Thursday December 11, 2025
Kansas City, straddling the Missouri-Kansas state line, is experiencing a surge in master-planned communities and condo HOAs, reshaping the local housing market. At the forefront of this transformation is FirstService Residential, the leading property management company in the region. Dalton Malcolm, vice president of community management for FirstService Residential in Missouri and Kansas, shares insights on local trends, industry challenges, and what sets FirstService apart in this dynamic HOA environment.HOA market by the numbers: Missouri and Kansas
According to the Community Associations Institute (CAI), Missouri and Kansas together illustrate the diversity and growth of the region’s HOA landscape.
- Missouri is home to more than 5,700 community associations, representing over 948,000 residents in 385,300 homes. The median home value in Missouri is $244,676, and homes in community associations contribute $2 billion annually to maintain their communities. Notably, 86% of residents rate their HOA experience as positive or neutral, and 88% say their association’s rules protect or enhance property values.
- Kansas has fewer than 2,000 community associations, with approximately 160,000 Kansans living in 62,000 homes. The median home value in Kansas is $227,188, and homes in Kansas community associations contribute $6.3 million annually to maintain their communities. Like Missouri, 86% of Kansas residents rate their HOA experience as positive or neutral, and 88% say association rules protect or enhance property values. By 2040, the community association housing model is expected to become the most common form of housing in Kansas.
Local trends: Resort-style living and amenity upgrades
Sitting right between the two states, Kansas City’s housing market is evolving rapidly."With more professionals working from home, developers are focusing on resort-style living. Communities now offer expansive amenities, nature trails, and spaces for families to enjoy without leaving their neighborhood. This shift is motivating established communities to upgrade amenities and introduce new social and lifestyle events to remain attractive to prospective residents."
Dalton Malcolm, vice president of community management for FirstService Residential in Missouri and Kansas
"We’re seeing communities budget more for social, lifestyle, and amenity maintenance to keep up with new construction. Local developers are balancing affordability with unbelievable amenity packages, making Kansas City a great place to live."Kansas City’s HOA market is notably diverse, encompassing everything from high-rise condos downtown to sprawling master-planned communities in suburbs like Overland Park, Leawood, and Parkville. Each neighborhood has its own unique character and needs, but they all share a common goal: fostering long-term stability and a strong sense of community.
How FirstService Residential delivers property management above the rest
What sets FirstService apart in the Kansas City market is a combination of deep leadership resources, exclusive financial partnerships, and robust in-house maintenance and project management teams. Dalton explains:"Our differentiators include the strength of our leadership—regional directors, vice presidents, and a dedicated support network—plus our insurance and banking partnerships through FirstService Financial (FFI), and our local maintenance and project management teams who know the communities inside and out."When FirstService onboards a new community, the process is thorough and hands-on.
"We start with a full property inspection and analysis of amenities, infrastructure, and common areas, all at no additional cost. This isn’t just a checklist—it’s a comprehensive review that helps boards prioritize projects, align them with reserve studies, and plan for the future with confidence."For boards looking to maximize their financial resources, FirstService offers access to financial products and advice not available with other management companies, enabling communities to move forward with improvements and repairs without compromising financial stability. Another key advantage is FirstService’s fully integrated local maintenance and project management teams, ensuring continuity, accountability, and a higher standard of service.
Spotlight: Lee’s Summit and Longview Farms
A standout example of strategic HOA management is Lee’s Summit where Longview Farms is located in Missouri’s eastern metro. Dalton recalls:"Our maintenance team worked closely with the board to identify priorities and budget constraints. We put together a detailed report outlining necessary repairs in phases, so the board could make informed decisions. With support from FFI, we secured the best rates for their reserve funds and explored loan options for projects that didn’t have reserve funding. This comprehensive, collaborative process gave the board confidence to present plans and funding needs to their community."Longview Farms exemplifies how FirstService Residential’s approach of thorough onboarding, financial optimization, and integrated local maintenance delivers stability and value for both Missouri and Kansas communities.
Master-planned communities: strategic management for long-term success
FirstService’s approach to master-planned communities is rooted in strategic planning and resource depth."Our comprehensive onboarding process includes property inspections, reserve study alignment, and leveraging our national buying power to negotiate contracts for services like waste management and utilities. We’ve helped communities secure rebates, file for tax exemptions, and lock in favorable rates before market increases."
Condo HOAs: addressing turnover and continuity
"Turnover and stability are frequent concerns for condo HOAs in Kansas City. Many communities come to FirstService after experiencing high manager turnover, which leads to a loss of information and errors. Boards often feel they’re just handling the bare minimum and aren’t receiving guidance to improve or change the status quo."FirstService tackles these challenges by equipping both associates and board members with industry-leading tools and resources. Platforms like FirstService Residential Connect™ and the Meeting Management System help managers stay organized, efficient, and balanced in their roles. For board members and residents, solutions like HODA (Homeowner Digital Assistant) and the 24/7 Customer Care Center provide access to important information and support at any time, reducing dependency on managers and ensuring consistency during transitions.
High-rise associations: Stabilizing operations and elevating resident experience
Kansas City’s high-rise associations present unique challenges and opportunities. Building on leadership depth, exclusive banking and insurance partnerships, and integrated local maintenance and project management, FirstService’s high-rise strategy focuses on continuity, risk reduction, and resident-centric service.Case study: The Metropolitan (Kansas City, MO)
When The Metropolitan, a 14-story, 210-unit high-rise, faced stalled capital projects, infrastructure failures, and declining resident confidence, the board selected FirstService Residential to reset direction and deliver measurable results. Highlights include:- $5.7 million loan secured through FFI to fund critical infrastructure (garage reconstruction, plumbing stack replacement) after a previous bank backed out.
- Garage repair originally scoped at $400k ballooned to $3 million due to poor oversight; FirstService brought in engineers/architects, permitting, and competitive bidding discipline to course correct.
- Board operations and communications strengthened; financial improvements included ~$12,000 annual waste management savings and a $40,000–$50,000 utility tax refund.
- Prior to transition, the community had spent over $4 million in special assessments with limited visible progress; FirstService reestablished a credible, phased capital plan.
Read the full case study: How FirstService Residential transformed a Kansas City high-rise
Kansas City’s condo and HOA trends for 2026
The Kansas City condo market is seeing increased integration of smart technology, sustainability features, and wellness amenities. Home automation, energy-efficient appliances, and green spaces are becoming standard, appealing to tech-savvy and environmentally conscious buyers. The wellness real estate market is projected to double by 2028, with developments focusing on fitness centers, meditation rooms, and access to nature.Kansas City is also ranked among the top 10 housing hot spots for 2025, with affordable inventory, stabilizing mortgage rates, and steady population growth driving demand. Home prices are expected to appreciate by 5.6% in 2025, and new construction is on the rise.
"I have been using their property management services for a few years now and I am very happy with the level of service they provide. They are responsive, professional, and take care of all the necessary tasks efficiently. I would highly recommend FirstService Residential MO to anyone in need of property management."
B.M., Overland Park
Why FirstService Residential leads in Kansas City
Dalton sums it up:"Our comprehensive approach, depth of resources, and commitment to service excellence set us apart. We’re not just managing properties—we’re building communities where residents feel proud to live."For more information about FirstService Residential, visit Missouri and Kansas property management.