Hazelwood Villas

Independent Assessment

The core facts about Hazelwood Villas -- 229 homes, RBW Enterprises as builder, the 2005-2019 construction window, and the roughly $100/month HOA figure -- are corroborated across 55places.com, Seniorly, and other independent senior-housing sources, giving reasonable confidence in the community's basic profile. The age-restriction claim rests specifically on 55places.com's own explicit statement that residents must be 55 or older, which is treated as the strongest available signal short of reviewing the recorded declaration directly. One local real-estate-specialist source (not independently corroborated by a primary HOA or government source) describes a specific gap in the snow-removal contract -- that ice/freezing-rain treatment is not included even though 2-inch-plus snow accumulation is -- which could not be verified against the HOA's own governing documents and is treated as unconfirmed, secondary-source color rather than an established fact. Wyandotte County's effective property tax rate is also reported inconsistently across the sources reviewed, ranging from roughly 1.08% in one secondary estimate to a median effective rate closer to 1.6%-1.7% per Ownwell's 2025 data, with county officials confirming a mill-rate increase approved in August 2025; the higher, more recently sourced figure is treated as the more likely current baseline, but the spread could not be fully reconciled.

Who May Find This Community Appealing

Hazelwood Villas suits buyers who want a large, established, socially active 55+ community with a genuine multi-decade track record -- clubhouse programming that reportedly includes game nights, book club, bible study, and potlucks -- at an accessible entry price point relative to Johnson County's 55+ inventory. The mix of attached and detached ranch options within one HOA gives buyers some flexibility between a lower-cost attached unit and a detached home with more privacy, without having to choose between two separate communities.

Homes, Builders & Development History

RBW Enterprises built Hazelwood Villas in two general home types across a 2005-2019 construction window: attached homes (three floor plans, roughly 946-1,217 square feet, two bedrooms, one to two bathrooms, with an attached one- or two-car garage) and detached single-family ranch homes (two floor plans, roughly 1,217-1,415 square feet, two bedrooms, two bathrooms, attached two-car garage, with options reported for a covered patio, storm shelter, granite countertops, and wood floors). All homes are single-story ranch construction. Whether any builder inventory remains unsold at this stage of the community's life was not independently confirmed; given the 2019 completion date reported across sources, Hazelwood Villas is treated as a mature, resale-oriented community.

Current Pricing & Market Positioning

Sources reviewed consistently describe Hazelwood Villas as starting in the low $200,000s, positioning it among the more accessible owner-occupied 55+ options in the Kansas-side portion of the KC metro, well below the $700K-plus Villas of Ironwoods in Leawood and generally below the newer-construction Villas of Piper Valley in the same county. A current upper price bound and a reliable price-per-square-foot figure distinguishing the attached versus detached product were not confirmed; buyers should request current comparable sales from a local agent.

New Construction vs. Resale Considerations

RBW Enterprises' construction window closed in approximately 2019 per sources reviewed, and no evidence of active builder sales continuing at Hazelwood Villas was found; it is treated as an established, resale-oriented community. Given the 2005-2019 build span, buyers should expect meaningful variation in home condition and finish level between the earliest and most recent sections, and should request the specific construction year for any home under consideration.

Taxes, Insurance & Special Assessments

Homes at Hazelwood Villas are subject to Wyandotte County (Unified Government of Wyandotte County/Kansas City, Kansas) property tax administration. Effective-rate figures were inconsistent across sources, ranging from roughly 1.08% in one secondary real-estate-research estimate to a median effective rate closer to 1.6%-1.7% per Ownwell's 2025 data, with local news coverage confirming the Unified Government approved a mill-rate increase in August 2025. Kansas has no senior property-tax-freeze program comparable to some neighboring states, so buyers of any age should expect their bill to move with future reassessments. Buyers should confirm the exact current rate with the Wyandotte County Appraiser's Office and request current insurance quotes directly, as a confirmed homeowners-insurance cost range specific to this community was not found.

Community Layout & Lifestyle

Hazelwood Villas sits in the Piper area of far-western Wyandotte County, a lower-density suburban pocket north of I-70 and near I-435, giving residents a quieter setting than the denser eastern parts of Kansas City, Kansas. The community's own clubhouse is reported to function as a genuine, regularly used gathering space rather than an underused amenity, with programming that has apparently persisted across roughly two decades of the community's history. The mix of attached and detached ranch homes within a single HOA structure means the social fabric of the community is not segmented by home type.

Shopping, Healthcare & Airport Access

Hazelwood Villas is located at approximately 2024 North 114th Street in Kansas City, Kansas, in the Piper area of Wyandotte County, west of I-435 and roughly a mile from the Legends Outlets shopping and entertainment complex, which includes Kansas Speedway and Hollywood Casino nearby. Wyandotte County Lake Park is within reach to the north, and Sunflower Hills Golf Course is nearby. Kansas City International Airport is reported to be roughly 23 miles northeast via I-435. Buyers should confirm current drive times to specific medical facilities and grocery/retail destinations directly.

Age Qualification & Material Ownership Restrictions

55places.com, a major national active-adult-community directory, states directly that Hazelwood Villas requires residents to be 55 years of age or older, and separately categorizes the community as age-restricted with development beginning in 2005. That explicit directory statement is treated as a reasonably confirming, though secondary rather than primary, source; the recorded plat, covenants, or HOA declaration establishing the exact legal restriction and verification procedure were not independently reviewed. Kansas administers its own HOPA-style exemption through K.A.R. 21-60-18 through 21-60-20 under the Kansas Act Against Discrimination (K.S.A. 44-1001 et seq.); buyers should request the HOA's current age-verification policy and recorded declaration directly before purchasing.

Tradeoffs & Limitations

Kansas has no senior property-tax-freeze mechanism comparable to some neighboring states' programs, so Wyandotte County tax bills are not locked for buyers regardless of age, and reporting on the county's exact effective rate is inconsistent. Attached units run smaller (roughly 946-1,217 square feet) than the detached plans (roughly 1,217-1,415 square feet), and buyers should clarify current resale pricing for each type separately since the two products likely trade at different price points. A reported gap in snow-removal coverage -- ice/freezing-rain treatment excluded from the standard 2-inch-plus snow contract -- comes from a single secondary source and should be confirmed directly with the HOA before budgeting for winter maintenance.

Comparison With Nearby Communities

Hazelwood Villas anchors a cluster of owner-occupied 55+ subdivisions in the Parallel Parkway/Piper corridor of western Wyandotte County alongside Windhill Estates, Parkway Village, and Village at Normandy West -- all confirmed by independent research to be distinct, separately platted communities rather than phases of one project. Within that cluster, Hazelwood Villas is both the largest by home count and the community with the strongest independent age-restriction confirmation (55places.com's explicit '55 years of age or older' language), whereas Parkway Village and Village at Normandy West lack an equivalent directory-level confirmation. Compared to the far more expensive Villas of Ironwoods in Leawood or the newer-construction Villas of Piper Valley elsewhere in Wyandotte County, Hazelwood Villas occupies the accessible end of the Kansas-side 55+ price spectrum.

Current Listings

A connected local agent can provide current available listings at Hazelwood Villas, confirm the current HOA fee and exactly what it covers, and clarify pricing differences between the attached and detached home types.

Is Hazelwood Villas legally age-restricted?

55places.com states directly that residents must be 55 years of age or older to live at Hazelwood Villas. That is treated as a reasonably confirming source, though the recorded declaration language was not independently reviewed; buyers should confirm the exact restriction and verification procedure with the HOA.

How many homes are at Hazelwood Villas, and who built them?

229 homes at full buildout, built by RBW Enterprises between 2005 and 2019, in a mix of attached villa buildings and detached single-family ranch homes.

What does the HOA fee cover at Hazelwood Villas?

Approximately $100/month, reported consistently across sources as covering lawn maintenance, snow removal at 2 inches or more of accumulation, and trash pickup. One secondary source describes ice-melt/freezing-rain treatment as excluded and a homeowner responsibility, though that specific claim could not be independently verified against the HOA's governing documents.

Does Kansas offer a senior property tax freeze like some other states?

No. No Kansas program comparable to a senior property-tax freeze was found. Wyandotte County's effective property tax rate is reported inconsistently across sources (roughly 1.08% to as high as 1.6%-1.7%), and county officials confirmed a mill-rate increase in August 2025, so buyers of any age should expect their bill to change with reassessments.