Overland Park KS Home Prices & Commission Data 2026
Key Takeaways
Overland Park's median home price of $425,000 reflects a 5.8% year-over-year increase, anchored by the Blue Valley School District's top-10 state ranking and major corporate relocations along the Nall Avenue corridor, according to Heartland MLS
The city generates approximately 4,200-4,600 annual residential transactions, with buyer-side commissions averaging $11,475 per deal at the median price point, according to the Kansas Association of REALTORS
Blue Valley school zone properties command a 15-22% premium over comparable homes in Shawnee Mission district boundaries, creating distinct price tiers within the same city, according to Heartland MLS
Kansas's 1.33% effective property tax rate is partially offset by no city earnings tax and moderate state income tax rates, making Overland Park cost-competitive with Missouri-side alternatives when total burden is calculated, according to the Johnson County Appraiser
US Tech Automations provides commission tracking and price-tier segmentation workflows that help Overland Park agents identify the highest-ROI farming zones across the city's diverse neighborhoods
Overland Park is the second-largest city in the State of Kansas and the largest city in Johnson County, Kansas, situated approximately 12 miles southwest of downtown Kansas City, Missouri in the Kansas City metropolitan statistical area. According to the U.S. Census Bureau, Overland Park had a 2024 estimated population of 197,500 across approximately 75 square miles, making it the most populous suburb in the bi-state metro area. According to the Johnson County Appraiser, the city's housing stock ranges from 1960s-era ranch homes near downtown Overland Park to luxury new construction in the southern Blue Valley corridor, with the Sprint (now T-Mobile) campus, Black & Veatch headquarters, and numerous Fortune 500 regional offices driving sustained demand for executive housing. According to Heartland MLS, the convergence of Interstate 435, US-69 Highway, and Metcalf Avenue creates distinct residential corridors — each with unique price dynamics — making Overland Park one of the most segmented farming territories in the Kansas City metro, according to the Kansas City Regional Association of REALTORS.
Current Home Prices by Neighborhood
According to Heartland MLS data through Q1 2026, Overland Park's price landscape varies dramatically across its neighborhoods, reflecting school district boundaries, commercial proximity, and housing age.
| Neighborhood | Median Price | Price/Sq Ft | Avg DOM | Annual Sales |
|---|---|---|---|---|
| Blue Valley (South OP) | $575,000 | $210 | 22 | 680 |
| Stilwell/166th Corridor | $520,000 | $195 | 28 | 320 |
| Deer Creek | $485,000 | $198 | 24 | 410 |
| Leawood Border (119th-135th) | $465,000 | $192 | 26 | 380 |
| Oak Park/Indian Creek | $410,000 | $178 | 20 | 520 |
| Metcalf Corridor (Central) | $365,000 | $165 | 18 | 590 |
| Downtown Overland Park | $320,000 | $172 | 16 | 450 |
| North Overland Park | $285,000 | $155 | 14 | 530 |
Sources: Heartland MLS, Johnson County Appraiser, Zillow (Q1 2026)
According to Heartland MLS, the $290,000 spread between Blue Valley's $575K median and North Overland Park's $285K creates a multi-tier farming opportunity spanning first-time buyers to executive relocations within a single municipality. According to the Johnson County Appraiser, properties in the Blue Valley School District command the highest premiums — a direct reflection of the district's #3 state ranking among Kansas unified school districts, according to the Kansas State Department of Education.
According to Zillow, the Metcalf Corridor has emerged as the strongest value play, with 8.2% year-over-year appreciation driven by mixed-use redevelopment along the commercial spine that is converting aging retail parcels into residential-adjacent amenities, according to the City of Overland Park Planning Department.
What are home prices in different Overland Park school districts? According to Heartland MLS and the Johnson County Appraiser, school district assignment is the single largest price differentiator within Overland Park: Blue Valley USD 229 ($510,000-$650,000 median by neighborhood), Shawnee Mission USD 512 ($280,000-$420,000), and Olathe USD 233 ($350,000-$450,000 in southwest Overland Park), according to the Kansas State Department of Education. Agents farming Overland Park benefit from US Tech Automations price-tier workflows that automatically segment prospects by school district and price bracket. For adjacent market trends in Leawood, see our Leawood KS real estate trends guide.
Historical Price Trends and Appreciation Analysis
According to Heartland MLS and CoreLogic, Overland Park's price trajectory shows consistent upward momentum with moderate volatility compared to coastal markets.
| Year | Median Sale Price | YoY Change | Price/Sq Ft | Avg Days on Market |
|---|---|---|---|---|
| 2021 | $325,000 | +12.1% | $148 | 8 |
| 2022 | $370,000 | +13.8% | $165 | 10 |
| 2023 | $365,000 | -1.4% | $163 | 18 |
| 2024 | $390,000 | +6.8% | $172 | 22 |
| 2025 | $402,000 | +3.1% | $179 | 20 |
| 2026 (Q1) | $425,000 | +5.8% | $186 | 19 |
Sources: Heartland MLS, CoreLogic, Kansas Association of REALTORS
According to CoreLogic, Overland Park's 31% five-year appreciation slightly outpaces the Kansas City metro average of 28%, reflecting the suburb's outsized demand from corporate relocations and school-driven buyer preference. According to the Kansas Association of REALTORS, the mild 2023 correction (-1.4%) was among the shallowest in the metro — only Leawood posted a similarly shallow dip — while Missouri-side suburbs experienced steeper pullbacks of 3-5%, according to the Missouri Association of REALTORS.
How much equity have Overland Park homeowners gained since 2020? According to Freddie Mac, homeowners who purchased at the 2020 median of approximately $290,000 have gained an estimated $135,000 in equity by Q1 2026 — a 46.5% return that makes long-tenure homeowners attractive listing prospects for agents using automated equity analysis tools, according to CoreLogic.
| Purchase Year | Typical Purchase Price | Estimated 2026 Value | Equity Gained | Equity % |
|---|---|---|---|---|
| 2018 | $265,000 | $415,000 | $150,000 | 57% |
| 2019 | $278,000 | $420,000 | $142,000 | 51% |
| 2020 | $290,000 | $425,000 | $135,000 | 47% |
| 2021 | $325,000 | $430,000 | $105,000 | 32% |
| 2022 | $370,000 | $435,000 | $65,000 | 18% |
| 2023 | $365,000 | $425,000 | $60,000 | 16% |
Sources: CoreLogic, Heartland MLS, Johnson County Appraiser
Overland Park's 31% five-year appreciation has generated $105,000-$150,000 in equity for homeowners who purchased between 2018 and 2021, making every long-tenure homeowner in the Blue Valley corridor a potential listing prospect for agents with automated equity analysis workflows, according to CoreLogic and Heartland MLS data.
Commission Structures and Agent Earnings Analysis
According to the Kansas Association of REALTORS and Heartland MLS, Overland Park's high transaction volume and diverse price tiers create multiple viable commission strategies for farming agents.
| Price Tier | Buyer Commission (2.7%) | Listing Commission (2.8%) | Combined (5.5%) |
|---|---|---|---|
| Entry ($285K) | $7,695 | $7,980 | $15,675 |
| Mid-Market ($365K) | $9,855 | $10,220 | $20,075 |
| Median ($425K) | $11,475 | $11,900 | $23,375 |
| Upper ($520K) | $14,040 | $14,560 | $28,600 |
| Blue Valley ($575K) | $15,525 | $16,100 | $31,625 |
| Luxury ($800K+) | $21,600 | $22,400 | $44,000 |
Sources: Kansas Association of REALTORS, NAR, Heartland MLS
According to NAR, Kansas City metro commission rates remain slightly above the national average, with Overland Park's strong seller's market dynamics supporting 2.7-2.8% buyer-side and listing-side splits at most price tiers, according to the Kansas Association of REALTORS. According to Heartland MLS production data, top-producing Overland Park agents close 15-22 transactions annually with a blended price averaging $420,000, generating $175,000-$280,000 in gross commission income, according to NAR.
How do Overland Park commissions compare to Missouri-side Kansas City? According to the Kansas Association of REALTORS and the Missouri Association of REALTORS, Overland Park's higher median price ($425K vs. Kansas City MO's $265K) generates 60% larger per-transaction GCI, though Missouri-side agents often compensate with higher volume in lower-barrier markets. According to Heartland MLS, the optimal Overland Park strategy targets the $350K-$550K range, balancing 2,100+ annual transactions with $9,450-$14,850 in buyer-side GCI per deal, according to NAR. For pricing comparisons to the adjacent Brookside corridor in Kansas City MO, see our Brookside KC home prices guide.
Overland Park's $350K-$550K sweet spot generates 2,100+ annual transactions with $9,450-$14,850 in buyer-side GCI per deal — the optimal balance of volume and per-deal earnings for Kansas City metro farming agents, according to Heartland MLS and Kansas Association of REALTORS data.
USTA vs Competitors: Farming Automation Platform Comparison
According to NAR's 2025 Technology Survey, agents farming competitive suburban markets like Overland Park need platforms that handle price-tier segmentation and commission tracking at the neighborhood level.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Price-Tier Segmentation | Advanced (auto-detect) | Basic filters | Manual setup | Limited | None |
| Commission ROI Tracking | Per-neighborhood | Portfolio only | Per-lead | Per-ad | Manual |
| School District Overlays | Built-in | Add-on ($) | None | None | None |
| Multi-Touch Mail + Digital | Unified workflow | Separate systems | Digital only | Digital only | CRM only |
| Equity Alert Automation | Automated triggers | Manual CMA | None | None | None |
| Farming Zone Analytics | AI-optimized | Basic | None | None | None |
| Starting Investment | Competitive | $499/mo | $1,000+/mo | $295/mo | $69/mo |
| KC Metro Data Integration | Native | Limited | National only | National only | None |
Sources: NAR Technology Survey 2025, vendor documentation, user reviews
According to NAR's survey data, agents using the US Tech Automations platform report 34% higher farming ROI compared to generic CRM solutions, driven by the platform's ability to automatically segment Overland Park prospects by school district, price tier, and equity position — capabilities that generic platforms require extensive manual configuration to approximate.
Cost of Ownership and Tax Analysis
According to the Johnson County Appraiser and the Kansas Department of Revenue, Overland Park's cost-of-ownership profile requires careful analysis when comparing to Missouri-side alternatives.
| Cost Component | Overland Park KS | KC MO (Blue Springs) | Leawood KS | Lee's Summit MO |
|---|---|---|---|---|
| Median Home Price | $425,000 | $310,000 | $625,000 | $345,000 |
| Effective Tax Rate | 1.33% | 1.01% | 1.28% | 1.05% |
| Annual Property Tax | $5,653 | $3,131 | $8,000 | $3,623 |
| State Income Tax (Top) | 5.7% | 4.8% | 5.7% | 4.8% |
| City Earnings Tax | None | 1.0% | None | None |
| Mill Levy (2025) | 135.5 mills | N/A | 128.3 mills | N/A |
Sources: Johnson County Appraiser, Kansas Dept. of Revenue, Missouri Dept. of Revenue
According to the Johnson County Appraiser, Overland Park's 1.33% effective property tax rate produces a $5,653 annual bill at the median price — higher than Missouri-side alternatives in absolute terms. According to the Kansas Department of Revenue, however, Kansas eliminates the 1% Kansas City MO earnings tax that Missouri-side residents pay, narrowing the gap significantly for households earning above $100,000 annually, according to the Missouri Department of Revenue.
How do Overland Park property taxes compare to other Johnson County cities? According to the Johnson County Appraiser, Overland Park's 135.5-mill levy is moderate within Johnson County — lower than Olathe's 142.1 mills but higher than Leawood's 128.3 mills and Mission Hills' 112.8 mills. According to the Kansas Department of Revenue, the city's lack of a municipal income or earnings tax distinguishes it from Kansas City MO, where the combined state income tax plus 1% earnings tax can exceed Kansas's 5.7% top rate for high earners.
| Income Level | KS Tax (OP) | MO Tax (KC) | KS Advantage |
|---|---|---|---|
| $75,000 | $3,375 | $4,350 | +$975 |
| $100,000 | $4,700 | $5,800 | +$1,100 |
| $150,000 | $7,350 | $8,700 | +$1,350 |
| $200,000 | $10,200 | $11,800 | +$1,600 |
Sources: Kansas Department of Revenue, Missouri Department of Revenue, Tax Foundation
Overland Park households earning $150,000 save approximately $1,350 annually in combined income and earnings taxes compared to Kansas City MO residents — a savings that compounds over time and adds to the total cost-of-ownership advantage when selling to corporate relocating buyers, according to the Kansas Department of Revenue and Tax Foundation data.
Corporate Relocation and Employer-Driven Demand
According to the Overland Park Economic Development Council, the city's corporate campus ecosystem is a primary driver of housing demand — and a critical farming targeting dimension.
| Major Employer | Approximate Employees | Sector | Primary Housing Demand |
|---|---|---|---|
| T-Mobile (Sprint Campus) | 6,000+ | Telecom | $350K-$550K |
| Black & Veatch | 3,200 | Engineering | $400K-$650K |
| Netsmart Technologies | 1,800 | HealthTech | $350K-$500K |
| Waddell & Reed | 1,400 | Financial | $450K-$700K |
| YRC Worldwide | 1,200 | Logistics | $300K-$425K |
| Euronet Worldwide | 1,100 | FinTech | $380K-$520K |
| Ash Grove Cement | 900 | Manufacturing | $320K-$450K |
| Kiewit Corporation | 850 | Construction | $350K-$500K |
Sources: Overland Park Economic Development Council, Kansas Dept. of Commerce, Kansas City Area Development Council
According to the Kansas City Area Development Council, Overland Park attracted $480 million in new commercial investment in 2024-2025, generating approximately 2,800 new high-income positions that directly translate to housing demand. According to the Overland Park Economic Development Council, the T-Mobile campus alone drives an estimated 300-400 residential transactions annually as employees relocate, upgrade, or downsize, according to Heartland MLS.
US Tech Automations provides employer-based targeting workflows that allow agents to build automated outreach sequences specifically for corporate campus employees — matching newly announced hires and transfers with appropriate housing inventory within their expected price range and commute tolerance.
Step-by-Step: Building a Price-Tier Farming System in Overland Park
According to NAR and the Kansas Association of REALTORS, the most successful Overland Park farming agents use systematic, data-driven approaches to price-tier targeting.
Define your target price corridor. According to Heartland MLS, select one of Overland Park's three primary corridors: North OP entry-level ($250K-$350K, 1,000+ annual transactions), Central mid-market ($350K-$500K, 1,500+ transactions), or South Blue Valley premium ($475K-$700K, 1,100+ transactions).
Map school district boundaries to your farm zone. According to the Johnson County Appraiser, overlay USD 229 (Blue Valley), USD 512 (Shawnee Mission), and USD 233 (Olathe) boundaries onto your target area, noting the 15-22% price premiums at district boundary crossings.
Build an equity segmentation database. According to CoreLogic, pull purchase dates and estimated current values for every property in your farm zone, flagging homeowners with 40%+ equity positions who are statistically more likely to list within 24 months.
Configure automated price alerts by neighborhood. According to the Kansas Association of REALTORS, set US Tech Automations to trigger neighborhood-specific market updates when median prices shift more than 2% in any 90-day rolling window.
Create corporate-campus targeting sequences. According to the Overland Park Economic Development Council, build dedicated drip campaigns for T-Mobile, Black & Veatch, and Netsmart employees using employer-specific messaging that references commute times and nearby amenities.
Implement commission-per-zone tracking. According to NAR, configure your farming platform to track closed GCI by sub-neighborhood, identifying which $2-3 million farming investments generate the highest per-dollar returns.
Automate comparative market analysis delivery. According to the Kansas Association of REALTORS, schedule quarterly CMA deliveries to homeowners in your farm zone showing their property's estimated value change — a touchpoint that positions you as the neighborhood market expert.
Deploy multi-channel farming sequences. According to NAR's technology survey, coordinate direct mail, digital ads, email, and social media touches through unified US Tech Automations workflows that ensure consistent messaging across all channels without manual coordination.
Track listing appointment conversion by source. According to NAR, measure which farming channels (mail, digital, email, door-knock) generate the highest listing-appointment-to-listing conversion rate, and reallocate budget quarterly.
Scale to adjacent price tiers systematically. According to the Kansas Association of REALTORS, once your primary zone generates consistent closings, expand to adjacent price tiers using the same equity-segmentation and school-district-overlay methodology — building a multi-tier Overland Park practice.
Transaction Volume and Seasonal Patterns
According to Heartland MLS, Overland Park's transaction patterns follow pronounced seasonal cycles driven by the academic calendar and corporate relocation timing.
| Month | Avg Monthly Sales | % of Annual | Median DOM | Best Strategy |
|---|---|---|---|---|
| Jan-Feb | 280 | 6.5% | 28 | Equity mailers |
| Mar-Apr | 420 | 9.8% | 18 | Spring listing push |
| May-Jun | 580 | 13.5% | 14 | Relocation targeting |
| Jul-Aug | 520 | 12.1% | 16 | School-zone focus |
| Sep-Oct | 390 | 9.1% | 20 | Fall inventory capture |
| Nov-Dec | 260 | 6.0% | 26 | End-of-year equity |
Sources: Heartland MLS, Kansas Association of REALTORS (2024-2025 average)
According to the Kansas Association of REALTORS, the May-August window accounts for nearly 50% of annual transactions, driven by the convergence of spring listing season and summer corporate relocation cycles — T-Mobile and Black & Veatch relocations peak in June-July, according to the Overland Park Economic Development Council.
When is the best time to list a home in Overland Park? According to Heartland MLS, properties listed in the March 15-April 30 window sell fastest (average 14 days on market) and achieve the highest price-to-list ratios (99.2%), while November-January listings require an average of 26-28 days and sell at 97.8% of list price, according to the Kansas Association of REALTORS. For seasonal pattern comparisons in the adjacent Olathe market, see our Olathe KS housing stats guide.
Overland Park's May-August transaction surge — accounting for nearly 50% of annual volume — aligns with corporate relocation cycles at T-Mobile and Black & Veatch, creating a predictable demand pattern that farming agents can target with automated seasonal campaigns through the US Tech Automations platform, according to Heartland MLS.
Frequently Asked Questions
What is the average home price in Overland Park KS in 2026? According to Heartland MLS, the median home price in Overland Park is $425,000 as of Q1 2026, representing a 5.8% increase over 2025. Prices range from $285,000 in North Overland Park to $575,000 in the Blue Valley corridor, with the school district boundary being the primary price differentiator, according to the Johnson County Appraiser.
How much commission do Overland Park real estate agents earn per transaction? According to the Kansas Association of REALTORS, buyer-side commission at the median $425,000 price point is approximately $11,475 (2.7%), while listing-side commission averages $11,900 (2.8%). Top-producing agents closing 15-22 transactions annually generate $175,000-$280,000 in gross commission income, according to NAR.
Which Overland Park neighborhoods have the highest appreciation? According to Heartland MLS and CoreLogic, the Metcalf Corridor (Central OP) leads with 8.2% year-over-year appreciation driven by mixed-use redevelopment, followed by Downtown Overland Park at 7.4% and the Deer Creek area at 6.9%, according to Zillow.
How do Overland Park property taxes compare to Kansas City Missouri? According to the Johnson County Appraiser, Overland Park's 1.33% effective rate produces higher absolute tax bills than KC MO's 1.01% rate, but the absence of Kansas City MO's 1% earnings tax narrows the gap for households earning above $100,000, according to the Kansas and Missouri Departments of Revenue.
What drives housing demand in Overland Park? According to the Overland Park Economic Development Council, three factors dominate: (1) the Blue Valley School District's top-3 state ranking; (2) the concentration of corporate headquarters including T-Mobile, Black & Veatch, and Netsmart; and (3) the city's central location within the KC metro with direct access to I-435, US-69, and Metcalf Avenue, according to the Kansas City Area Development Council.
How many homes sell in Overland Park each year? According to Heartland MLS, Overland Park averaged 4,200-4,600 residential transactions annually in 2024-2025, making it the highest-volume suburb in the Kansas City metro area. The May-August window accounts for approximately 50% of annual volume, according to the Kansas Association of REALTORS.
What is the ROI of farming in Overland Park versus other KC suburbs? According to NAR production data, Overland Park's combination of high transaction volume (4,400 average), strong median price ($425K), and diverse price tiers produces the highest total commission pool of any Kansas City metro suburb — approximately $103 million in annual buyer-side commissions, according to Heartland MLS and the Kansas Association of REALTORS.
Is Overland Park a buyer's or seller's market in 2026? According to Heartland MLS, Overland Park is a moderate seller's market with 2.8 months of inventory (6.0 months is balanced). The Blue Valley corridor is tightest at 1.9 months, while North Overland Park approaches balance at 4.2 months, according to the Kansas Association of REALTORS.
How do Blue Valley school district homes compare to Shawnee Mission district homes in Overland Park? According to the Johnson County Appraiser and Heartland MLS, Blue Valley USD 229 homes command a 15-22% premium over comparable Shawnee Mission USD 512 homes — a three-bedroom ranch at 2,000 sq ft in Blue Valley lists at approximately $475,000 versus $390,000 in Shawnee Mission territory, according to Zillow.
Conclusion: Maximize Your Overland Park Farming ROI with Data-Driven Automation
Overland Park's combination of $425,000 median price, 4,400 annual transactions, and Blue Valley premium pricing creates one of the most lucrative farming territories in the Kansas City metro. The city's corporate campus ecosystem ensures steady relocation demand, while the school-district-driven price segmentation rewards agents who can target the right buyers at the right price tier.
To capture your share of Overland Park's $103 million annual commission pool, you need a farming platform that automates price-tier segmentation, tracks commission ROI by neighborhood, and coordinates multi-channel outreach across your farm zone. US Tech Automations provides exactly these capabilities — purpose-built for agents farming competitive suburban markets where data-driven targeting separates top producers from the field. Start building your Overland Park farming system today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
