Hazelwood Villas is the largest 55+ community in the Kansas City metro by home count — 229 ranch homes built by RBW Enterprises from 2005 through 2019, located in the Piper area of Kansas City, Kansas. At $100 per month for HOA coverage that includes lawn care, snow removal, and trash pickup, it's also among the most affordably maintained communities in the market. Starting prices in the low $200Ks make this one of the accessible entry points on either side of the state line.
The Wyandotte County location puts Hazelwood Villas on the Kansas side of the metro, which has specific implications for property taxes and the absence of Missouri's SB 190 senior property tax freeze. Those differences matter and are covered in full in the cost section below.
The Homes — Floor Plans and Features
RBW Enterprises built two distinct home types at Hazelwood Villas: attached homes and detached single-family homes, all in ranch (single-level) configurations.
All units are two-bedroom, keeping the footprint manageable without making the homes feel cramped. The detached single-family plans offer meaningful separation from neighbors — a covered patio, backyard privacy, and the feel of a standalone home rather than an attached unit. Pricing difference between attached and detached reflects in the resale market; buyers with flexibility on type should evaluate both.
Amenities
The clubhouse at Hazelwood Villas functions as a genuine community gathering place — game nights, sing-alongs, potlucks, bible study, book club, and support group meetings have all been documented as regular activities. This is a community that has developed real social programming over 20 years, not a clubhouse that exists on a floorplan but sits empty most of the year.
HOA Coverage — What's In and What's Not
The $100/month HOA fee covers lawn care, snow removal (when accumulation reaches 2 or more inches), trash pickup, and common area maintenance. That last item is what keeps the community looking like listing photos years after the photographer left.
The Ice Melt Issue — Know This Before Moving In
Hazelwood Villas' HOA snow removal contract covers accumulation of 2 inches or more. Ice melt and treatment for freezing rain events is NOT covered — it is the responsibility of individual homeowners. In a Kansas City winter that includes freezing rain cycles, this is a real maintenance burden that some residents have flagged as a gap between what they expected and what they got. Budget for ice melt, spreaders, and the labor of applying them, or plan to hire someone. This is not a dealbreaker, but it is a known issue you should factor in before you move here.
Location: Piper Area of Kansas City KS
Hazelwood Villas sits at approximately 2024 North 114th Street in the Piper area — western Kansas City, Kansas, north of I-70 and accessible from I-435. The Legends Outlets complex is close by: a major outdoor shopping and entertainment destination with a movie theater, restaurants, and retail anchors including Kansas Speedway and Hollywood Casino. The speedway hosts NASCAR weekends; the casino is there year-round.
Wyandotte County Lake Park — 1,500 acres of parkland including a lake, trails, and campground — is within reach. Sunflower Hills Golf Course is nearby for the golfers. KCI Airport is 23 miles northeast along I-435, one of the more airport-convenient locations in the KC metro.
Wyandotte County Property Taxes and the Kansas Side Reality
No Senior Property Tax Freeze on the Kansas Side
Kansas has no equivalent of Missouri's SB 190 senior property tax freeze. Wyandotte County's effective rate runs approximately 1.08% of market value. On a $220,000 Hazelwood Villas home, that's roughly $2,376 annually — and it will rise as assessments increase in future cycles. There is no mechanism to lock that number for buyers 62+. This is the fundamental tax tradeoff between the Kansas and Missouri sides of this metro.
True Annual Cost Estimate
| Cost Component | $210,000 Home | $240,000 Home | Notes |
|---|---|---|---|
| Property Tax (Wyandotte Co. ~1.08%) | ~$2,268/yr | ~$2,592/yr | No senior freeze equivalent in Kansas |
| HOA Fee | $1,200/yr | $1,200/yr | $100/month confirmed; covers lawn, snow 2"+, trash |
| Homeowners Insurance | ~$1,100–$1,500/yr | ~$1,200–$1,600/yr | Lower price point; attached units cheaper to insure |
| Estimated Annual Total | ~$4,568–$4,968/yr | ~$4,992–$5,392/yr | No freeze available; will increase with reassessments |
Hazelwood Villas vs Missouri Side Communities — The Real Comparison
Hazelwood Villas' starting price in the low $200Ks is lower than most Missouri side options. The $100/month HOA is confirmed and among the lowest in the market. The Wyandotte County effective rate (~1.08%) is actually comparable to Jackson County Missouri (~1.10%) — so the property tax difference is modest at this price point.
The meaningful gap is the SB 190 freeze. Missouri buyers 62+ can lock their tax bill forever. Kansas buyers cannot. Over 15 years, that difference compounds significantly — especially if Wyandotte County assessments rise. At $210K–$240K home values, the absolute dollar difference is smaller than at $350K+, but it's still a real long-term consideration.
The Kansas side advantage: Social Security and most government pensions are now fully exempt from Kansas income tax. For buyers whose retirement income is primarily Social Security and a federal pension, the income tax math on the Kansas side is actually favorable.
Kansas Income Tax — What Changed in 2024
Kansas Senate Bill 1 (2024 Special Session) fully exempted Social Security benefits from Kansas income tax starting January 1, 2024 — no income cap. Kansas also fully exempts federal civil service pensions, military retirement, and KPERS benefits. Private pensions, 401(k) distributions, and IRA withdrawals remain taxable at Kansas rates of 5.2%–5.58%. For retirees whose income is primarily Social Security and government pension, Kansas now looks very favorable on the income side. The full income tax comparison between MO and KS is in our Missouri retirement income tax guide.
Want Current Listings and HOA Details?
Our local agents can pull current listings at Hazelwood Villas, confirm the current HOA fee and exactly what it covers, and help you compare this community against Missouri-side options at similar price points.
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