Moving to Overland Park in 2026: Cost of Living, Housing, and What to Know
Overland Park is the second-largest city in Kansas, with a population of roughly 197,000, and it consistently appears on national lists of the best places to live in America. Located in Johnson County on the Kansas side of the Kansas City metro, Overland Park offers top-rated public schools, low crime, well-maintained parks, and a suburban lifestyle that attracts families and professionals from across the region. The tradeoff? Housing prices here are among the highest in Kansas, with a median around $400,000, roughly double the statewide average.
Johnson County is the economic engine of Kansas, generating more tax revenue than any other county in the state. Major employers like Sprint (now T-Mobile), Black & Veatch, and Garmin maintain headquarters or major facilities in Overland Park and neighboring Lenexa. If you’re weighing a move to the Kansas City area and prioritizing schools and safety, Overland Park should be at the top of your shortlist for buying a home in 2026.
Overland Park at a Glance
| Metric | Value |
|---|---|
| City Population (2025 est.) | 197,000 |
| Metro Area (KC Metro) | 2,200,000 |
| Median Home Price | $400,000 |
| Median Rent (2BR) | $1,450/mo |
| Effective Property Tax Rate | 1.29% |
| Median Household Income | $95,000 |
| State Income Tax | 3.1%–5.7% |
| County | Johnson County (wealthiest in KS) |
Cost of Living in Overland Park
Overland Park’s cost of living sits about 4% above the national average, driven almost entirely by housing costs. Johnson County is the most expensive county in Kansas, and Overland Park’s home prices reflect the demand for its school districts and suburban amenities. Groceries, utilities, and healthcare all run within a few points of national norms.
| Category | National Average | Overland Park Index |
|---|---|---|
| Overall | 100 | 104.2 |
| Housing | 100 | 115.8 |
| Groceries | 100 | 97.3 |
| Utilities | 100 | 99.1 |
| Transportation | 100 | 98.5 |
| Healthcare | 100 | 96.8 |
The property tax rate in Johnson County averages around 125 mills, which translates to an effective rate of about 1.29% on market value. On a $400,000 home, expect roughly $5,160 annually. Run your specific scenario through our property tax calculator to plan accurately.
Housing Market in Overland Park
Overland Park’s housing market is competitive by Kansas standards, though still far more accessible than coastal metros. The median sale price of $400,000 represents steady appreciation of about 4.2% year-over-year. Homes in the Blue Valley school district command a premium of 15% to 25% over comparable properties in other parts of the city.
Key market indicators for 2026:
- Median sale price: $400,000
- Price per square foot: $175
- Median days on market: 18 days
- Inventory: 2.4 months of supply (seller’s market)
- New construction: Active, especially south of 159th Street
- Year-over-year appreciation: 4.2%
Inventory remains tight, particularly in the $350,000 to $500,000 range where families compete for homes in top school zones. Buyers should be pre-approved and prepared to move quickly. Use our affordability calculator to determine your price ceiling before starting your search.
Best Neighborhoods in Overland Park
Blue Valley (South Overland Park)
The Blue Valley area south of 135th Street is the most sought-after section of Overland Park, thanks to the Blue Valley USD 229 school district. Home prices range from $400,000 to $800,000, with new construction pushing above $600,000 along the 159th Street corridor. The area includes newer subdivisions, manicured HOA communities, and easy access to the Sprint/T-Mobile campus and corporate park.
Downtown Overland Park
The revitalized downtown area along 80th Street offers a walkable mix of shops, restaurants, and older homes. Properties here range from $250,000 for smaller ranch homes to $450,000 for renovated craftsman-style houses. The Saturday farmers market draws thousands weekly, and the district has a small-town feel uncommon in a city this size. Schools feed into the Shawnee Mission district.
Oak Park / Leawood Border
The eastern edge of Overland Park near Leawood features some of the most upscale housing in the metro. Home prices range from $500,000 to over $1 million. Country clubs, private schools, and proximity to the Leawood Town Center shopping district make this area popular with high-income families. Property taxes are among the highest in the county but reflect the premium amenities.
Western Overland Park (Stilwell Area)
For buyers wanting acreage and rural character within the city limits, western Overland Park near Stilwell offers larger lots and hobby farm properties. Home prices range widely from $350,000 to $700,000 depending on lot size. The tradeoff is fewer commercial amenities and a longer commute to the city’s business corridors.
Schools and Education
Schools are the primary reason families choose Overland Park. Two major districts serve the city, and both rank among the best in Kansas and the broader Midwest region.
| District | Enrollment | State Ranking | Notable Schools |
|---|---|---|---|
| Blue Valley USD 229 | 22,500 | Top 3 in Kansas | Blue Valley North HS, Blue Valley West HS |
| Shawnee Mission USD 512 | 27,000 | Top 10 in Kansas | Shawnee Mission East HS, SM South HS |
Blue Valley schools consistently score in the top 5% nationally on standardized tests, and the district’s high schools send graduates to competitive universities across the country. Shawnee Mission, while slightly less elite on paper, offers strong programs and a more diverse student body. Both districts drive housing demand in their respective zones.
Job Market and Economy
Overland Park is home to several Fortune 500 and major corporate headquarters. The city’s economic base is diverse, spanning telecommunications, engineering, financial services, and healthcare. Sprint’s former world headquarters (now the T-Mobile Overland Park campus) remains a major employment hub with roughly 6,000 workers.
| Major Employer | Industry | Approx. Local Employees |
|---|---|---|
| T-Mobile (Sprint Campus) | Telecom | 6,000 |
| Black & Veatch | Engineering | 4,000 |
| Blue Cross Blue Shield of KC | Insurance | 3,500 |
| Garmin (Olathe HQ, OP offices) | Technology | 3,000 |
| Netsmart Technologies | Health IT | 1,200 |
| Waddell & Reed | Financial Services | 1,000 |
The unemployment rate in Johnson County runs around 2.8%, well below both the state and national averages. Median household income of $95,000 exceeds the Kansas median by nearly $40,000, reflecting the concentration of white-collar employment. Many residents also commute to Kansas City, Missouri for work, taking advantage of lower Kansas housing costs while accessing KCMO employment.
Transportation and Commute
Overland Park is car-dependent, with no rail transit and limited bus service through Johnson County Transit. The average commute time is 22 minutes, below the national average. I-35, I-435, US-69, and US-169 provide highway access throughout the KC metro. Downtown Kansas City, Missouri is about 20 to 30 minutes north depending on traffic.
Kansas City International Airport (MCI) is approximately 45 minutes north. The drive can stretch to an hour during rush periods, which is something to consider if you travel frequently for work. The city has invested in trail networks, including the Indian Creek Trail system, which offers cycling and walking connections across the city.
Taxes in Overland Park
The total sales tax rate in Overland Park is 9.1%, combining state (6.5%), Johnson County (1.475%), and city (1.125%) rates. While that’s higher than the national average, the elimination of state sales tax on groceries offsets some of the burden on household budgets.
Property taxes use the Kansas mill levy system. Johnson County’s average combined levy of 125 mills, applied to the 11.5% assessment rate for residential property, produces an effective rate around 1.29%. For a $400,000 home, the annual property tax bill comes to approximately $5,160. This is actually lower than many Missouri suburbs in the KC metro, which is one reason buyers cross the state line. Compare the full cost of homeownership using our mortgage calculator.
Lifestyle and Recreation
Overland Park maintains over 1,800 acres of parks and 83 miles of trails. The Deanna Rose Children’s Farmstead draws families, while the Overland Park Arboretum offers 300 acres of gardens and hiking. The city’s soccer complex has hosted numerous national tournaments, and youth sports programs are exceptionally well-funded through the city’s parks and recreation department.
Dining options range from the upscale restaurants along 119th Street to the ethnic food diversity near Metcalf Avenue, where Korean, Vietnamese, and Indian restaurants reflect the area’s growing international community. Johnson County is home to one of the largest Korean-American communities in the Midwest.
Healthcare in Overland Park
Overland Park has excellent healthcare access. AdventHealth Shawnee Mission (formerly Shawnee Mission Medical Center) and Overland Park Regional Medical Center provide local hospital services. The KU Medical Center is 20 minutes north in Kansas City, offering access to one of the premier academic medical centers in the Midwest for specialized care. Children’s Mercy Kansas, a satellite campus of Children’s Mercy Hospital, is located in Overland Park and provides pediatric specialty care without the commute to the main campus in KCMO.
Compare With Other States
Considering other markets? Here’s how other states compare:
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Frequently Asked Questions
Is Overland Park worth the higher home prices compared to other Kansas cities?
For families prioritizing schools, safety, and suburban amenities, the premium is justified. Blue Valley and Shawnee Mission school districts are among the best in the Midwest, and the area’s low crime rates, excellent parks, and diverse job market support strong home values. The median home price of $400,000 is high for Kansas but remains well below what you’d pay for comparable quality of life in cities like Denver, Austin, or Minneapolis. Homes in top school districts tend to hold their value and appreciate steadily, making the investment relatively low-risk.
How does Overland Park compare to living on the Missouri side of KC?
The biggest differences are taxes and schools. Kansas has a state income tax while Missouri also has one, but the rates and deductions differ. Johnson County property taxes are generally lower than Jackson County, Missouri. The school district advantage tilts heavily toward the Kansas side, with Blue Valley and Shawnee Mission outperforming most KCMO and Independence districts. Missouri does offer lower overall sales tax in some jurisdictions and different vehicle registration costs. Use our rent affordability calculator for detailed numbers. Many families choose Overland Park specifically for the schools and accept the slightly higher home prices as the tradeoff.
What are property taxes like in Overland Park?
Johnson County uses a mill levy system with a combined rate around 125 mills for most Overland Park properties. Under Kansas law, residential property is assessed at 11.5% of appraised market value. This means a $400,000 home is assessed at $46,000, and at 125 mills, the annual tax bill comes to approximately $5,160. This rate is actually lower per-dollar than many parts of Wichita or Topeka, because Johnson County’s higher home values generate more revenue at a lower mill rate. Use our property tax calculator to estimate your specific situation.
Is it hard to buy a home in Overland Park right now?
Overland Park’s housing market is moderately competitive, with homes averaging just 18 days on market and inventory sitting at 2.4 months of supply. Properties in the Blue Valley school zone and the $350,000 to $500,000 range move fastest, often receiving multiple offers. Buyers should get pre-approved, work with an agent familiar with Johnson County’s micro-markets, and be prepared to offer at or slightly above asking price for desirable properties. New construction south of 159th Street offers an alternative to the bidding-war dynamics of established neighborhoods. Estimate your monthly payment with our mortgage calculator.
What’s the commute from Overland Park to downtown Kansas City?
The drive from central Overland Park to downtown KCMO takes 20 to 30 minutes via I-35 or US-69 during non-peak hours. During morning and evening rush, expect 30 to 45 minutes depending on your starting point. Southern Overland Park (Blue Valley area) adds another 5 to 10 minutes. There is no rail transit connecting the two cities, so you’ll rely on a personal vehicle. Some employers offer flexible schedules or remote work arrangements that help avoid peak congestion, and the post-pandemic shift toward hybrid work has reduced the commute pain for many Johnson County residents.