August is a great example of why I tell Overland Park homeowners not to get too excited—or too worried—about one month’s citywide median price. The median closed price for a single-family home was $530,750 in August, compared with $590,000 in July. But that doesn’t mean Overland Park home values suddenly dropped almost $60,000. In fact, when we look closer at North Overland Park and the 66204 and 66212 zip codes, we find a very different story.

Did Overland Park Home Prices Really Drop Almost $60,000 in One Month?

If we were having coffee and you showed me the July and August numbers, I have a feeling your first question would be:

“Suzanne, what happened?”

In July, the median closed price for an Overland Park single-family home was $590,000.

In August, it was $530,750.

That’s a difference of $59,250 in one month.

It would be very easy to look at those two numbers and conclude that Overland Park home values suddenly dropped.

That’s not the conclusion I would draw at all.

And August gives me a perfect example of something I’ve been telling buyers and sellers for years:

Overland Park isn’t one housing market.

One Overland Park Median Can Be Misleading

Overland Park is expansive.

You can find older ranches, two-stories and split-level homes in established North Overland Park neighborhoods, newer subdivisions farther south, larger luxury properties and brand-new construction—all with an Overland Park address.

That’s a pretty wide range of real estate to squeeze into one median price.

So when you hear that the median closed price for an Overland Park single-family home was $530,750 in August, please don’t assume that’s what you should expect to pay—or what your home should be worth.

It may not even be close.

If we were having coffee and you told me you wanted to move to Overland Park, one of my first questions would probably be:

“What kind of Overland Park lifestyle are you looking for?”

Do you want an established North Overland Park neighborhood with mature trees and convenient access to shops, dining and Downtown Overland Park?

Do you prefer newer construction and larger homes farther south?

Or is your priority a certain neighborhood, commute, price range or style of home?

Those choices can put you into very different parts of the Overland Park housing market.

That’s why I don’t want buyers—or sellers—getting too focused on one citywide median.

The better question isn’t, “What’s the median home price in Overland Park?”

It’s:

“What’s happening in the part of Overland Park that fits the home and lifestyle I’m interested in?”

And if you’re thinking about selling, I would turn that question around:

“What homes will buyers compare with yours?”

Those are the numbers that matter much more to me.

What Did August Look Like Compared With a Year Ago?

Now let’s put that $530,750 median into some context.

The median closed price for an Overland Park single-family home was:

• August 2026: $530,750
• August 2025: $519,500
• August 2024: $525,000

Suddenly, the story looks a little different, doesn’t it?

Instead of focusing on a nearly $60,000 change from July to August, we can see that the August 2026 median was actually higher than both August 2025 and August 2024.

This is why I like comparing year-over-year numbers along with month-to-month changes.

One month’s median can move considerably depending on which homes happened to sell that month.

Your home’s value doesn’t reset every time the calendar changes.

The August Number That Really Got My Attention

Actually, it wasn’t the median price.

It was 187.

That’s the number of new Overland Park single-family listings that came on the market in August.

Compare that with:

• 216 new listings in August 2025
• 214 new listings in August 2024

That’s roughly 13% fewer new listings than last August.

At the same time, Overland Park single-family homes sold for an average of 101% of their original list price.

To me, those numbers add some important context.

Fewer new homes came onto the market than during either of the previous two Augusts, while buyers were still paying an average of 101% of original list price.

But there’s an important distinction here.

That doesn’t mean every Overland Park home sold above asking price.

It’s an average.

I’ve seen what happens when a homeowner hears that homes are selling above asking price and thinks:

“Great. Let’s price ours a little high and see what happens.”

I understand the temptation.

But buyers are paying attention.

They know what else is available. They see price reductions. They compare condition and updates before they ever schedule a showing.

A good market helps.

But good preparation and good pricing still matter. A lot.

Now Let’s Get Closer to Home: North Overland Park

This is where the August numbers get particularly interesting to me.

I spend a lot of time watching North Overland Park, including the 66204 and 66212 zip codes.

Remember that almost $60,000 change we saw in the overall Overland Park median from July to August?

Let’s see what happened when we zoom in.

66204: Higher Than the Previous Two Augusts

In 66204, the median closed price for a single-family home was $327,186 in August 2026.

Compare that with:

• August 2025: $310,500
• August 2024: $304,750
• July 2026: $345,500

There were 23 new listings in August, compared with 24 last August and 18 in August 2024.

Yes, the median came down from July.

But step back for a minute.

The August median was about 5% higher than August 2025 and about 7% higher than August 2024.

If you own a home in this part of North Overland Park, that’s much more useful information than simply hearing that the overall Overland Park median dropped almost $60,000 from July.

I’ve talked with long-time homeowners who haven’t paid much attention to the real estate market for years.

They’ve been busy living their lives, raising families, working, making memories and taking care of everything else life throws at us.

Then they start thinking about selling, and suddenly they want to know:

“So…what is our house actually worth today?”

That’s where I want to get very local.

I don’t want to value your 66204 home based on a citywide median that includes homes and new construction miles away.

I want to know what buyers are paying for homes that actually compete with yours.

66212: And Now the Story Changes Again

Now let’s move over to 66212.

This one really caught my attention.

The median closed price for a single-family home in August 2026 was $399,900.

Compare that with:

• August 2025: $382,500
• August 2024: $339,500
• July 2026: $377,000

There were 27 new listings in August, compared with 30 in August 2025 and 32 in August 2024.

So while the overall Overland Park median moved down substantially from July to August, the 66212 median actually moved up.

That’s a pretty good example of why I don’t want you making a real estate decision from a headline.

Someone could look at the overall numbers and think:

“Uh-oh. Overland Park prices are dropping.”

But a homeowner in 66212 looks closer to home and sees something very different.

The August median in 66212 was about 4.5% higher than August 2025 and nearly 18% higher than August 2024.

Now, before anyone starts mentally adding 18% to their home’s value, let me put on my Realtor hat.

That’s not what these numbers mean.

Different homes sold during those periods. Their size, condition, updates, floor plans and locations can all affect the median.

But these numbers do demonstrate something important:

A citywide median doesn’t tell the whole story.

Three Markets. Three Different Stories.

This may be my favorite takeaway from the August numbers.

The overall Overland Park median dropped substantially from July.

The 66204 median also came down from July but remained higher than the previous two Augusts.

And the 66212 median actually increased from July and was higher than both August 2025 and August 2024.

Three somewhat different stories.

And they’re all technically Overland Park.

That’s why when a homeowner asks me:

“Suzanne, what’s happening to home values in Overland Park?”

my answer is usually another question:

“Where in Overland Park is your home?”

Now we’re getting somewhere.

What I’m Seeing as a Realtor

Statistics tell us what happened.

Experience helps us think through what those numbers actually mean for you.

After more than three decades of helping buyers and sellers throughout Overland Park and Johnson County, I would never look at the August median and tell you:

“The Overland Park median is $530,750, so that’s approximately what your home is worth.”

That’s simply not how I would price your home.

I want to know:

What has actually sold near you?

What homes will a buyer compare with yours?

How does your condition compare?

Which updates will buyers value?

What shouldn’t you spend money changing?

And where does your home fit within its particular part of the Overland Park market?

Sometimes the answer is surprisingly different from what an online home-value estimate—or a citywide statistic—might suggest.

Suzanne’s Perspective

If I had to sum up the August Overland Park real estate market over coffee, I’d say:

Don’t let that $59,250 change in the monthly median scare you.

July’s citywide median was $590,000.

August’s was $530,750.

But August’s median was actually higher than both August 2025 and August 2024.

Meanwhile, fewer new listings came onto the Overland Park market than during either of those previous Augusts, and homes sold for an average of 101% of their original list price.

Then we looked closer at North Overland Park.

66204 told us one story.

66212 told us another.

And newer areas farther south may tell us something completely different.

Overland Park has many different housing markets—and your home has its own story within one of them.

That’s the story I want to understand before giving you advice about price, preparation or when to sell.

Want to compare? Read my July 2026 Overland Park Real Estate Market Report to see how the market has changed month to month.

Thinking About Selling Your Overland Park Home?

If you’ve owned your Overland Park or North Overland Park home for years and you’re trying to figure out what all these market numbers mean for you, don’t start with the citywide median.

Start with your home.

We can look at what’s actually selling around you, what buyers are paying for, how your home compares with the competition and which improvements may—or may not—be worth your money.

Then we can talk through what those numbers mean for your particular home and your next move.

Sometimes the smartest first step isn’t putting a sign in the yard.

It’s simply understanding your options.

Source: MLS statistics for Overland Park, 66204 and 66212 single-family homes. Market statistics describe overall market activity and should not be used as an estimate of the value of an individual property.

Ready to talk through your specific situation? Call or text me at 816-520-0917 or schedule a free 15-minute consultation to get started.

About Suzanne Hinton-Suzanne is a real estate agent with RE/MAX Premier Realty specializing in Overland Park and Northern Johnson County, KS, including Prairie Village, Mission, and Roeland Park, and licensed in both Kansas and Missouri. With 30+ years of experience, 750+ families assisted and a background as a licensed, non-practicing real estate attorney, she brings contract insight and market knowledge that goes well beyond the typical transaction. Suzanne works directly and individually with every client and has earned the Five Star Agent Award for Customer Satisfaction every year from 2005 through 2025.

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Source: MLS statistics for Overland Park single-family homes. Market statistics describe overall market activity and should not be used as an estimate of the value of an individual property.

Equal Housing Opportunity. Suzanne Hinton, RE/MAX Premier Realty, License #BR00042149.  This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific costs, tax obligations, and contract terms with your attorney, tax advisor, lender, or closing officer.