Johnson County continues to be one of the strongest and most closely watched housing markets in the Kansas City metro. The average price for Johnson County is above the metro average. There is jobs, amenities and high demand for housing. Many of the cities are highly ranked to live in and are the place to be.

For this newsletter we will look at Johnson County as a whole and 6 cities within those. The 6 cities are.... Overland Park, Olathe, Shawnee, Leawood, Lenexa, and Mission. Let's dive into it.

Johnson County as a Whole

Johnson County continues to be resilient despite rates and the economy.

There were 1,101 closed sales during June 2026, an increase of 11.2% compared with June 2025. Year to date, the county recorded 4,739 closed sales, which was 9.4% higher than the same period last year.

Prices continue to increase. The average sales price in June was $583,383, up 2.3% year over year. The median sales price reached $499,000, an increase of 2.9% compared with June 2025.

Year to date, Johnson County’s average sales price was $573,972, while the median sales price was $475,000.

Homes also sold slightly faster. Properties that closed in June averaged 29 days on the market, compared to 30 days during June of last year. Year to date, the average was 36 days, down from 38 days during the same period in 2025.

Another important number was the percentage of original list price received. Sellers averaged 101% of their original asking price during June, unchanged from last year. So if you listed a home for 400K you'd close at 404K.

That does not mean every property sold above asking price. There is always duds but majority are going over list price. Condition, pricing, location, and competition will sway if you'll see 100%+.

Inventory decreased by 9.4%, while the housing supply dropped from 2.3 months to 1.9 months. Pending sales were down 3.3% during June, but they remained up 7.1% year to date.

A 1.9-month supply is still a relatively tight market. They saw anything under 6 months is a sellers market. A 9.4% decrease is a big drop.

Overland Park

Overland Park had the largest amount of activity among the cities reviewed.

The city recorded:

• 57,478 showings
• 3,161 new listings
• $609,928 average sales price
• 25 average days on market
• 18.2 showings per new listing

Overland Park is a large and diverse market. Median income is $104,834. You have a vast amount of jobs and businesses anchored there. They continue to develop apartments, subdivisions and new businesses.

18.2 showings per new listing suggests that buyers were actively looking at available homes. An average market time of 25 days also indicates that properly priced properties continued to move at a steady pace below the Kansas City average.

Olathe

Olathe was behind Overland Park in activity.

The city recorded:

• 42,464 showings
• 2,745 new listings
• $517,878 average sales price
• 46 average days on market
• 15.5 showings per new listing

Olathe contains both established neighborhoods and a significant amount of newer development. It is also one of the largest cities in Johnson County, only behind Overland Park (population of 139,605).

The 46-day average was the longest market time among the six cities reviewed. That does not necessarily mean the Olathe market was weak. It may reflect the mix of properties sold, including new construction, higher-priced homes, or listings that required more time to find the right buyer.

This is a good example of why days on market should not be viewed by itself. It should be considered alongside price, inventory, property type, and the number of showings each listing receives.

Shawnee

Shawnee recorded:

• 18,507 showings
• 1,101 new listings
• $536,340 average sales price
• 15 average days on market
• 16.8 showings per new listing

Shawnee had the shortest average days on market of the cities reviewed at only 15 days, half of the Kansas City average.

That is a strong number. It suggests that homes were moving quickly once they reached the market, particularly when they were priced and prepared correctly.

Shawnee includes a mix of older neighborhoods, established suburban housing, and newer development farther west. It can attract buyers who want Johnson County access without necessarily paying the same prices found in Leawood or parts of Overland Park.

Lenexa

Lenexa recorded:

• 14,843 showings
• 956 new listings
• $570,507 average sales price
• 28 average days on market
• 15.5 showings per new listing

Lenexa continues to be a growing part of Johnson County. The city includes established neighborhoods, newer subdivisions, townhomes, apartments, and continued residential and commercial development.

Its average price of $570,507 was close to the countywide average, while its 28-day market time was also close to Johnson County’s June average of 29 days.

The 15.5 showings per new listing indicates steady buyer interest, although it was lower than the activity recorded in Overland Park, Shawnee, and Mission. For buyers, Lenexa can offer a balance between location, newer housing options, and access to major employment and commercial areas.

Leawood

Leawood recorded:

• 11,595 showings
• 753 new listings
• $826,609 average sales price
• 39 average days on market
• 15.4 showings per new listing

Leawood had the highest average sales price among the cities reviewed, by a significant margin. At more than $826,000, the average price reflects the city’s higher end, new builds and luxury segment.

Leawood also had an average market time of 39 days. Even with the price being double of the metro the days on market are quick. This shows the demand is significant for it.

The important point is that Leawood still averaged 15.4 showings per new listing. The median income for Leawood is $185,625. Yes prices are high here but buyers that are looking here make significantly more than other suburbs.

Mission

Mission recorded:

• 4,007 showings
• 202 new listings
• $373,074 average sales price
• 16 average days on market
• 19.8 showings per new listing

Mission had the lowest average sales price among the cities reviewed, but it also had the highest number of showings per new listing.

With an average price of $373,074, Mission offers a lower entry point than many other Johnson County communities. It also has a central location, established neighborhoods, older homes, and access to nearby employment and commercial areas.

Mission’s average market time was only 16 days, which was the second-shortest among the cities reviewed. The combination of affordability, location, and limited available inventory may be contributing to its strong showing activity. Buyers looking to enter Johnson County at a lower price point may find Mission more attainable than Leawood, Overland Park, or Lenexa.

What the City Comparison Tells Us

The six cities varied with some similarities.

Leawood had the highest average sales price at $826,609, while Mission had the lowest at $373,074.

Shawnee had the shortest average market time at 15 days, followed closely by Mission at 16 days.

Mission had the strongest buyer-showing activity, with 19.8 showings per new listing. Overland Park followed at 18.2, while Shawnee recorded 16.8.

Despite rates being higher demand is not stopping for these cities. There is simply not enough out there for buyers looking. The homes that are being built are mid to high end which further increases the average price.

What This Means for Buyers

Inventory is limited, and desirable homes can still receive strong attention. Buyers should have their financing in place, understand their comfortable monthly payment, and be ready to schedule a showing quickly when the right property becomes available.

Keep in mind sellers have the upper hand. Multiples offers may be common.

What This Means for Sellers

If you are selling a property in the Johnson County area you have leverage. You still need to run comps and see what your pocket is doing. You also need to do professional photos, gather exposure and price well but if you do those then you'll see results.

The countywide average of 101% of original list price shows that put together listings can perform very well. However, that figure does not guarantee that an overpriced property will sell above asking price. The first few weeks on the market are important. Buyers pay attention to new listings, and a home that starts too high may lose momentum as it sits.

Final Takeaway

Johnson County remained active through June 2026. Closed sales were higher than last year, average and median prices increased, homes sold slightly faster, and inventory remained limited. Sellers continued to receive close to or above their original asking prices on average.

I don't see that changing. School is starting so their may be a slow as we roll into August but I don't see this trend changing anytime soon.

If you are needing help buying, selling or investing in the Kansas City metro I am happy to do so!