Weatherby Lake, Missouri 64152 and 64153 · Platte County

A private lake has its own rules

Weatherby Lake is 836 acres of city wrapped around 274 acres of water, and the water is owned by a company rather than the city. Before anyone buys here, they should understand what that company holds, what a membership conveys and what it does not. This site is Paul Sidwell's reading of how the place works.

274 acresof private water
1959the year the city incorporated
97.5%of occupied homes are owner-occupied

Call Paul at (816) 812-4865

Where Paul stands with Weatherby Lake

Paul works the Northland from an office in Liberty, with depth in Parkville, Liberty, Gladstone, Riverside and Smithville. Weatherby Lake is a market he studies rather than one he lists in volume, and this page reflects that: it is documentation of how the lake, the membership and the housing stock work, not a claim about deals he has done here. If you want an agent who will tell you what he knows and what he would have to confirm, that is the whole idea.

About Paul Sidwell

What Paul brings to a lake purchase

Paul Sidwell has lived in the Kansas City area since 2001 and has been licensed since 2014, in Missouri and in Kansas, with RE/MAX Revolution. Before real estate he worked in home construction and remodeling.

On a lake property that background does specific work. Shoreline lots carry retaining walls, seawalls, slopes and drainage that ordinary suburban inspections skim over. Docks are structures with their own age and their own rules. More than half of the housing here predates 1990, so the systems inside the house deserve the same attention as the view outside it.

He holds the Certified Residential Specialist designation along with ABR, CFSP, AHWD, CPS, RENE and e-PRO training, and he co-authored The Hidden Costs of Overpricing. Weatherby Lake sits inside the Park Hill School District, the same district covering Parkville and Riverside, which he works constantly.

Method

Four things Paul does before you write an offer here

He reads the lake documents first

The Weatherby Lake Improvement Company holds title to the dam, the lakebed and designated common ground. What a given property conveys in relation to that company is a document question, and it gets answered in writing before anything else.

He inspects the shoreline, not just the house

Seawalls, retaining walls, slope stability, drainage and dock condition are the expensive unknowns on lake property. A construction background is the difference between noticing them and pricing them.

He verifies the school assignment

Weatherby Lake sits in the Park Hill district, which Paul works daily in Parkville and Riverside. Park Hill redrew boundaries in 2024, so the assignment is checked against the district's locator for the exact address.

He prices a thin market carefully

Roughly 800 homes and only a handful of sales in a typical month means comparable sales are scarce and old. Pricing here is judgment applied to sparse data, which is exactly where an average gets people hurt.

The lake

Who owns the water

The part of Weatherby Lake that surprises buyers, laid out in the order it matters.

The dam came first, in 1937

The lake was created by a dam completed in 1937, as developers built what was then the Lakeview Subdivision. The city is named for Glenn Weatherby, one of those developers.

The company was formed in 1950

In 1943 E. C. Thompson and Bill Workman formed Lakeview Realty and bought the Weatherby interests in the lake and dam. The Weatherby Lake Improvement Company followed in 1950.

It holds the lakebed itself

WLIC was granted title to the dam, the lakebed and other designated lands, including C-Point and a number of access areas. The water is not city property.

The city came later, in 1959

Weatherby Lake incorporated as a fourth-class city in Platte County in 1959, governed by a mayor and four aldermen, two elected from the east side and two from the west.

Membership is the question to ask

What a specific property conveys in relation to WLIC, what dues apply, and what lake and dock privileges come with it are property-by-property questions. Paul asks them in writing rather than assuming.

Two separate sets of rules

A buyer here is dealing with a city and a private company at the same time, and a subdivision association on top of that in some cases. Knowing which body governs what is most of the homework.

The market

A thin market, priced wide

Weatherby Lake has roughly 800 homes and Redfin has reported as little as one sale in a month. Listings seen recently ran from about $480,000 to $1.6 million, with a median list price around $600,000 and homes sitting 51 to 79 days. The census puts the median owner-estimated value at $486,000 and the median home at 10 rooms, the largest in Paul's coverage. None of those numbers is a comparable sale for your address, and on a lake the gap between waterfront and non-waterfront is larger than anything a citywide figure can show.

$486,000Median owner-estimated value in the census, a five-year figure
10 roomsMedian home size, the largest of the six markets Paul covers
97.5%Owner-occupied, with too few rentals for the census to estimate a median rent
1.9%Housing vacancy rate, the tightest of the six

Listing figures come from recent Redfin pages and shift constantly; census figures are ACS 2023 five-year estimates for a city of about 2,400 people, which carry wide margins. On a market this small, treat every citywide number as context rather than valuation.

Thinking about the lake? Start with the documents.

Paul will pull what governs a specific address and tell you plainly what it does and does not convey.

Call (816) 812-4865

Reference

100 things worth knowing about Weatherby Lake

Ten subjects and one hundred specifics, drawn from the public record and Paul's reading of the market.

The Lake and the CompanyWho holds what

Weatherby Lake covers 274 acres of water inside a city of roughly 836 acres.
The lake was created by a dam completed in 1937.
The Weatherby Lake Improvement Company was formed in 1950.
WLIC was granted title to the dam, the lakebed and other designated lands, including C-Point and a number of access areas.
Because the company holds the lakebed, the water is not city property and is not public water.
In 1943, E. C. Thompson and Bill Workman formed Lakeview Realty and purchased the Weatherby interests in the lake and dam.
The city itself did not incorporate until 1959, nine years after the company was formed.
Buyers here are dealing with a city, a private company and in some cases a subdivision association at the same time.
What a given property conveys in relation to WLIC is a document question that should be answered in writing before an offer (Paul's approach).
Dues, lake privileges and dock rights are property-specific and should never be assumed from a listing description (Paul's approach).

How the City BeganWeatherby, Lakeview and 1959

The city is named for Glenn Weatherby, who with other developers built what was then known as the Lakeview Subdivision.
The dam completed in 1937 gave early residents a place to fish, swim and boat.
Lakeview Realty continued developing the area after purchasing the Weatherby interests in 1943.
Weatherby Lake incorporated in 1959 as a fourth-class city in Platte County.
The city is governed by a mayor and a board of four aldermen.
Two aldermen are elected from the east side of the lake and two from the west.
The city covers about 1.34 square miles in total, of which about 0.31 square miles is water.
Its elevation is roughly 896 feet.
The 2020 census counted 2,077 residents in 808 households.
The city sits in Carroll Township, Platte County, bordering Kansas City.

Living on a Private LakeWhat to understand first

A private lake means access is governed by membership and rules rather than by public right (Paul's reading).
Waterfront, lake-view and lake-access properties are three different things and should be priced as three different things (Paul's approach).
Dock condition, age and permitting are their own inspection item, separate from the house (Paul's approach).
Seawalls and retaining walls are among the most expensive unknowns on shoreline property (Paul's approach).
Slope stability and how water leaves a lot matter more on a lakeshore than on a flat suburban lot (Paul's approach).
Boat and watercraft rules on a private lake are set by the governing body rather than the state alone, so they should be read before purchase (Paul's approach).
Common ground and access areas are held by the company, which means their use is governed by its rules (from the city's own history).
Any buyer intending to rent out a lake property should confirm both city rules and company rules first (Paul's approach).
A lake address does not automatically mean lake rights, which is the single most common misunderstanding Paul expects to correct here.
The homework is mostly documentary, and it is all obtainable before an offer rather than during an inspection period (Paul's approach).

The Housing StockWhat is built here

Weatherby Lake has 994 housing units, with 975 occupied households (ACS 2023).
98.4 percent of the housing is single-family detached, the highest share of any market Paul covers.
The median home has 10 rooms, also the largest in his coverage.
97.5 percent of occupied homes are owner-occupied and only 2.5 percent are renter-occupied.
The census could not estimate a median gross rent here, because the renter sample is too small.
23.2 percent of homes were built in the 1970s and 14.8 percent in the 1980s.
21.6 percent were built in the 1990s, 6.0 percent in the 2000s, 11.7 percent in the 2010s and 0.4 percent since 2020.
That distribution means more than half the housing predates 1990, so mechanical systems deserve the same scrutiny as the shoreline (Paul's approach).
The median value of an owner-occupied home is $486,000 (ACS 2023), the highest in Paul's coverage.
The housing vacancy rate is 1.9 percent, the tightest of the six markets he covers.

Who Lives HereACS 2023 five-year estimates

The population is 2,465 in 975 households averaging 2.52 people.
The median age is 48.3, the oldest of the six markets Paul covers.
26.1 percent of residents are 65 or older and 24.1 percent are under 18.
Median household income is $168,125, the highest in his coverage.
61.5 percent of adults 25 and older hold a bachelor's degree or higher, and 98.4 percent finished high school.
29.2 percent of working residents work from home, the highest share of the six.
Those who commute report a mean travel time of 26.4 minutes each way.
The median monthly owner cost with a mortgage is $2,684.
With a population this small, five-year census estimates carry wide margins and should be read as direction rather than precision.
The combination of high ownership, high work-from-home and an older median age describes a settled community rather than a market with constant turnover.

SchoolsPark Hill

Weatherby Lake is served by the Park Hill School District.
Park Hill covers about 73 square miles and enrolls nearly 12,000 students.
The same district serves Parkville, Riverside, Houston Lake, Lake Waukomis, Northmoor and Platte Woods.
Park Hill redrew its elementary boundaries in fall 2024 and moved to a direct feeder model of three elementary schools per middle school.
Angeline Washington Elementary opened in August 2025 as the district's twelfth elementary school.
Because that redistricting was projected to move more than 1,500 students, older boundary maps are unreliable.
Paul verifies the assignment against the district's boundary locator for the exact address rather than the city.
Park Hill South High School, which opened in 1998, sits in nearby Riverside.
Paul works Park Hill boundaries constantly in Parkville and Riverside, which is the part of this market he knows best.
The school district levy is a distinct line on a Platte County tax bill and differs from the Clay County districts nearby.

Getting AroundPosition and access

Weatherby Lake sits in southern Platte County, bordering Kansas City.
Its ZIP codes are 64152 and 64153, which it shares with parts of Parkville and Kansas City.
Kansas City International Airport is a short drive north.
Residents who commute average 26.4 minutes each way (ACS 2023).
The high work-from-home share means the commute is less central here than in most of Paul's markets.
Parkville, with its historic downtown and riverfront parks, is the nearest full-service town.
The city's compact 1.34 square miles means most addresses are minutes from the water.
Because the ZIP code is shared, a 64152 address may be in Weatherby Lake, Parkville, or Kansas City, and the jurisdiction should be confirmed (Paul's approach).
Kansas City was Google Fiber's first market, and fiber or high-speed cable is broadly available across the Northland.
The Missouri Riverfront Trail and English Landing Park in Parkville are the nearest large public recreation areas.

The Market, Thin and WideReading sparse data

With roughly 800 homes, Weatherby Lake produces very few sales in any given month.
Redfin has reported as few as one home sold in the city in a month.
Recent listings have ranged from about $480,000 to $1.6 million.
Median list prices on those pages have sat around $600,000 to $615,000.
Homes have been shown sitting 51 to 79 days on market, longer than the Northland norm.
Some listings carry modest monthly association dues in the $40s, which is separate from any lake company obligation.
Lot sizes on recent listings have run from about a third of an acre upward.
In a market this thin, a single waterfront sale can move any citywide average dramatically (Paul's approach).
Comparable sales here are often months old and rarely directly comparable, which is why pricing is judgment rather than arithmetic (Paul's approach).
The honest way to price a Weatherby Lake property is against its own attributes and the small set of genuinely similar sales, not against a citywide median (Paul's approach).

Before You WriteThe verification list

The lake documents. What the property conveys in relation to the Weatherby Lake Improvement Company, in writing.
Dues and obligations. City, company and any subdivision association, itemised separately.
Dock and shoreline rights. What exists, what is permitted and what transfers.
Seawall and retaining wall condition. Age, material and any movement, assessed as structures.
Slope and drainage. Where water goes on a lot that falls toward water.
System ages. More than half the stock predates 1990, so roof, panel, plumbing and HVAC get checked.
The school assignment. Verified against Park Hill's locator after the 2024 redistricting.
Which jurisdiction. A 64152 address can sit in Weatherby Lake, Parkville or Kansas City.
Flood and water-level questions. What the dam and lake management mean for a given lot.
Rental intentions. Confirmed against both city and company rules before purchase, never after.

How Paul WorksMethod, not history

Paul's practice is based at RE/MAX Revolution, 2 Victory Drive in Liberty.
He has been licensed since 2014 in Missouri and in Kansas.
He came out of home construction and remodeling, which is why shoreline structures get assessed rather than admired.
He holds the Certified Residential Specialist designation with ABR, CFSP, AHWD, CPS, RENE and e-PRO training.
He co-authored The Hidden Costs of Overpricing, which is about pricing to evidence rather than to hope.
His depth runs through Parkville, Liberty, Gladstone, Riverside and Smithville, and Park Hill boundaries are daily work.
On a market he knows less intimately, his method is to document what is verifiable and name what is not.
That means documents before opinions, and written answers before offers.
It also means saying plainly when a question needs the city, the company or a specialist rather than an agent.
The standard he applies here is the same one he applies anywhere: no client should learn something at closing that could have been known before the offer.

The network

Paul also works these Northland markets

ParkvilleRiver town on the Missouri bluffs with a historic Main Streetpaulsidwellparkvillemissouri.com LibertyClay County seat built around a historic courthouse squarepaulsidwelllibertymissouri.com RiversideSmall river city with no city earnings taxpaulsidwellriversidemissouri.com GladstoneMid-century ranch streets in the heart of the Northlandpaulsidwellgladstonemissouri.com SmithvilleLake town on the growth corridor north of the metropaulsidwellsmithvillemissouri.com

Clients

Five-star client reviews

Verbatim Google reviews from across Paul's Northland practice, not from Weatherby Lake.

Paul is the best realtor in town. He helped us when we bought and then sold a land lot, bought and then sold our first home in Kansas City, and then bought our current house. Every time we need a realtor, we think of him. We introduced him to our friends too and we all are satisfied with his wonderful services. He answered all of our questions, very patient, knowledgeable, and available throughout the process. We would definitely recommend Paul for any one looking to buy/sell a home.

Wendy Doanvia Google★★★★★

I used Paul Sidwell as a listing realtor to sell my house. He is very knowledgeable and is always quick to respond to all offers and explain the Pros & Cons of each in great detail. I feel I received a fair price and he sold my house in a timely manner. I believe this happen because Paul properly listed and marketed the property. I do not write a lot of reviews however, I would Highly recommend Paul for your real estate needs!

Tim Paulsenvia Google★★★★★

Paul is such a wonderful realtor. He is very proactive, knowledgeable, and helpful. We are extremely grateful to have Paul as our agent; he played a significant role in assisting us with purchasing our dream home in Overland Park. The real estate market in that area is highly competitive. We hope to work with Paul again in the near future. You will be very lucky to find him as your agent.

Quang Trong Trung Levia Google★★★★★

See all reviews on Google

Questions

Weatherby Lake questions, answered

Who actually owns Weatherby Lake?

Not the city. The Weatherby Lake Improvement Company, formed in 1950, was granted title to the dam, the lakebed and other designated lands including C-Point and a number of access areas. The City of Weatherby Lake incorporated separately in 1959. That means a buyer here is dealing with a municipality and a private company at the same time, and in some cases a subdivision association as well. Knowing which body governs what is most of the homework, and it is all documentary.

Does buying a home here give me lake rights?

That is exactly the question to ask rather than assume, and it is the most common misunderstanding about this market. Waterfront, lake-view and lake-access are three different things. What a specific property conveys in relation to the lake company, what dues apply and what dock or watercraft privileges come with it are property-by-property questions with documentary answers. Paul's approach is to get those answers in writing before an offer, not during an inspection period.

What does a home cost at Weatherby Lake?

The range is wide and the data is thin. Listings seen recently ran from about $480,000 to $1.6 million, with median list prices around $600,000 and homes sitting 51 to 79 days. The census puts the median owner-estimated value at $486,000 and the median home at 10 rooms, the largest in Paul's coverage. With roughly 800 homes and sometimes only one sale in a month, no citywide figure should be treated as a valuation for a specific address.

Has Paul sold homes at Weatherby Lake?

No, and it would be easy to imply otherwise, so here is the straight answer. Paul's transaction depth is in Parkville, Liberty, Gladstone, Riverside and Smithville. Weatherby Lake is a market he studies and wants to serve, and this site is documentation of how it works rather than a record of deals here. What he brings is a construction background suited to shoreline property, constant work inside the Park Hill School District that covers this city, and a method of getting documentary questions answered before an offer. If you would rather have an agent who overstates it, there are plenty.

Which school district serves Weatherby Lake?

The Park Hill School District, the same district that serves Parkville and Riverside. Park Hill covers about 73 square miles and enrolls nearly 12,000 students. It redrew elementary boundaries in fall 2024 and opened Angeline Washington Elementary in August 2025, so older maps are unreliable. Paul verifies the assignment against the district's boundary locator for the exact address, which is routine work for him in the neighbouring Park Hill cities.

What should an inspection cover on a lake property?

Everything a suburban inspection covers, plus the shoreline. Seawalls and retaining walls are structures with age and failure modes and are among the most expensive unknowns here. Slope stability and drainage matter more on a lot that falls toward water. Docks have their own condition and permitting questions. And because more than half of Weatherby Lake's housing predates 1990, the roof, panel, plumbing and mechanical systems deserve the same attention as the view.

Twenty-two subjects in Paul's own words

Pricing, inspections, appraisals, probate, VA purchases, new construction and the rest of it, written out in full for the whole Kansas City Northland at Paul's Authority Center.

Open the Authority Center

Contact

Ask the question you cannot get answered elsewhere

No cost and no obligation. If a question belongs to the city or the lake company, Paul will say so.

(816) 812-4865

RE/MAX Revolution, 2 Victory Drive, Liberty, MO 64068

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