked cities (pop. 1,000+)
Size class
#1,179 of 3,317
Small cities (10,000–49,999)
At 3.2×, Grandview sits in the moderate band:
national rank #7,719 of 15,516 and #1,179 of 3,317small cities (10,000–49,999).
Income and home value move in the same broad scale; check same-state peers before treating the multiple as an advantage or a warning.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$53,431Grandview, MO median household income (Census ACS)
Show U.S. national quintile / Lorenz context Grandview, MO median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Grandview, MO.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)24.0%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)12.8%
Census ACS S1701, poverty status
Labor force participation (adults 16+)63.0%
Census ACS S2301, share of working-age residents in the labor force
Population
25,821
Median Income
$53,431
Median Home Value
$171,200
Median Age
35.3
Poverty Rate
12.8%
Labor force participation
63.0%
Bachelor's Degree+
24.0%
Safety & Crime
Total Crime Rate
4456.3
per 100,000 residents
Violent Crime
674.6
per 100,000 residents
Property Crime
3781.7
per 100,000 residents
Crime reporting caveat
Reflects incidents reported to the FBI's Uniform Crime Reporting program — agency participation is voluntary and reporting completeness varies by jurisdiction and year, so this reflects reporting activity, not a definitive danger score. Not adjusted for tourism, commuter, or daytime population.
Schools
Total Schools
7
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Grandview's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
26,533 residents
2021
26,267 residents
2022
26,655 residents
2023
26,559 residents
2024
26,714 residents
2025
26,653 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📈 Building Boom
Total Permits (2024)
8
housing units authorized
Single-Family
8
detached homes
Multifamily
0
apartments & condos
Supply Intensity
0.3
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
5
5
0
$0.7M
2020
9
9
0
$1.4M
2021
11
11
0
$1.6M
2022
7
7
0
$1.0M
2023
8
8
0
$1.2M
2024
8
8
0
$1.2M
Permit volume increased 60% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
73.1%
Carpool
10.2%
Public Transit
0.0%
Walk
0.7%
Work from Home
13.4%
Other
2.6%
Based on 12,726 workers 16 and over.
Monthly Utility Costs
Missouri statewide monthly utility average (EIA 2023): $219
EIA 2023 residential energy data puts average monthly utilities across Missouri at $219 (electricity about $105 , water and sewer about $42 ).
These are Missouri statewide averages, not a meter reading for Grandview. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
Missouri's BEA cost-of-living index is 90.8 (Well Below Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Grandview is $972/mo. FEMA's National Risk Index, averaged to Missouri statewide on PlainCities, rates natural-hazard exposure at 50.6 / 100 (Low).
Cost/risk geography note
Cost of living is a Missouri statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Grandview sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Grandview compares to similar-size Missouri cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, FBI UCR, NCES CCD, Census BPS 2024, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.