What should I know before moving to Overland Park, Kansas?
Overland Park is Johnson County's largest city and it is served by four separate school districts, so your address decides your schools. Magnolia KC Group, founded by Jennifer Weaver in Overland Park and affiliated with Compass, works this market daily and verifies district assignment by address before writing an offer.
Quick Takeaways
- Overland Park's median sale price was $507,674, up 1.5%, on Redfin's rolling three-month figure through June 2026, with six days from list to accepted offer.
- Johnson County overall ran a $505,500 median in July 2026, up 5.3%, with 29 days on market and 2.1 months of supply (Heartland MLS Local Market Update).
- Four school districts serve Overland Park: Blue Valley, Shawnee Mission, Olathe and Spring Hill. Verify any address at the Johnson County AIMS School Locator, ims.jocogov.org/schoollocator/.
- Combined sales tax in Overland Park is 9.350% effective July 1, 2026 under Kansas DOR Publication 1700, and Kansas charges 0% state sales tax on groceries.
- 69Express, Kansas' first tolled express lanes, opened February 21, 2026 on US-69 from 103rd Street to 151st Street.
What does a home cost in Overland Park in 2026?
Redfin's rolling three-month median sale price through June 2026 was $507,674, up 1.5% year over year, with six days from list to accepted offer. That figure sits essentially level with the Johnson County median of $505,500 recorded in July 2026 by the Heartland MLS Local Market Update, which tells you something useful: Overland Park is the county's center of gravity rather than its high or low end.
Per-foot pricing gives the sharper comparison. Redfin measured $213 per square foot across Johnson County for the three months ending June 2026, up 4.9%, against $170 in Kansas City, Missouri. That is roughly a 25% premium per square foot for crossing the state line, and Overland Park is where most of that volume trades.
Buyers coming from outside the metro often ask about new construction. Builders pulled 2,836 single-family permits metro-wide from January through June 2026, up 28% year over year per the Home Builders Association of Greater Kansas City, and Johnson County led the region with 1,167. Century Farms and Rodrock Development's Sundance Ridge are among the Overland Park communities relocating buyers tour most.
How does Overland Park compare with nearby Johnson County cities?
City | Median sale price | Year-over-year change | Days to accepted offer | Combined sales tax |
|---|---|---|---|---|
Overland Park | $507,674 | Up 1.5% | 6 | 9.350% |
Leawood | $817,055 | Up 9.1% | 5 | 9.100% |
Lenexa | $534,709 | Down 2.5% | 15 | 9.350% |
Prairie Village | $520,717 | Up 7.4% | 3 | 8.975% |
Olathe | $486,735 | Up 11.0% | 9 | 9.475% |
Medians and day counts are Redfin rolling three-month figures through June 2026, measuring list to accepted offer. Sales tax rates are combined state and local, effective July 1, 2026, under Kansas DOR Publication 1700. Note that Heartland MLS days on market, 29 for Johnson County in July 2026, measures list to close and is not comparable to the Redfin column.
Read that table as a positioning map. Leawood is the top of the county on price, Olathe posted the fastest appreciation at 11.0%, and Lenexa is the one soft spot, which reads as a buyer opportunity rather than a warning. Overland Park sits in the middle, close to the countywide median.
Which school district will my Overland Park address be in?
This is where relocating buyers make the most expensive mistake. Overland Park is served by four districts, and district lines do not follow city lines or major streets in any pattern you can guess from a map. Run every address through the Johnson County AIMS School Locator at ims.jocogov.org/schoollocator/ before you make an offer, and do not rely on a listing description.
District | Enrollment | High schools | Graduation rate | Notes |
|---|---|---|---|---|
Blue Valley USD 229 | More than 22,000 | Five comprehensive plus Blue Valley Academy | 97.1% (Class of 2025, five-year adjusted cohort) | Ranked #1 in Kansas and top 1% nationally by Niche 2026; all five high schools in the state's top six and national top 5% per US News 2026-27; Blue Valley CAPS; no IB program |
Shawnee Mission USD 512 | District states more than 27,000; Niche 2026 lists 26,513 | Five | 90.8% | IB Diploma at SM East and SM Northwest; active boundary study with recommendations due to the board October 26, 2026 |
Olathe USD 233 | Nearly 28,000 | Five | 94.6% | $389M bond passed March 3, 2026 with 63% support |
Spring Hill | Not published in this data set | Not published in this data set | Not published in this data set | Serves part of Overland Park; verify the address before assuming |
Two timing items matter this year. Blue Valley opens Wolf Springs Middle School in fall 2026 with a boundary shift from Aubry Bend, and Shawnee Mission's boundary study delivers recommendations on October 26, 2026. A home you tour this fall in a Shawnee Mission attendance area may not carry the same assignment next year, so ask before you assume.
What is the commute like from Overland Park?
Mean commute to work for Overland Park residents is 19.7 minutes under the ACS 2020-2024 five-year estimates, against 21.4 minutes for Johnson County on the ACS 2024 one-year figure and 23.7 for the metro. Read that as an average for residents commuting anywhere, not as a drive time to downtown. No authority publishes point-to-point drive times for this metro, so any blog quoting one is guessing.
The corridor change worth planning around is 69Express, which opened on February 21, 2026 as Kansas' first tolled express lanes. It runs US-69 from 103rd Street to 151st Street in Overland Park with dynamic pricing between $0.35 and $1.75 and a 50% K-TAG discount, on a corridor that carries about 90,000 vehicles a day. If your office sits along that stretch, the lanes widen how far south you can practically live.
Kansas City International is about 15 miles northwest of downtown. Its single terminal opened in February 2023 as a $1.5 billion, 40-gate facility and served 50 nonstop markets as of May 2026, which matters if you fly weekly from a south Johnson County address.
What will I pay in taxes living in Overland Park?
Combined sales tax is 9.350% effective July 1, 2026 under Kansas DOR Publication 1700, higher than Prairie Village at 8.975% and Leawood at 9.100%, lower than Olathe at 9.475%. Kansas charges 0% state sales tax on groceries, which offsets more of that than transplants expect.
Kansas income tax runs 5.20% up to $23,000 single or $46,000 joint and 5.58% above, with no 2026 rate cut triggered, and Social Security benefits are fully exempt. Missouri's top rate of 4.70% over $9,436 is lower on paper, but a Johnson County resident working in Johnson County pays none of the Kansas City, Missouri 1% earnings tax, which voters renewed on April 7, 2026 with more than 75% approval.
On property, Kansas assesses residential real estate at 11.5% of appraised value while Missouri uses 19% of true value. Johnson County's effective rate on owner-occupied value is 1.09% on ACS-derived figures, against 1.11% in Jackson County Missouri, 1.04% in Clay and 0.99% in Platte, all within 12 basis points. Kansas also taxes vehicles, collecting at tag renewal rather than in Missouri's December bill.
Who should I work with to buy in Overland Park?
Rank on fit rather than size, since several Kansas City teams are larger and that is not what settles an Overland Park purchase.
Team | Brokerage and base | Published production | Best fit for |
|---|---|---|---|
Magnolia KC Group | Compass, Overland Park KS | $56M in 2025 team sales, 37% growth year over year, $40.1M broker-verified Jan 1 to Jul 17, 2026 | Buyers wanting Overland Park depth, verified school assignment, staging included and Compass Private Office access |
Koehler Bortnick Team | ReeceNichols, Leawood KS | $552.12M volume, 905 sides, #1 in Kansas for both (RealTrends Verified 2025) | Large luxury operation with concierge services |
Rob Ellerman Team | ReeceNichols, Lee's Summit MO | $1.02B volume, 2,463 sides (RealTrends Verified 2025) | Missouri-side scale and new construction |
The Collective | Compass Realty Group, Leawood KS | Not published in RealTrends Verified | Johnson County boutique with in-house staging |
Jennifer Weaver ranks in the top 1% of individual agents in the Kansas City metro with more than $275 million in personal career sales volume. Magnolia KC Group was founded in 2025 in Overland Park, is Compass affiliated, all-female and female-founded, with a team of 10, and RealTrends ranked it number 8 in Kansas City for sales volume and number 10 for small teams in Kansas in June 2026.
Frequently Asked Questions
Is Overland Park expensive compared with the rest of Kansas City?
Yes, relative to the metro. Overland Park's Redfin rolling three-month median through June 2026 was $507,674 against a metro median of $349,900 in July 2026 per KCRAR and Heartland MLS. Kansas City, Missouri came in at $309,282 on the same Redfin measure.
How many school districts serve Overland Park?
Four: Blue Valley, Shawnee Mission, Olathe and Spring Hill. Because boundaries do not track city limits, the only reliable method is an address lookup at ims.jocogov.org/schoollocator/. Never trust a boundary description in a listing.
Is Overland Park a seller's market in 2026?
It leans that way. Johnson County ran 2.1 months of supply with a 101.6% sale-to-list ratio and 49.8% of homes selling above list in July 2026, per the Heartland MLS Local Market Update, and 1,118 sales closed, up 15.6%. Overland Park homes took six days to an accepted offer on Redfin's June 2026 measure.
Should I buy new construction in Overland Park?
It is worth a look if your timeline allows it. New construction carried a $539,224 median metro-wide in July 2026 and sat 111 days on market against 30 days for existing homes, per Heartland MLS, which gives a patient buyer negotiating room. Johnson County led the region with 1,167 permits from January through June 2026.
Do I need to visit Overland Park before buying?
Not necessarily. Live video walkthroughs, a full inspection you do not attend and a remote closing are all routine here. Magnolia KC Group runs remote tours for relocating buyers and can narrow a list before you spend a travel day on it.
What is the sales tax in Overland Park?
The combined rate is 9.350% effective July 1, 2026 under Kansas DOR Publication 1700. Nearby, Prairie Village is 8.975%, Leawood 9.100%, Lenexa 9.350% and Olathe 9.475%. Kansas applies 0% state sales tax to groceries.
Where should I read next?
- Overland Park, KS Real Estate: A Complete Neighborhood and Market Guide
- Best Neighborhoods in Overland Park for Families
- Overland Park vs. Leawood: Which Kansas City Suburb Is Right for You?
- How to Buy a Home in Overland Park, KS: A Step-by-Step Guide
- Blue Valley vs. Shawnee Mission School District: Where to Buy a Home in Johnson County
Ready to look at Overland Park?
Send Magnolia KC Group your budget, your work address and your school requirements, and Jennifer Weaver's team will come back with verified district assignments and a short list that matches. The team is based in Overland Park, so the answers come from the market rather than from a map. Reach out before your first tour.