You're selling the Raytown house you bought in 1985. Does Missouri tax the gain?

Not the part that counts as capital gain. Federal law excludes up to $500,000 of gain on a principal residence for a married couple filing jointly; whatever exceeds that is a federal capital gain. Missouri's subtraction, effective January 1, 2025, removes that gain from Missouri AGI entirely. You still owe federal tax on the excess. You owe Missouri nothing.

You're retiring from the City of Raytown. What does the LAGERS pension look like in Missouri?

It's a public pension. Raytown's fiscal 2025 audit shows employees contributing 4% of pay, the city 14.6% general and 10.3% police, vesting after five years. Because LAGERS is a political subdivision plan, Missouri allows the government pension subtraction ($48,967 for 2026), not the $6,000 private exemption. Claim Social Security the same year and this one shrinks, so plan both together.

Raytown, MO

Retirement Planning in Raytown

You've probably owned your Raytown house for thirty or forty years. That's the norm here: the city's population has barely moved in a decade, and the housing stock was built for the people who still live in it. Sell now and your gain likely runs well past the federal exclusion, in a state that just started subtracting capital gains entirely. Most planning guides skip this moment completely.

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Why Raytown

Planning built for Raytown retirees

Jackson County · about 30 minutes northeast · I-435 at 63rd Street

Raytown publishes a budget book with demographics from the American Community Survey: a population of 29,772 and a daytime population of 22,671, meaning more residents leave the city for work than enter it. The city itself is a Missouri LAGERS employer; its fiscal 2025 audited statements show employees contributing 4% of pay, with the city contributing 14.6% for general staff and 10.3% for police.

Raytown Quality Schools is headquartered on Raytown Road and serves the city, and its employees participate in Missouri's state school retirement systems. Beyond the district and the city, Raytown's workforce is largely employed elsewhere in the metro, which means the retirement plans held here were mostly built at employers on other pages of this site.

Raytown's audited financial statements do not carry an employer schedule, so the two cards below name only the public employers whose plans are documented in the city's own audit and on the district's own site.

City of Raytown

A Missouri LAGERS employer. The city's fiscal 2025 audit shows full-time employees contributing 4% of pay, employer contributions of 14.6% for general staff and 10.3% for police, and benefits vesting after five years of credited service.

Raytown Quality Schools

The Raytown C-2 School District, headquartered at 6608 Raytown Road. District employees participate in Missouri's public school retirement systems, which Missouri treats as government pensions under RSMo 143.124.

Missouri Taxes

Missouri tax when a Raytown house finally sells

Missouri income tax law as of tax year 2026 · verified August 2026

A home you've owned since the 1980s can carry a gain far past the federal exclusion: $250,000 single, $500,000 married. The excess counts as capital gain on your federal return, and since January 1, 2025, Missouri subtracts 100% of it for individuals.

Your retirement accounts get the opposite treatment. A City of Raytown LAGERS pension is subtracted up to $48,967 for 2026, less any Social Security exemption. A private 401(k) or IRA gets the $6,000 exemption that disappears by $38,000 of Missouri AGI married filing combined, then Missouri's 4.7% rate for 2025 and 2026.

Missouri top rate, TY2026: 4.7%
Capital gains subtraction, TY2025+: 100%
Public pension cap, TY2026: $48,967

Sources: Missouri DOR pension FAQ · RSMo 143.124 · DOR 2025 legislative changes · City of Raytown FY2025-26 budget

Tax figures on this page are current as of the dates shown and are provided for general education only. Kansas and Missouri retirement tax rules changed in 2024 and 2025, and several of these figures are adjusted annually for inflation or depend on future revenue triggers. Nothing here is tax, legal, or investment advice. Confirm your own situation with your tax professional before acting.

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Nearby

Retirement planning nearby

Kansas City, Independence, and Grandview surround Raytown inside Jackson County, so the same Missouri rules and the same county assessment apply on every side.

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Common Questions

Retiring in Raytown: common questions

You're selling the Raytown house you bought in 1985. Does Missouri tax the gain?
Not the part that counts as capital gain. Federal law excludes up to $500,000 of gain on a principal residence for a married couple filing jointly; whatever exceeds that is a federal capital gain. Missouri's subtraction, effective January 1, 2025, removes that gain from Missouri AGI entirely. You still owe federal tax on the excess. You owe Missouri nothing.
You're retiring from the City of Raytown. What does the LAGERS pension look like in Missouri?
It's a public pension. Raytown's fiscal 2025 audit shows employees contributing 4% of pay, the city 14.6% general and 10.3% police, vesting after five years. Because LAGERS is a political subdivision plan, Missouri allows the government pension subtraction ($48,967 for 2026), not the $6,000 private exemption. Claim Social Security the same year and this one shrinks, so plan both together.

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