Olathe, Kansas Housing Market

What stands out in Olathe?

• 2.8% of homes are vacant: among the lowest vacancy of 765 tracked cities. Empty homes are scarce, so well-priced rentals fill.
• 76 homes are under contract for every 100 still for sale: among the most homes under contract per listing of 584 tracked cities. Demand is strong. Expect competition on good homes.
• Asking prices swing about 4.3% between the cheapest and priciest months: among the flattest seasonal prices of 765 tracked cities. The month you buy matters little here.

What moves the numbers in Olathe?

Olathe asking prices per square foot were above the year before in 93% of months since the data starts. Within a year, the cheapest and priciest months differ by about 4.3%. That is bigger than the yearly trend, so timing your purchase matters here. Nothing in Olathe's numbers is far from its own normal. Your return comes from the property and the price you negotiate.

When do Olathe prices dip?

Across 9 full years, Olathe asking prices ran lowest in January, about 1.8% below the year's average. They peaked in December. The most homes for sale show up in October, about 12% above the yearly average. Shop in October for choice, and expect the softest asking prices in January.

Is now a good time to buy in Olathe?

The median asking price is 3.1% below its Feb 2026 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. Olathe prices have risen in 103 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

If you plan to sell in the next two years, move it up. This much buyer demand does not last. Right now it does your negotiating for you.

How does Olathe compare with other Kansas markets?

Ranked among the 9 Kansas markets we track:

• Asking price: 2nd priciest of 9. Olathe is at $618,177. Closest: Overland Park and Lenexa.
• Buyer competition: 2nd most competitive of 5. Olathe is at 0.76 buyers per home. Closest: Overland Park and Shawnee.
• Time on market: 3rd longest time on market of 9. Olathe is at a median of 50 days on market. Closest: Manhattan and Kansas City.
• Price cuts: the fewest price cuts of 9. Olathe is at 13% of sellers cutting. Closest: Lenexa.

Who will rent from you in Olathe?

Only 25 out of every 100 Olathe households rent. This is an owners' town. The renter share is shrinking. Five years ago it was 26 in 100. Renter households average 2.2 people. Two and three bedrooms fit the typical renter.

Households grew 6% in five years. The housing stock grew 5%. The two are moving in step. Just 2.8% of homes sit empty. A well-priced rental fills fast here.

The median Olathe household earns $114,208 a year. Incomes here have grown 3.9% a year since 2019. Incomes and home prices are rising in step. A typical home costs 5.4 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $2,855 a month.

To see what one Olathe address would rent for and cash flow, run it through the app.

What numbers should you underwrite an Olathe deal with?

• Price growth to assume — +3.5%/yr. Olathe grew 6.4% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Olathe grows about 3.5% a year. That is the number to type in. Prices were flat over the last year.
• Odds you cut your price to sell — 1 in 8. 13% of Olathe listings have cut their asking price. Underwrite your exit below asking.

Read how rent-to-price works and how we read these numbers, then run the numbers on a deal.

What is the median home price in Olathe?

The median asking price in Olathe is about $618,000 as of Sep 2026, about the same as a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Olathe figures cover the 4 ZIP codes with an Olathe mailing address, which can reach past city limits.

Is Olathe a buyer's or seller's market in 2026?

Sellers have more pull in Olathe than usual. We compare Olathe with 2017–2019 at this time of year: there are 76 pending sales per 100 listings, against 42 then; 13% of sellers have cut their price, against 19% then; listings spend 11% fewer days on the market.

Are Olathe home prices going up or down?

The median asking price is 3.1% below its Feb 2026 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

What price growth should I assume for Olathe?

Assume +3.5% a year. Olathe grew 6.4% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Olathe grows about 3.5% a year. That is the number to type in. Prices were flat over the last year.

What is the fair market rent in Olathe?

HUD's fiscal year 2026 fair market rent for Johnson County is $1,358 a month for 2 bedrooms and $1,769 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.