Plumbing repair · Lee's Summit, Missouri
Plumbing repair in Lee's Summit, MO
Leak, backed-up drain, no hot water, or a frozen line? The largest share of Lee's Summit's homes (22%) was built 1990 to 1999[1]. Request a licensed plumber who works here. Lee's Summit, in Jackson County and Cass County — ZIPs 64082, 64064, 64081, 64086, 64063, counts 107,514 residents (2025 estimate)[2].
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Lee's Summit plumbing snapshot: the key figures
- Population (2025 est.)
- 107,514[2]+6.3% since 2020
- County
- Jackson / Cass[2]city spans more than one county
- Land area
- 63.9 sq mi[3]
- Decade the most homes date from
- 1990 to 1999[1]22% of housing units
- Homes built before 1980
- 25%[1]the 5th-lowest share of the 14 Kansas City–area suburbs we cover
- Homes built 1980–1999
- 39%[1]2020–2024
- Homes built 2010 or later
- 16%[1]the 5th-highest share of the 14 Kansas City–area suburbs we cover
- Winter-storm & freeze days, jackson zone
- 20[4]2016–2025
- Flood & flash-flood reports within 10 mi
- 12[4]10 flash floods, 2016–2025; flood-prone homes need working drainage and backflow prevention
- FEMA flood-insurance claims, local ZIPs
- 96[5]9 in the last 10 years; 78 paid
- Homes on utility gas heat
- 72%[1]gas piping work usually needs a permit and a licensed installer
Reading the Lee's Summit data for plumbing
Lee's Summit counts 107,514 residents (2025 estimate), growing at a middle-of-the-pack 6.3% since 2020[2]. On the map that's 63.9 square miles holding 1,683 residents per square mile, the 7th densest of the suburbs here; it spans Jackson County and Cass County, with ZIP codes 64082, 64064, 64081, 64086, 64063[3].
With 16% of homes built since 2010 and 25% before 1980[1], Lee's Summit's plumbing runs from brand-new supply lines and fixtures to aging pipe, original valves and water heaters past their rated life.
5 ZIP codes cover Lee's Summit — 64082 (30% of the city's land), 64064 (20% of the city's land), 64081 (20% of the city's land), 64086 (19% of the city's land), 64063 (9% of the city's land)[6].
Nearest of the other suburbs we track: Raytown (6.5 mi NW), Grandview (7.9 mi W) and Blue Springs (8.9 mi NE)[3].
25% of Lee's Summit's 42,240 housing units predate 1980 and 16% went up in 2010 or later[1] — the 5th-lowest pre-1980 share of the 14 Kansas City–area suburbs we cover; nearby, Raytown (82%), Grandview (68%), and Blue Springs (38%) predate 1980. New-construction problems are usually fittings, supply lines, water-heater installs and drain slopes, not worn-out pipe.
The biggest single slice — 22% — was built 1990 to 1999, and the median home dates to 1994[1]. Neighbours from the same era tend to hit the same plumbing problems at the same time.
Freeze risk: the jackson forecast zone logged 20 winter-storm, ice or hard-freeze days in 2016–2025, including February 2021; the latest was Feb 18, 2025[4].
Water from the sky is plumbing work too: 12 flood or flash-flood reports within 10 miles over 2016–2025[4], and FEMA logged 96 flood-insurance claims across Lee's Summit's ZIPs[5]. Homes that take water need working drainage, sump pumps and backflow prevention.
72% of homes heat with utility gas, and 27% of households rent[1].
Among the 14 suburbs tracked here, Lee's Summit stands out for the 3rd-fewest flood reports nearby (12, tied with Grain Valley)[4].
Lee's Summit storm calendar
Within 10 miles of Lee's Summit, 2016–2025: 10 flash-flood reports and 2 flood or heavy-rain reports[4]. Peak: 75% in May, July, and August. Busiest year 2019 (5); 5 of 10 years had none. Busiest month July 2019 (3). Latest: flood or heavy-rain report, May 28, 2020, 3.7 mi out.
| Month | Flash flood | Flood & heavy rain | All |
|---|---|---|---|
| Mar | 1 | – | 1 |
| Apr | – | 1 | 1 |
| May | 2 | 1 | 3 |
| Jul | 4 | – | 4 |
| Aug | 2 | – | 2 |
| Oct | 1 | – | 1 |
plumbing help in Lee's Summit: what to do next
Requests go to Plumbing repair contractors serving the Lee's Summit area — ZIP codes 64082, 64064, 64081, 64086, 64063.
Before you pick up the phone: before the plumber arrives
Lee's Summit by the numbers
| Measure | Lee's Summit | Median of 14 | Difference |
|---|---|---|---|
| Built 2010 or later | 16% | 10% | 6 pts higher |
| Built before 1960 | 6.8% | 14.7% | 8 pts lower |
| Built before 1980 | 25% | 40% | 15 pts lower |
| Flood reports (10 mi) | 12 | 15 | 3 fewer |
| Renter-occupied | 27% | 32% | 5 pts lower |
| Utility-gas heat | 72% | 72% | about the same |
| Median year built | 1994 | 1986 | 8 years newer |
Sorted by largest difference. Each median is the middle value across the covered Kansas City–area suburbs, from the same sources.
| City | Flood reports | NFIP claims | Freeze days |
|---|---|---|---|
| Lee's Summit | 12 | 96 | 20 |
| Raytown 6.5 mi | 49 | 172 | 20 |
| Grandview 7.9 mi | 18 | 47 | 20 |
| Blue Springs 8.9 mi | 13 | 27 | 20 |
| Raymore 9.1 mi | 15 | 13 | 17 |
| Belton 10.5 mi | 11 | 50 | 17 |
| ZIP | Claims | Paid | Busiest year |
|---|---|---|---|
| 64082 | 3 | $4,174 | 1990 (1) |
| 64064 | 10 | $131,000 | 2007 (2) |
| 64081 | 35 | $593,311 | 1982 (5) |
| 64086 | 26 | $226,631 | 2013 (5) |
| 64063 | 22 | $233,143 | 1982 (5) |
ZIPs extend past city limits.
| Date | Type | Distance |
|---|---|---|
| May 28, 2020 | Flood | 3.7 mi |
| Jul 4, 2019 | Flash Flood | 7.5 mi |
| Jul 4, 2019 | Flash Flood | 3.0 mi |
| Jul 4, 2019 | Flash Flood | 2.3 mi |
| May 24, 2019 | Flash Flood | 8.8 mi |
| Apr 30, 2019 | Flood | 2.1 mi |
| Oct 8, 2018 | Flash Flood | 8.7 mi |
| Mar 26, 2018 | Flash Flood | 9.8 mi |
| Built | Units | Share | Margin of error |
|---|---|---|---|
| 2020 or later | 1,289 | 3.1% | ±220 |
| 2010 to 2019 | 5,516 | 13.1% | ±539 |
| 2000 to 2009 | 8,521 | 20.2% | ±568 |
| 1990 to 1999 | 9,503 | 22.5% | ±671 |
| 1980 to 1989 | 6,881 | 16.3% | ±623 |
| 1970 to 1979 | 5,209 | 12.3% | ±539 |
| 1960 to 1969 | 2,457 | 5.8% | ±368 |
| 1950 to 1959 | 1,313 | 3.1% | ±225 |
| 1940 to 1949 | 240 | 0.6% | ±131 |
| 1939 or earlier | 1,311 | 3.1% | ±562 |
ACS 2020–2024 estimates; margins of error are the Census Bureau's 90% intervals.
| Measure | Value |
|---|---|
| Housing units | 42,240 |
| Detached single-family | 30,266 (72%) |
| Occupied homes | 40,526 |
| Owner-occupied | 29,751 (73%) |
| Renter-occupied | 10,775 (27%) |
| Median home value | $340,900 |
ACS 2020–2024 estimates.
| Main heating fuel | Homes | Share | Margin of error |
|---|---|---|---|
| Utility gas | 29,239 | 72.1% | ±832 |
| Electricity | 10,308 | 25.4% | ±670 |
| Bottled or tank gas (propane, butane, etc.) | 775 | 1.9% | ±479 |
| Other fuel | 62 | 0.2% | ±72 |
| Wood | 58 | 0.1% | ±51 |
| No fuel used | 51 | 0.1% | ±39 |
| Solar energy | 17 | 0.0% | ±19 |
| Coal or coke | 16 | 0.0% | ±25 |
| ZIP (ZCTA) | Share of Lee's Summit's land | Share of the ZIP inside the city |
|---|---|---|
| 64082 | 30% | 94% |
| 64064 | 20% | 69% |
| 64081 | 20% | 100% |
| 64086 | 19% | 32% |
| 64063 | 9% | 94% |
Dated heat and freeze records for the JACKSON forecast zone: see the county list.
plumbing questions from Lee's Summit homeowners
Are Lee's Summit homes likely to have old galvanized pipes?
Only an inspection can say, but age is the clue: 7% were built before 1960 and 25% before 1980[1].
How often do pipes freeze in Lee's Summit?
The record for Lee's Summit's forecast zone shows 20 winter-storm or freeze days over 2016–2025, in 7 different years[4].
Which ZIP codes are covered in Lee's Summit?
64082, 64064, 64081, 64086, and 64063[6], in Jackson County. Nearby suburbs with their own pages: Raytown (6.5 mi), Grandview (7.9 mi), and Blue Springs (8.9 mi)[3].
My Lee's Summit home is fairly new — could the plumbing and water heater still be under warranty?
Possibly: 16% of Lee's Summit's housing units were built in 2010 or later[1], the 5th-highest share of the 14 Kansas City–area suburbs we cover. Check your closing paperwork for warranties before paying for a repair.
Sources
- Census ACS 2020–2024 5-year (keyless bulk)
- Census population estimates, Vintage 2025
- Census Gazetteer 2025
- NOAA Storm Events Database
- OpenFEMA NFIP claims
- Census 2020 ZCTA–place file
Data pulled Sep 28, 2026. Full citations and method.