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Featured local agent — West Plains, MO
Sarah Mitchell
Compass Real Estate · West Plains, MO
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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West Plains, MO Housing Market
The typical home in West Plains, MO is worth $227,826, rose 3.5% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $164,950, -27.3% year over year (through May 2026). With 3.9 months of supply and homes going under contract in about 27 days, West Plains is a balanced market. At today's 7.03% 30-year fixed rate, 20% down on a $227,826 home is about $1,216/mo in principal and interest.
Key numbers for West Plains, MO
Typical home value
$227,826
+3.5% in 12 months
Zillow, August 2026
Median sale price
$164,950
-27.3% year over year
Redfin, through May 2026
Days on market
27
Average pace
Redfin, through May 2026
Active listings
70
3.9 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$39,897
Home costs 5.7x income
U.S. Census ACS, 2023
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is West Plains a buyer's or seller's market?
West Plains, MO is a balanced market, based on 3.9 months of supply and homes selling in about 27 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the West Plains housing market data show?
Every row below is Redfin's final published month for West Plains, MO. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $164,950 |
| Median list price | $215,000 |
| Year-over-year price change | -27.3% |
| Median price per sq ft | $124/sq ft |
| Median days on market | 27 days |
| Active inventory | 70 listings |
| Months of supply | 3.9 months |
| Homes sold (that month) | 18 |
| New listings (that month) | 23 |
| Listings with a price cut | 27.1% |
| Market condition | Balanced market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for West Plains is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in West Plains is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have West Plains home prices moved?
Over the last three years the median sale price in West Plains, MO fell 2.9%, from $169,900 to $164,950. The live Zillow value series has rose 3.5% in the last 12 months, which is the more current read now that Redfin's series has stopped. 27.1% of West Plains listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in West Plains?
Priced off the typical home value of $227,826 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $45,565 | $182,261 | $1,216/mo |
| 5% | $11,391 | $216,435 | $1,444/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $1,216, that implies roughly $52,126 a year before you add taxes and insurance. The median household in West Plains earns $39,897, about $12,229 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 5.7x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in West Plains in the next 12 months?
Tell us your timeline. We send the West Plains market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in West Plains?
Zillow does not publish a rent index (ZORI) for West Plains, MO, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in West Plains?
Active listings in West Plains, MO went from 65 in May 2025 to 70 in May 2026, a +7.7% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 63 | 21 |
| July 2025 | 63 | 23 |
| August 2025 | 66 | 21 |
| September 2025 | 70 | 20 |
| October 2025 | 69 | 19 |
| November 2025 | 62 | 9 |
| December 2025 | 63 | 15 |
| January 2026 | 62 | 20 |
| February 2026 | 63 | 20 |
| March 2026 | 70 | 31 |
| April 2026 | 75 | 28 |
| May 2026 | 70 | 23 |
Redfin, through May 2026
How does West Plains compare to Missouri and the U.S.?
West Plains homes sell for $164,950 — 45% below the Missouri median of $297,500. Against the national median of $410,700, West Plains runs 60% lower. Year-over-year, West Plains moved -27.3% against Missouri's +4.6% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| West Plains, MO | $164,950 | -27.3% | 27 days |
| Missouri statewide | $297,500 | +4.6% | 27 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in West Plains
What buyers should watch
- Months of supply, currently 3.9. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 27.1%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $228 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $227,826 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median West Plains listing goes under contract in 27 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- In the last published month West Plains added 23 new listings against 18 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +3.5% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside West Plains varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in West Plains
There are currently 70 homes listed for sale in West Plains, Missouri. The median listing price is $215K.
Active listings
70
Homes on market
Median list price
$215K
Avg. days on market
27
Days until sale
New this week
23
Newly listed
How much do homes cost in West Plains by property type?
How the West Plains, MO market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $150,000 | $125/sq ft | 17 | 26 days |
Who lives in West Plains?
American Community Survey estimates for West Plains. U.S. Census ACS, 2023
Population
12,341
Households
4,960
Median income
$39,897/yr
Median age
34.2 years
Owner-occupied
48.2%
Median home value
$158,700
Median gross rent
$762/mo
Mean commute
17.1 min
48.2% of occupied homes in West Plains are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $158,700 against Zillow's $227,826 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve West Plains?
11 schools tracked · 4,192 students
The largest public schools serving West Plains, MO by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
WEST PLAINS SR. HIGH
Grades 9-12 · 1,145 students
WEST PLAINS ELEM.
Grades PK-4 · 776 students
WEST PLAINS MIDDLE
Grades 5-8 · 564 students
FAIRVIEW ELEM.
Grades PK-8 · 487 students
RICHARDS ELEM.
Grades PK-8 · 385 students
GLENWOOD ELEM.
Grades PK-8 · 245 students
HOWELL VALLEY ELEM.
Grades PK-8 · 206 students
SOUTH FORK ELEM.
Grades PK-6 · 183 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near West Plains, MO?
Ordered by distance from West Plains, not by size. Compare West Plains side by side with any of them.
West Plains housing market FAQ
Is West Plains a buyer's or seller's market?
West Plains, MO is currently a balanced market. That read comes from 3.9 months of supply, homes going under contract in about 27 days in the last month Redfin published (May 2026).
How much do homes cost in West Plains?
The typical home in West Plains, MO is worth $227,826 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $164,950, about $124 per square foot.
Is West Plains cheaper than the rest of Missouri?
West Plains's median sale price of $164,950 is 45% lower than the Missouri statewide median of $297,500, and 60% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in West Plains?
Homes in West Plains, MO spent a median of 27 days on market before going under contract, versus 27 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in West Plains?
At the current 30-year fixed rate of 7.03%, 20% down on a $227,826 home is about $1,216 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $52,126 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $39,897.
Are home prices rising in West Plains?
The typical home value in West Plains, MO rose 3.5% over the last 12 months, from $220,156 to $227,826 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in West Plains?
West Plains ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in West Plains?
That depends on your timeline, not on a headline. What the data says today: West Plains, MO is a balanced market with 3.9 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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