Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Only if you move fast. Sellers have the upper hand in Overland Park right now.
Sellers have the upper hand in Overland Park. There are more committed buyers than homes for sale. Good homes find a buyer quickly. If you want one, be ready to move in days.
For every 100 homes for sale, 130 are already under contract. Buyers outnumber sellers here. Expect company when you bid. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing, not from the whole market.
A typical Overland Park home takes 37 days to find a buyer. Half of them take even longer. That is 13% faster than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 320 homes for sale in Overland Park. That is 3.3 times the tightest month on record, but below the peak of 601. Supply is shrinking against last year.
Asking prices are 16.6% below their Feb 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Overland Park prices have risen in 88 of the last 108 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.
Only if you move fast. Sellers have the upper hand in Overland Park right now. 1.30 out of every 100 homes for sale have a buyer, 14% of sellers have cut their price, and a typical home takes 37 days to sell.
Asking prices are 16.6% below their Feb 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
+5.3%/yr. 1 year: +1.8% · 5 years: +5.3% · ten years: +5.6%. The five-year and ten-year rates agree. That is a durable trend, not a boom artifact. It is a fair long-run input. Measure growth per square foot. Overland Park median list price grew 4.4% a year, but price per square foot grew 5.6%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.
A typical Overland Park home takes 37 days to find a buyer. Half of them take even longer. That is 13% faster than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.
66221. Only 108 out of 100 homes there have a buyer, 18% have cut their price, and a typical home takes 52 days to sell.
Where it isn't: 66212 ranks #288 in the country for buyer demand. Expect the least room to negotiate there.
ZIP 66207 is on both lists. That is rare. It is the one place in Overland Park where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 66207 | +18.8% | $241 | 0.90 | 20 |
| 66210 | +14.9% | $192 | 1.86 | 15 |
| 66204 | +13.8% | $277 | 1.21 | 20 |
| 66223 | +12.0% | $200 | 0.87 | 34 |
| 66213 | +8.9% | $167 | 2.66 | 19 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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