Overland Park Market Update — April 2026

Overland Park Real Estate Market — April 2026

Overland Park is the anchor of Johnson County's real estate market — and the numbers this month tell a story about where the city is headed. Whether you're looking at new construction in the south, established neighborhoods near downtown OP, or the luxury communities along the 135th Street corridor, here's where things stand.

Current Market Snapshot

• Active listings: 752
• Median list price: $720K
• Average list price: $781K
• Price range: $100K to $5.0M
• Average price per square foot: $246
• Average home size: 3,118 sq ft

Price Distribution

| Range | Count |

|---|---|

| Under $300K | 57 |

| $300K - $500K | 151 |

| $500K - $750K | 203 |

| $750K - $1M | 185 |

| $1M+ | 156 |

What the Numbers Tell You

Overland Park's price distribution is the most balanced in Johnson County. Unlike Leawood, where the inventory clusters above $1M, or Olathe, where it's concentrated in the mid-range, Overland Park has meaningful inventory at almost every price point. That's one of the reasons it's the default search city for so many buyers — you can find something here regardless of your budget.

The $500K to $750K range leads with 203 listings, but look at the $750K to $1M band (185 listings) and the $1M+ tier (156 listings). That's 341 listings in the upper half of the market, reflecting Overland Park's deep inventory of luxury homes in communities like Mission Ranch, Sundance Ridge, and the custom-build pockets along Antioch south of 159th.

At $246 per square foot, you're paying more than in Lenexa ($240) or Shawnee ($231), but meaningfully less than Leawood ($312) or Prairie Village ($323). For many buyers — especially relocating families — Overland Park hits the sweet spot between quality and value.

What Buyers Should Know

Overland Park is a big city, and the market feels very different depending on where you're looking. North of I-435, you'll find established neighborhoods with mature trees, mid-century ranches, and teardown-rebuilds in desirable school zones. The pricing is generally more accessible, but the homes tend to be older and smaller.

South of 135th Street is where the growth has concentrated over the past decade. This is where you'll find Mission Ranch, the newer Lionsgate sections, and the developments pushing south toward Spring Hill. New construction, larger footprints, and master-planned amenities — but also higher price points and longer commutes to the metro core.

If schools are driving your search, the Blue Valley USD 229 district dominates southern Overland Park and is consistently one of the top-rated districts in Kansas. Some northern OP neighborhoods fall into the Shawnee Mission district, which is also strong but plays a bit differently. Make sure you verify zoning before you commit — the district boundary doesn't always line up with where you'd expect.

For buyers relocating from out of state, our corporate relocation guide walks through the logistics — from temporary housing to school enrollment to understanding Johnson County property taxes.

What Sellers Should Know

With 752 active listings, Overland Park sellers face real competition. The good news: the market here has enough buyer demand at every price tier to absorb that inventory. The bad news: you can't rely on low supply to bail out a lazy listing strategy.

Homes in the $500K to $750K range need to be priced precisely — there are 203 listings competing for the same buyer pool. In the luxury tiers ($750K+), the competition is numerically less intense, but buyers at that level are more discerning, take longer to decide, and expect more from both the property and the marketing.

Staging, professional photography, and a realistic pricing conversation from day one are what separate the listings that sell in the first two weeks from the ones that sit for 60 days and take a price reduction.

Overland Park's Position in the County

Overland Park is Johnson County's most complete real estate market. It has the depth of inventory, the school districts, the corporate employers (T-Mobile, Sprint, Black & Veatch), and the community infrastructure that make it the center of gravity for the metro's south side. If you only search one Johnson County city, this is probably the one — but you'll do better if you also look at the surrounding communities where your dollar stretches further.

For a comprehensive look at life in Overland Park — neighborhoods, schools, builders, and lifestyle — visit our full Overland Park community guide.

Let's Find Your Overland Park Home

With 752 options on the table, the right home is out there — the challenge is narrowing it down. Contact me and I'll help you focus your search based on your priorities, or browse current Overland Park listings to see what's available today.

Data sourced from Heartland MLS via SimplyRETS. Updated 2026-04-27.