Webb City vs. Carthage: Comparing Homes, Prices and What's Selling

Stand on Main Street in Webb City and it's a short drive east to the Carthage square. Both towns have brick downtowns, old mining-era bones, and folks who'll tell you theirs is the best place in Jasper County to call home. When I pulled the MLS numbers this week, though, the two markets looked a lot less alike than the towns do.

If you're weighing Webb City against Carthage, here's an honest side-by-side.

The Numbers Side by Side

These are MLS figures for single-family homes as of October 26, 2026. They're asking prices on active and pending listings, not sold prices, so treat them as a snapshot of the market, not an appraisal.

Webb City

• 63 homes for sale, median asking price $225,000
• Median size about 1,830 square feet, roughly $145 per square foot
• 18 homes pending, median asking price $190,000
• 24 of the active listings are under $200,000
• Median listing has been on the market about 42 days

Carthage

• 76 homes for sale, median asking price $299,900
• Median size about 1,870 square feet, roughly $141 per square foot
• 28 homes pending, median asking price $283,700
• 17 of the active listings are under $200,000
• Median listing has been on the market about 72 days

Here's what jumps out at me. The homes are about the same size and the price per square foot is within a few dollars. But Carthage's median asking price runs about $75,000 higher. That's because Carthage has a lot more homes at the top of the range. Of its 76 active listings, 23 are priced at $400,000 or more. Webb City has 8.

What's Actually Going Under Contract

The pending numbers tell you what buyers are really doing, not just what sellers are hoping for.

In Webb City, buyers are going after modest, well-priced homes. The median pending home is about 1,270 square feet at $190,000, and not one of the 18 pending homes is priced at $400,000 or more. Half of them were built before 1950. Older, smaller homes at a fair price are moving.

In Carthage, the pending median of $283,700 sits much closer to the active median, and 6 of the 28 pending homes are priced at $400,000 or more. So the upper end isn't stuck there. It's just slower. A typical Carthage listing has been sitting about 30 days longer than a typical Webb City listing, which gives buyers a little more time to think and a little more room to negotiate.

Why People Choose Webb City

Webb City sits right between Joplin and Carterville, so a lot of folks who work in Joplin like the short drive without the bigger-town feel. The Census Bureau estimates its population at 13,459 as of July 2025, up 3.1% since 2020.

• Close to Joplin. Shopping, hospitals, and most jobs are a short hop down the road.
• Starter homes. With 24 listings under $200,000 out of 63, first-time buyers have real choices.
• A downtown that's still changing. The Webb City Sentinel reported this month that the city council rezoned a large building at 220 N. Madison St. from industrial to multi-family residential. Old buildings getting new uses is a good sign for a downtown.

The trade-off is fewer homes to pick from at any one time, and the good ones under $250,000 don't wait around. If you see one you like, be ready to act.

Why People Choose Carthage

Carthage is the county seat and a little bigger. The Census Bureau puts it at 15,895 people as of July 2025, up 2.1% since 2020. And if you were there on October 17, you saw the town at its best. The 60th annual Maple Leaf Parade drew thousands to the square, with about 150 floats and participants, according to Newstalk KZRG.

• Historic homes. The Carthage Chamber of Commerce notes the parade route runs down Grand Avenue past some of the town's historic homes. Of the 76 homes for sale, 25 were built before 1950.
• More house for the money at the top end. If you want a bigger or more distinctive home, Carthage has the deeper selection right now.
• Room to negotiate. Longer days on market mean sellers are often more open to a reasonable offer.

The trade-off is that older homes deserve a careful inspection, and a higher-priced listing may need a sharp price to stand out.

What It Costs Each Month

Freddie Mac's survey put the average 30-year fixed rate at 7.32% as of October 22, 2026, the first weekly drop in nine weeks. At that rate, with 5% down, principal and interest alone would run about:

• $1,240 a month on Webb City's median pending price of $190,000
• $1,468 a month on Webb City's median asking price of $225,000
• $1,851 a month on Carthage's median pending price of $283,700

Taxes, insurance, and any mortgage insurance come on top of that, and your rate depends on your credit and loan type. Sit down with a local lender before you shop so you know your real number.

My Advice

For buyers: if your budget is under $250,000 and you work in Joplin, Webb City deserves a hard look, but get pre-approved first so you can move fast. If you want more space, an older home with character, or time to negotiate, Carthage gives you more of that right now.

For sellers in Carthage: if your home is priced above $400,000, it's going to take patience. Price it right from day one and have it looking its best.

For sellers in Webb City: buyers are hungry for homes under $250,000. If that's your price range, this fall is a fine time to list.

Both towns are good places to put down roots, and I'd be glad to help you figure out which one fits. Visit walterhayes.com or call me at (417) 382-0363, and let's go look at a few.