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If you're thinking about moving to Overland Park, KS, you're not alone. It consistently ranks as one of the top suburbs in the country—and for good reason. But what makes it stand out?

And more importantly, is it the right fit for you?

In this guide, we’ll break down what it’s really like to live in Overland Park in 2025—from schools and neighborhoods to new home communities and property values. Whether you’re relocating from out of state or comparing Kansas City suburbs, this is everything you need to know before buying or building in OP.

Where To Live In Overland Park (Know This First)

Overland Park is massive. With nearly 200,000 residents, it stretches over 75 square miles and accommodates different lifestyles depending on which of the three main parts of town you’re in.

The city has its own definition, but we like to break it down this way (you’ll see why later in the article):

North Overland Park (North of I-435)

• Older homes, mature trees, and lower price points
• Closest to downtown Kansas City (10–20 minutes)
• School District: Shawnee Mission
• Lots of 60s–90s two-car garage homes, ranches, and split-levels
• Newer revitalization around Downtown OP + Farmers Market

Central Overland Park (I-435 to 151st)

• The "Goldilocks" zone—mix of established and newer homes
• School District: Blue Valley
• More HOAs, community amenities, pools, parks
• Great commercial access (135th Street corridor: Prairiefire, Deer Creek Woods, Corbin Park)
• Home to Deanna Rose Farmstead, OP Soccer Complex, St. Andrews Golf

South Overland Park (South of 159th)

• Newest master-planned communities and new construction homes
• School Districts: Primarily Blue Valley, with pockets of Spring Hill and others
• Major developments like BlueHawk underway
• Perfect for buyers looking for new construction, top rated schools, and long-term growth

Each part of Overland Park comes with different price points, schools, and community layouts, so getting clear on which one fits your lifestyle is critical.

Who Overland Park Is a Fit For (And Who It Might Not Be)

Overland Park might be right for you if you:

• Want top-rated public schools (Blue Valley, Shawnee Mission)
• Prefer suburban living with a wide range of neighborhoods and home styles
• Are looking to build or buy in a well-established, high-demand suburb
• Want access to trails, parks, shopping, and short downtown commutes

It might not be right if you:

• Want a true small-town feel (look at Spring Hill, De Soto, or Bucyrus)
• Prefer urban walkability or historic charm (try Brookside, Waldo, Westwood)
• Prefer price points under $350,000. While options in Overland Park do exist in this range, many are in North Overland Park and go FAST due to high demand.

Overland Park School Districts: What You Need to Know

One of the biggest drivers of home values in OP is its highly sought after school district boundaries. There are four main districts you’ll find here:

• Shawnee Mission School District – Covers North OP. You’ll find mature neighborhoods, older homes, and some of the lowest prices in the city.
• Blue Valley School District – Covers most of Central and South OP. Top-ranked in Kansas and nationally recognized.
• Spring Hill School District – Touches the southwest edge of OP. Growing fast with new schools being built.
• Olathe School District – Small pockets in southwest OP like Nottingham at the Greens.

Pro Tip: School district lines can split entire neighborhoods. Always double-check boundaries before you buy—especially if schools are a top priority.

4 Major Developments Shaping Overland Park’s Future

One of the biggest draws to Overland Park is its unique combination of stability and growth. It’s an established city with strong infrastructure—but it’s also constantly evolving with new developments that continue to elevate quality of life.

While there are projects happening all over the city, here are four key developments we’re keeping a close eye on…

1. Downtown Overland Park Revitalization
   
   • $34M Farmers Market overhaul
   • New retail, office, events space
   • Urban-style living in a suburban footprint
2. Prairiefire Expansion
   
   • New College Baseball Hall of Fame exhibit
   • Hotel, retail, and museum upgrades
   • Strengthens 135th Street as a lifestyle destination
3. BluHawk Development
   
   • 260,000+ sq ft of entertainment + sports space
   • AdventHealth Sports Park, mini golf, pickleball, shops
   • Designed as a “third space” for OP residents
4. I-69 Express Lane Expansion
   
   • Major infrastructure upgrade through southern OP
   • Eases congestion for 80,000+ daily drivers
   • Supports growth of new home communities in the south

Home Prices in Overland Park (2025 Data)

Pre-Existing Homes

If you’re exploring homes in Johnson County, you’ve probably noticed that Overland Park isn’t the cheapest suburb—but it continues to offer strong value given its schools, amenities, and stability.

Here’s how Overland Park compares to nearby cities when it comes to resale homes:

But here’s what really stands out:

Homes in Overland Park are going under contract in just 4 median days.

That’s among the fastest in the entire metro—matching Lenexa and Olathe, and beating out higher-end suburbs like Leawood or Fairway.

This matters because pre-owned homes in Overland Park move fast. If you’re house-hunting here, you’ll want to be ready to act quickly—especially if you’re in a competitive price range (like the $400Ks–$600Ks).

And not all of Overland Park is priced the same. Depending on where you’re looking—north, central, or south—you could see swings of $350K or more.

That’s why understanding the difference between North, Central, and South Overland Park is key. Each area offers a distinct feel, home style, and price point.

Here’s a look at what resale home prices actually look like across the three main parts of the city:

What This Means for You

This map puts real numbers behind what you’ve already read:

• The further south you go, the newer (and more expensive) homes tend to be.
• North Overland Park offers the lowest prices, but with older homes and fewer amenities.
• Central OP hits the middle—balancing location, schools, and home types.
• South OP reflects the premium for Blue Valley schools and newer construction.
  

If you’re relocating or comparing suburbs, this kind of pricing spread can make a huge impact on your options. That’s why it’s so important to go beyond the city name and get clear on which part of Overland Park makes the most sense for your goals.

Need help figuring that out? Just call, text, or email—we’ll help you compare neighborhoods, price ranges, and the school districts that come with them.

New Construction Homes In Overland Park

If you’re shopping for a brand new home in Johnson County, Overland Park should be on your radar—not just for its quality, but for its inventory and size-per-dollar value.

Most of the new homes in Overland Park are located in the southern part of the city, inside what we call the “New Homes Corridor,” which stretches from South Olathe through Overland Park and over to State Line.

Here’s how Overland Park stacks up against other popular suburbs when it comes to new construction homes:

(Data is for single-family homes sold over the last 12 months as of May 2025. Only includes homes built in the last 2 years or less.)

Overland Park hits a rare middle ground in the Kansas City metro. Here’s why:

• It’s not the most expensive—like Leawood, Prairie Village, or Fairway, where new homes often push well past $1M and inventory is limited.
• It’s not the cheapest—like Olathe, Gardner, or Spring Hill, where prices are lower but you may sacrifice location, access to amenities, or school district preferences.
• It offers scale and selection—with over 300 new home listings in the past year, buyers aren’t boxed into one weekend or one builder.
• It delivers balance—newer homes, large square footage, strong resale potential, and access to highly regarded schools—all without paying the ultra-premium price.
  

For many relocating or move-up buyers, Overland Park offers the best overall value when you weigh location, size, neighborhood quality, and long-term growth potential.

New Homes In Overland Park Tend To Be Bigger

It’s not just about price. New homes in Overland Park also tend to be larger than what you’ll find in Lenexa, Shawnee, or Olathe.

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School Districts Have A MAJOR Impact On New Home Prices

If you’re shopping for new construction in Overland Park, one thing you’ll notice quickly is that homes inside Blue Valley School District boundaries tend to cost significantly more than those just outside.

That’s because:

• Demand is higher—Blue Valley is consistently one of the top-rated districts in Kansas.
• Builders tend to offer larger floor plans and upgraded features in these neighborhoods.
• Lot availability is more limited, especially near popular elementary and high school zones.
  

Even neighborhoods just one street apart can see price swings of $100K or more, depending on which district they fall into. It’s one of the biggest drivers of new home pricing in Overland Park—and something every buyer should factor into their search.

Top New Home Communities In Overland Park

If you’re leaning toward building or buying new in Overland Park, there’s never been a better time. A wave of new developments is reshaping South Overland Park — and offering more options than ever inside the Blue Valley School District.

We’ve already broken down the top 5 brand new communities coming to Overland Park in 2025 in this full post:

👉 5 Brand New Communities Coming to Overland Park KS

But here’s a quick snapshot of what you’ll find:

Century Farms

• Final phase underway—rare opportunity in a fully established community
• Resort-style pool, clubhouse, and community garden
• Prices from the $950Ks
• High-end custom builder lineup
  

Southern Meadows

• Over 1,200 homesites planned—one of the largest new builds in OP
• Located in Blue Valley Schools
• Prices from the $600Ks
• Just off Mission Rd—15 mins to 135th shops, PrairieFire & Blue Hawk
  

Riverstone Valley

• New phase just released
• Starting in the $700Ks
• West of Hwy 69, near Blue Valley elementary, middle, and high school
• Multiple builders and lot types to choose from
  

Wild Horse

• $900K to $1.4M+
• Steps from Wolf Springs Elementary and the new middle school under construction
• Phase 1 includes ~50 homes—ideal if you want an early pick of premium lots
  

Walnut Reserve

• Luxury homes from $1M to $2M+
• Private, oversized lots (⅓+ acre)
• Custom builders only—under 40 total home sites
• Quiet and tucked away, but still near major routes
  

👉 Want full details, drone footage, and builder info? Read the full community breakdown

Why You'll Love Living In Overland Park

Yes—Overland Park comes with higher home prices and more competition than some other KC suburbs.

But it's clearly earned that reputation.

It’s one of the only suburbs in Kansas City that truly offers something for everyone:

• Walkable pockets like Downtown OP for a more urban feel
• Luxury new builds in South OP for buyers looking to customize or upgrade
• Established neighborhoods in Central OP with mature trees, close to dining, shopping, and schools
  

It also has what most buyers want long-term:

Top-rated schools, stable growth, and home values that hold up in any market cycle.

🚧 But Even If You’re Sold on OP… Don’t Skip This Step

It’s not enough to just “choose Overland Park.”

Your neighborhood, school district, and whether you buy new or resale can make or break both your daily experience and your long-term resale value.

The truth is:

• A $750K home in one part of OP could outperform a $1M home in another
• Some districts or HOAs will match your goals, others might feel restrictive or underwhelming
• Certain neighborhoods offer better value, location, or long-term appreciation potential—but it all depends on your goals

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That’s why we stress-test everything...

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