Overland Park, KS Housing Market: Prices, Inventory and Sales Pace
Zillow's average Overland Park home value was $483,940 as of August 31, 2026, but other sources report different figures. The difference comes from how each one measures the market.
You can get a quick read on the Overland Park, KS housing market from public data sites, but each one reports prices differently. You may also find this useful: Corpus Christi TX Housing Market: Prices, Inventory, Days on Market.
Zillow puts the average home value at $483,940, up 5.5% over the past year, with data updated 8/31/2026 [1]. Redfin describes the market as very competitive, scoring it 82 out of 100, and reports an average price of $520K last month [2]. A high competitiveness score suggests offers may face rivals, so a home you like may not stay on the market long.
The figures differ because each source uses its own measure and date. Zillow's number is a home value, while Redfin's is an average price for last month, so they do not line up. This article explains each measure and how fast homes sell.
Why do average and median home prices differ?
An average and a median are both used as a "typical" price, but they can point in different directions. An average adds up every sale or value figure and divides by the number of homes. A median is the middle value when all the figures are lined up from lowest to highest.
How an average can mislead
An average is pulled upward by a few very expensive homes. Suppose nine homes sell for $300,000 and one sells for $1,200,000. The average is $390,000, yet nine of the ten homes sold for $300,000.
Why the median is steadier
A median depends on the middle home, not on how far the extremes sit from it. A few luxury sales or unusually cheap homes move it much less than they move an average. In the same example, the median is $300,000, which matches what most buyers in that group paid.
What the Overland Park figures show
U.S. News reports a median home value of $405,127 for Overland Park [3]. That means half of the homes in its data are valued below this amount and half above it. The same page gives a national average home value of $359,870 [3]. One figure is a median and the other is an average, so the gap between them is a rough comparison, not an exact one.
Realtor.com reports a median listing price of $720K for Overland Park [4]. A listing price is the asking price the seller sets, not the price a home sold for. Because it measures asking prices, it reflects what sellers hope to get rather than what buyers have paid.
If you compare two towns, use the same measure for both. A median set against a median tells you far more than a median set against an average. A median and an average answer different questions, even when both get called the typical price.
How fast are homes selling in Overland Park?
Homes in Overland Park can sell quickly, but the answer depends on which measure you use. Zillow estimates that homes go to pending in around 5 days [1]. A pending home is one where the seller has accepted an offer, so for many sellers that is the point where the sale is effectively under way.
Realtor.com measures time differently. It reports a median of 45 days on market for homes currently for sale [4]. Those are homes still listed right now, so the figure shows how long current listings have been waiting, not how long the homes that sold took to go.
What days on market means for you
Days on market counts the days from when a home is listed until it sells or goes pending. A short count usually favors sellers, because buyers compete for fewer homes and offers can come in fast. A longer count gives buyers more room to compare homes, ask for repairs and negotiate on price.
Consider two listings. One goes pending within a week and draws several offers, which leaves you little time to decide. The other has been listed for two months, so you can take more time to look, ask questions and make a considered offer.
Why the two figures are not directly comparable
The 5-day figure describes homes that have reached pending, while the 45-day figure describes a median for homes still on the market. They look at different points in the sales process, so do not treat one as a correction of the other. It also helps to read Concord, NC Housing Market: Prices, Inventory and Sales Pace.
If you are tracking the pace, compare each source with its own earlier figures. A source that reports the same measure month after month shows you whether homes are taking longer or moving faster than before.
How many homes are for sale at one time?
Homes.com lists about 300 homes for sale in Overland Park, with prices from $250,000 to $2,025,000 [5]. That count is the pool you can shop from, but the total alone does not show how much real choice you have.
Inventory is a snapshot taken on one day. The count reflects the listings active when the page was pulled, so it changes as homes sell and new listings appear. A total pulled a week later can differ even if the market has barely moved.
Here is how that plays out. Say you want a three-bedroom house near one particular school. Of the 300 listings, only those that fit your budget, size and location are real options for you. Filter the list by price and area, then count what remains.
Why the price range limits the count
The range is the second limit on the number. Because the spread is so wide, the total does not describe the typical home. A house near the middle of the range may be far from either end.
Think of the 300 as the size of the pool, not a picture of what most homes cost. For a sense of the typical price, you need a measure built to show the middle of the market, such as a median, rather than a count of listings.
What this means for buyers and sellers
Buyers should use the count to gauge how many options exist at their price. If only a handful of listings fall in your budget, your choices are narrower than the headline number suggests.
Sellers face the same logic. Your home competes with listings in its own price band, so the citywide total matters less than the count for homes like yours.
Are prices still rising in Overland Park?
Prices in Overland Park were still rising in the latest figures, but the sources measure the change differently, so the numbers are not interchangeable. Zillow reports the average home value up 5.5% over the past year as of 8/31/2026 [1]. That tells you how estimated home values moved, not what a particular house would sell for on a given day.
Redfin reports the average price up 8.6% compared with the prior period it measures [2]. That is a larger gain than Zillow's, but it starts from a different point. Because the two figures use different calculations, read each one on its own terms rather than treating them as a single trend.
Prices can turn down
A Steadily article dated April 2024 reported a 6.6% price drop [6]. That shows a rising trend can reverse within a few months, so a rise in one set of numbers does not lock in future gains. The figure is older than the Zillow and Redfin numbers, so treat it as a record of that period rather than a forecast.
For a buyer, the practical reading is that prices have been climbing recently, which means you may be competing against that higher level. For a seller, rising averages suggest owners have more room to set a price, but they do not show how quickly a particular home will sell.
How should you use these numbers?
Use these numbers as dated snapshots, and compare only like with like. Two figures belong side by side only when they use the same measure, such as median sale price, and the same month. An average and a median, or a listing price and a sale price, answer different questions.
Zillow's figure is dated: its Overland Park page says "Updated on 8/31/2026" [1]. Start with the most recent dated figure from each source and note the period it covers. Then check the current figures on each source's Overland Park page before you decide, because these pages update often.