2025 is a wrap and we are starting 2026. 2025 was an interesting year. It was not a year of the COVID frenzy like 2020-2022 but it did not have a stalling market like 2023. It was a year of in between. Inventory slowly increasing while prices saw a small percentage of appreciation. As an investor it was a relief in some aspects but took more work to find deals. Overall it was another year of interesting Real Estate.

I am thankful for the clients who trusted me through shifting rates, new listings, and all the little curveballs Kansas City real estate throws our way. Before we move past 2025, I wanted to look back at five of my favorite deals from the year, a few takeaways from the market, and three lessons that stuck with me along the way.

✨ Five Favorite Deals of 2025

1️⃣ Turnkey Duplex in Independence – Old Reliable

A straightforward duplex listed at $200,000. Both sides vacant, both three-bed units that were fully renovated. This meant top of market rents and my client can choose the tenants. We moved fast, won over multiple offers, and after $5,000 in light touch-ups—paint, flooring, minor updates—it was ready for tenants. Each side averaged $1,200 in rent, bringing in steady cash flow shortly after closing.

Why it stands out: this deal proved that straightforward properties can still be fantastic investments. Turnkey properties are harder to pencil but even with higher rates these 2-4 unit small multi families exist. This did take consistency of looking at properties, doing walk throughs, making offers but that landed to this deal. Cherry on top this was a past client that owns a single family close by, he was wanting to add more doors to expand his portfolio here.

2️⃣ Fixer-Upper in Greenwood – Sweat Equity at Its Finest

This one was a $250,000 purchase with an after-repair value (ARV) of $320–$330K. The buyer flew in, rolled up his sleeves, and tackled the remodel himself. He already owned another property a few streets over, so he knew the neighborhood. Market rents sit around $2,000–$2,200. Along with this, it was located in Greenwood which is an "A" class suburb.

Why it stands out: it was a mix of being in a high quality area, built in equity and the buyer understanding the pocket. It was also his first time doing one with a modest rehab which tested if he can handle it. In a year where margins are tighter he squeezed out equity and put money in his pocket.

3️⃣ South KC Single Family – The Comeback Client

Purchased for $94,000, about $16,000 under list, this home appraised for $120,000 as-is and should hit a $180,000 ARV after rehab. Rents will land around $1,200–$1,300. The buyer was a past client from five years ago coming back for his next project—love when past clients pop up and add more doors.

Why it stands out: Property sat on the market. We knew it needed cosmetic work along with bracing. We baked that in and negotiated it down to balance those out. This also shows you the shift in the market. A few years ago a seller would not budge and there would be multiple offers, 2025 is different. This is an example, buyers have the leverage to wheel and deal.

4️⃣ 2/1 Near the Hospital – Small But Mighty

A small two-bed, one-bath close to a major hospital. We picked it up for $65,000, gave it a light cosmetic lift, and connected the buyer with a reliable local property manager. Market rents hover around $950–$1,000, and ARV sits north of $130,000.

Why it stands out: this deal wasn’t a 3 bedroom or larger home. It was a 2/1 bungalow but located in a good spot. We saw the value and snagged it. The property manager oversaw the rehab and tenant placement, streamlining the process for my client. It's not a flashy property but it checks the boxes of a BRRR.

5️⃣ Lee’s Summit 4-Plex – The Quick Catch

In an A+ location off Woods Chapel, this four-unit building hit the market and we jumped immediately. Purchased at $637,500, negotiated again after inspections, and secured before anyone else had time to show and make offers. Three of the four units were rented with room to raise rents on renewal.

Why it stands out: We won it due to viewing, offering the day it hit the market. We also set a short expiration to avoid them delaying or waiting for more offers. My client was on the hunt for A class multi family and this was it. The units featured a mix of 2 and 3 bedrooms. Sometimes the best way to find a deal is moving quickly and putting strong terms.

🏙️ Market Takeaways from 2025

2025 was the year buyers got their confidence back. For the first time in a while, the odds started to lean in their favor. They could negotiate again, ask for repairs, and take a moment to analyze. In a sense it was a relief. Buyers can lean more on numbers and the factors of a deal rather than the emotion of landing one.

Sellers, on the other hand, had to adapt. Pricing and presentation mattered more than ever. Homes that looked great and felt well-priced still moved fast; the rest sat. No more putting anything on the market and expecting it to sell. For sellers they also had to understand DOM. At the start of the year DOM was in the 30's, by the year end it was in the 50's. Almost double but that means you need to budget in holding a property longer than what you'd expect.

By the years end we also say inventory sit at 8.4% higher than the previous year. The monthly supply is at 2.6 which is 4% higher compared to 2024. Even with this the average price across the metro sits at $388,639 which is 6.9% higher compared to 2024. This shows the balance. The sky is not falling but the market is not red hot.

Another shift I have seen is the fad era of real estate has faded. The quick-flipping, “buy anything” mindset that dominated a few years ago has ended. Once rates and the market shifted that did not work. Real players—buyers who know their numbers and agents who know their markets—dominate the market. This does not mean new investors get squeezed out, if you are wanting to get in the door is open. No more competing and settling on a deal.

In short: 2025 wasn’t about hype. It was about understanding and doing the basics. Sticking to the fundamentals. Steady appreciation, realistic expectations, and solid deals defined the year and continue to show up.

🧭 Three Lessons I’m Carrying into 2026

1️⃣ Patience Wins

Whether you’re buying or selling, patience pays off. The best deals came from buyers willing to wait for the right fit—and sellers willing to work through negotiations instead of rushing. Patiently analyzing and going through deals will win.

2️⃣ Buyers Hold More Power Than They Realize

This market rewards calm, informed decisions. Buyers don’t have to chase every property or stretch to make a "deal" work. You can say no, you can walk away, and you can negotiate from a position of leverage. The days of blind bidding are behind us—for now.

3️⃣ Persistence and Consistency Pay Off

When deals are slim, showing up consistently makes all the difference. The buyers and investors who checked listings daily, kept talking with wholesalers, and stayed patient found opportunities others missed. Real estate still favors those who keep showing up and making offers.

🌤️ Looking Ahead to 2026

As we step into a new year, I’m optimistic. Rates are expected to stabilize or slightly decrease. The economy shows signs of reduced inflation. Inventory will open up as sellers with cheap rates will need to move. The theme of it being balanced which will continue. I don't foresee a boom or bust but a trend of slight appreciation, more homes on the market and more deals to look at.

For buyers, 2026 will be about continuing to look at deals. Be consistent and persistent. For sellers, it’ll be about presentation and patience—the right pricing, presenting your property well, and flexibility with interested buyers.

I am excited for 2026. It will bring its own curveballs, but if the past year proved anything, it’s that slow, steady, and persistence always wins. Thanks for following along — I’ll see you in the new year with more stories, more lessons, and maybe a few more surprises.

If you are exploring a new city or market to invest in, Kansas City might be worth looking at. If you need info about what to expect and potential deals I am happy to chat.