Top Realtors Serving Overland Park, KS
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9 businesses
Billie Bauer Network - Keller Williams Realty Partners
Real estate agent
Lettiann & Associates Real Estate Services, LLC
Real estate agency
Long Real Estate Team - REAL Broker, LLC
Real estate agent
Shanan Steere and LPT Realty
Real estate consultant
Team Papa
Real estate agency
breeze Real Estate II, LLC brokered by eXp Realty LLC
Real estate agency
Huff Group
Real estate agency
ReeceNichols - Overland Park
Real estate agency
Wingman Real Estate Associates - REAL
Real estate agencyAbout Realtors in Overland Park
Overland Park's median home sale price hit $425,000 in early 2025—up roughly 31% from the $324,000 median recorded in 2020. That kind of run-up doesn't happen in a vacuum. It reflects a city that added nearly 15,000 residents between 2020 and 2024, a job market anchored by companies like Garmin, Sprint (now T-Mobile), and a growing healthcare corridor along Metcalf Avenue that keeps pulling in relocators from both coasts.
The realtor market here is genuinely competitive. Johnson County has well over 4,000 licensed real estate agents, and Overland Park accounts for a hefty chunk of those transactions—roughly 8,200–8,600 home sales annually across the metro, with OP properties moving faster than most suburban markets nationally. Average days on market sat around 18–22 days for most of 2024. That's quick. The buyers? Mostly dual-income households, median age around 38, household income north of $95,000. Corporate relocations from tech and finance sectors have been pushing that income ceiling higher.
What separates OP from, say, Kansas City proper or even Olathe: the school district factor is massive here. Buyers aren't just buying a house—they're buying into Blue Valley or Shawnee Mission school boundaries, and local realtors who understand those micro-boundaries have a real edge. That hyper-local knowledge is genuinely worth something in this market.
Blue Valley / 135th Street Corridor
- Area Profile: High-income families, lots of corporate relocators, household incomes frequently exceeding $130,000. The Blue Valley School District is a genuine draw—not marketing fluff.
- Realtors Activity: Move-up buyers dominate here. Lots of 4-bed, 3-bath listings in the $500K–$750K range moving fast, sometimes with multiple offers within a weekend.
- Price Range: $480,000–$900,000+ for newer construction near 135th & Antioch area.
- Local Note: Agents who specialize here often have waitlists of buyers specifically targeting Blue Valley enrollment zones. If your realtor doesn't talk school boundaries unprompted, that's a gap.
Downtown Overland Park / Old Town Area
- Area Profile: Younger buyers, some empty nesters, walkability-seekers. The Farmers Market crowd. More diverse in housing stock than the newer southern suburbs.
- Realtors Activity: Bungalows, older ranch homes, some infill new construction. Renovation flips have cooled slightly but still active. Buyers here care about character, not HOA rules.
- Price Range: $280,000–$475,000 mostly, with occasional outliers on larger lots.
- Local Note: The revitalization around Santa Fe Drive has genuinely shifted buyer interest back north. I've seen listings in this pocket sit 45 days in 2022, now they're gone in under two weeks.
Leawood Adjacent / Tomahawk Creek Area
- Area Profile: Upper-end buyers, some executive housing, country club proximity matters here. Blurs into Leawood but carries OP's slightly lower tax base—which buyers notice.
- Realtors Activity: Luxury segment, $800K–$1.8M. Slower pace, more negotiation, but strong equity positions for sellers.
- Price Range: $750,000 and up, comfortably.
- Local Note: Agents need actual luxury market experience here. A realtor doing their first $1.2M transaction on this side of Overland Park is a risk you don't want to take.
📊 Current Price Points:
- Entry-level: $280,000–$380,000 — older stock, smaller square footage, often needs updating. Competitive among first-time buyers.
- Mid-range: $380,000–$600,000 — the busiest segment, 60%+ of all OP transactions. Where most realtor activity concentrates.
- Premium: $750,000+ — slower but steady. Luxury segment grew 14% in transaction volume from 2023 to 2024.
📈 Market Trends:
- Buyer demand remains elevated but rate-sensitive — mortgage rates above 7% visibly slow weekend showing traffic
- Inventory up slightly from historic lows: about 1.8 months of supply as of early 2025, still technically a seller's market (normal is 4–6 months)
- New construction in southern OP (around 175th Street corridor) adding supply but not fast enough to balance demand
- Spring (March–May) is peak velocity — homes list Thursday, offers due Sunday, done by Tuesday
- Average close timeline: 30–45 days once under contract, longer if financing is complex
💰 What Buyers Are Spending:
- Most common transaction: $400,000–$525,000, dual-income household, conventional financing
- Realtor commission structure shifting post-NAR settlement — expect more explicit buyer-agent fee conversations in 2025–2026
- Inspection contingencies making a comeback after years of waived inspections
- Closing cost assistance requests up — sellers getting asked to contribute 1–2% more than two years ago
Overland Park's population crossed 202,000 in 2024 estimates, growing around 1.2% annually—faster than Kansas overall. The employer base is what stabilizes the housing market here. Garmin's headquarters, Encompass Health's regional operations, the sprint/T-Mobile legacy tech workforce, and a genuinely significant healthcare employment cluster (AdventHealth, Children's Mercy offices) all keep high-income residents in the market.
Median household income in OP sits around $89,000, well above the Kansas state median of $65,000. That income gap directly supports the price floor in the market—even "affordable" listings here price above what would be considered mid-range in Wichita or Topeka.
- 📍 New mixed-use development at Metcalf and 95th bringing retail/residential density
- 📍 Corporate campus expansions south of 135th Street attracting relocation buyers
- 📍 Johnson County infrastructure investment keeping property values structurally supported
Competition among realtors here is real. Officially there are thousands of licensed agents in Johnson County, but the active ones—doing 12+ transactions a year in OP specifically—number closer to several hundred. The top 10–15% of agents probably handle 60%+ of volume. That concentration matters when you're choosing who represents you.
Overland Park follows pretty classic Midwest seasonal patterns, but with some OP-specific wrinkles worth knowing:
- ☀️ Spring (March–June): Peak inventory AND peak competition. Homes move fastest, prices firmest. You'll pay close to asking, often over. Best selection, worst negotiating position.
- 🍂 Fall (September–November): Motivated sellers who didn't sell in spring. Inventory thins but so does buyer competition. Deals exist here if you're patient.
- ❄️ Winter (December–February): Slowest volume. Listings that appear in January are either priced right (sellers need to move) or overpriced (testing market). Negotiate harder.
- 📅 Peak weeks: First two weeks of April and first two weeks of October see the most new listings hit MLS simultaneously.
Smart Timing Tips:
- ✓ If you're flexible, target late October through November—less competition, more negotiating room, sellers who've already dropped price once
- ✓ Pre-approval before January if you want spring inventory—serious sellers vet buyer letters now
- ✓ Corporate relo season hits OP hard in Q1—out-of-town buyers with relocation packages move fast and don't negotiate much, which pushes local buyers out of bidding wars
- ✓ School-year timing matters here more than most markets—families want keys by August 1st, so May/June closings are especially competitive
Kansas real estate licenses are issued and regulated by the Kansas Real Estate Commission (KREC)—you can verify any agent's license status directly at their online lookup. Takes 30 seconds. Do it. Membership in the Kansas City Regional Association of Realtors (KCRAR) signals they're held to NAR's code of ethics, which isn't perfect but it's a floor.
Designations worth looking for: CRS (Certified Residential Specialist—only about 3% of agents earn it), ABR (Accredited Buyer's Representative if you're buying), and local market certifications through KCRAR. GRI designation means ongoing education commitment.
⚠️ Red Flags Specific to Overland Park Realtors:
- Agent claims to "specialize in all of Johnson County"—that's too broad. Blue Valley buyer needs differ from someone shopping near 435. Vague territory = vague expertise.
- Pressuring you to waive inspection contingencies as a blanket strategy—that was a 2021 tactic, not a 2025 one. Any agent still pushing this reflexively is behind the times.
- Unclear on how they're compensated post-NAR settlement changes—if they can't explain their buyer-agent fee structure in plain terms, that's a problem.
- Zero Overland Park-specific recent transactions visible on their license record or public profile. Agents who primarily work other markets but "also do OP" often lack the micro-neighborhood knowledge that actually matters.
Where to Check Complaints: KREC complaint history (public record), BBB of Greater Kansas City, and Google reviews. Look for response patterns on negative reviews—how an agent handles a bad review tells you more than the review itself.
✓ Active, verifiable Overland Park transaction history in the last 24 months
✓ Willingness to explain buyer-agent fee structure clearly upfront (required now, post-NAR)
✓ Specific school district and neighborhood boundary knowledge
✓ Responsive—if they take 48 hours to return an initial inquiry, imagine them during a 24-hour offer window
✓ References from clients in your price range and neighborhood target, not just generic testimonials
Agent can't name current active comps in your target area off the top of their head
Pressure to move faster than you're comfortable with, especially on waiving contingencies
No written buyer representation agreement offered—that's a professionalism flag
Commission structure that "we'll figure out later"—no. Get it in writing, before you tour a single home.
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