One of the most buildable counties in Kansas City Metro. USDA Rural eligible, no zoning restrictions, and affordable land.
📊75/100AcreScore
💰$6KLand $/acre
🏠$155KHome Value
👥23,100Population
📈+-0.5%Growth (10yr)
🌊18%Flood RiskModerate
🌡️Mixed HumidClimateZone 4A
🏗️ Can You Build Here?
Missouri has no state building code — regulations are county-level. Ray County has no formal zoning ordinance, meaning most rural land can be used for residential construction including barndominiums without special permits beyond standard building codes.
Zone
Min Lot
Barndo OK?
Unzoned
None
✅ Yes
Ray County has no formal zoning ordinance. Standard building permits still required. Contact the county building department for specifics.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check Missouri requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Ray County Building Department
Richmond, MO
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Elevated flood risk at 18%. Ray County has significant FEMA flood zone coverage — careful site selection and flood insurance may be required. Check FEMA maps for your specific parcel.
18%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Affordable land market. At roughly $6,000 per acre, Ray County offers good value for builders looking for rural acreage.
$6K
Median $/acre
$155K
Median Home Value
$120–200
Build Cost $/sqft
0.9%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Ray County Assessor
🏔️ Why People Love Living Here
Ray County sits in the heart of Kansas City Metro. Kansas City is 40 min away. Missouri has a state income tax — factor that into your cost-of-living calculations.
🏗️
Affordable Land
Median land at $6,000/acre means you can buy more, build bigger, and still stay under budget.
🔨
Build Freedom
No formal zoning means you can build your barndominium, shop, or homestead without jumping through bureaucratic hoops.
At a Glance
Population23,100
10-Year Growth-0.5%
County SeatRichmond
State Income TaxYes
ClimateMixed Humid (Zone 4A)
How Close Is Everything?
Kansas City40 min
MCI35 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Ray County land uses well water and septic systems. Municipal utilities are available near Richmond. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageVariable
Natural GasPropane common in rural areas
🏦 Financing & Incentives
Ray County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
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❓ Frequently Asked Questions
Can I build a barndominium in Ray County?
Yes. Ray County has no formal zoning ordinance. You'll still need standard building permits, but barndominiums are generally permitted on rural land. Check with the county building department for specific requirements.
How much does land cost in Ray County?
Median price is approximately $6,000 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Ray County eligible for USDA Rural Development loans?
Yes — most of Ray County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Ray County?
The effective property tax rate is approximately 0.9%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Ray County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Missouri, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.