FAQ

Mortgage rates dipped to approximately 6.125%. Many buyers are asking—buy now or wait?

Experts expect rates to stay in the 5.75%- 6% range through 2026. The big number to watch is 5.75%. If rates hit that mark, millions more households could afford homes, and competition will spike with fewer options and higher prices.

Right now, buyers in Overland Park/Johnson County have a slight edge depending on price range and location. There are still some multiple offers in some price ranges. But there is a little more Inventory right now, price growth has stabilized, and there’s a little room to negotiate. Whether you’re searching for single homes for sale, townhomes in Overland Park or Johnson County real estate, today’s market gives you more choices and less pressure.

Bottom line: rates aren’t expected to hit below 6% or slightly below this year. Acting now could mean more options and less competition. Let’s talk about your goals and find the right home in Overland Park real estate or across Kansas City!

It is unknown. It is unlikely that mortgage rates in Kansas City or the surrounding area will drop back to 3-4% anytime soon. In 2020 and 2021, home loan rates hit record lows due to the Federal Reserve’s emergency response to the pandemic. At that time, the average 30-year fixed mortgage rate hovered around 2.75%, making homebuying very attractive.

Since then, the Fed has raised rates to fight inflation, pushing mortgage interest rates up to around 6–7%. Experts expect home mortgage rates in Kansas City to stabilize maybe around 5.5- 6% through 2026, with a possible drop in 2026—but not likely back to 3%.\

If you're looking to buy a home in Overland Park or the surrounding area, it's smart to focus on affordability now rather than waiting for rates that may not return. The good news? There are still great homes available, and rates are just one part of the big picture.

Let CindyDTeam, help you find the right fit for your goals.

HOA (Homeowners Association) fees in the Johnson County, KS and greater Kansas City MO area have a variety of costs per month, depending on the neighborhood, amenities, and type of property. Some luxury or golf course communities may have annual fees exceeding $1,000. Townhomes and condos often have higher monthly dues because exterior maintenance and landscaping are included.

What your HOA fee covers depends on your community. It may include:

• Lawn care and landscaping
• Pool and clubhouse access
• Trash and recycling services
• Exterior maintenance (for attached homes)
• Common area insurance and management

It’s important to know what applies in the neighborhood you're considering. Not all HOA fees cover the same items, and some may charge extra for special assessments, amenity usage, or reserve funding.

Before buying, review the HOA’s bylaws, restrictions & covenants, budget, and what’s included in the monthly or annual fee. That way, you’ll know exactly how much HOA applies to your home and whether it aligns with your needs.

As of November 2025, the average home price in Johnson County, KS is 571,000 per the Multiple Listing Service of KCRAR, According to KCRAR, the median sold price is around $458,000, While listing prices have seen a slight year-over-year growth, homes are still selling close to asking, with the average home going under contract within 30-32 days. Many are selling within 5-10 days. The market remains competitive in certain price ranges, and Johnson County, KS continues to attract homebuyers thanks to its highly rated schools, beautiful neighborhoods, and proximity to Kansas City.

If you're searching for homes for sale near Overland Park or wondering how much your home is worth in today’s market, now’s a great time to get expert insight. Reach out for a personalized home value assessment and guidance on your next move!

Buying a new construction home in the Overland Park, Leawood, Lenexa area — including Kansas City — can be an exciting opportunity. You get the benefit of brand-new materials, modern floor plans, energy efficiency, and the ability to customize finishes. Some builders might offer incentives like closing cost assistance or upgrades, but it’s important to have a local real estate agent on your side to negotiate on your behalf.

Most don’t owe capital gains if you’ve lived there 2 of the past 5 years, but check with a CPA.

Builders will use their own contracts, and often the on-site agent represents the builder, not you. That’s why it’s critical to work with a buyer’s agent who understands the local new home communities, builder information, and what’s truly included in the base price. At CindyDTeam, we’ve helped many buyers navigate new construction neighborhoods in johnson County, KS and the surrounding areas, making sure they understand the timeline, inspections, warranty coverage, and options.

If you're looking for new homes for sale in the Overland Park and surrounding area, or want help connecting with local builders, we’re here to guide you every step of the way.

The place to start is to get informed! We love to educate and help people on how to buy a home. We start with a informal in person strategy session that guides you through the home buying process, step by step. We answer all your questions and you walk away with a great informational packet that you can review at your leisure.

A buyer's agent represents the interests of the homebuyer and helps them find and purchase a property. They assist with searching for suitable listings, arranging property viewings, negotiating offers, and guiding the buyer through the closing process. Realize the name of the agent on the for sale sign represents the seller!

On the other hand, a listing agent represents the interests of the home seller. They help the seller market their property, find potential buyers, negotiate offers, and manage the transaction process to ensure a successful sale.

Pre-qualification is an initial estimate based on self-reported information - nothing is verified.. Pre-approval involves a full credit review and income, asset and job verification, making it stronger in negotiations.

Key Updates:

• Buyer Agreements: Agents using MLS must have written agreements with buyers before home tours. Agreements must:
• Disclose agent compensation clearly.
• Limit compensation to the agreed amount.
• Fees are negotiable.
• MLS Changes: Agent compensation offers are no longer on MLS, but sellers can still offer concessions or compensation off-MLS. The buyer agent’s compensation is now part of the actual written offer to the sellers.

Key Updates:

• Written agreements are required for home tours but not for open houses or inquiries.
• Compensation remains negotiable.
• Ask agents about their services, fees, and agreements.

These changes enhance transparency and protect consumer choice.

When preparing your home for sale in Overland Park, or the surrounding area, focus on repairs that increase home value and help your home show well to potential buyers. Common repairs that help homes for sale sell faster and for more money include:

• Fixing leaky faucets or plumbing issues
• Patching drywall and touching up paint (especially with neutral colors)
• Replacing worn or stained carpet or flooring
• Servicing the HVAC system
• Repairing or replacing damaged roofing or gutters
• Updating outdated light fixtures or hardware
• Ensuring the front yard has curb appeal with basic landscaping

Not all repairs are necessary—some updates may not give you a strong return on investment. That’s why we offer a free pre-listing home walkthrough to help homeowners in Overland Park, Lenexa, Leawood, Olathe and surrounding areas determine what’s worth fixing—and what to skip.

If you're wondering what your home is worth, or what repairs have the best rate of return for the repair in Overland Park, Lenexa, Stilwell, including other communities in the surrounding area. We’re happy to help guide you.

Knowing your home value is key whether you’re selling, refinancing, or just curious. Prices fluctuate based on real estate market trends, demand, economy, and recent homes for sale near me. There are many algorithms out there. Getting the most updated information, getting the information on data not algorithms - will help you make the right decision.

Key factors that impact your home’s value:

• ✅ Recent Sales Data: Comparable houses for sale near me and sold homes in your area.
• ✅ Market Trends: Johnson County, KS real estate shifts constantly, affecting pricing.
• ✅ Home Condition & Upgrades: Certain updates add value, while others don’t.
• ✅ Professional Valuation: Online estimates aren’t enough—get a comparative market analysis (CMA) from a real estate agent in Overland Park/Johnson County, KS.

Avoid unnecessary home modifications that won’t increase value! We can assess your home before you invest in the wrong upgrades, saving you money. Plus, getting expert advice early gives you time to make necessary repairs to maximize your home’s market appeal.

Get a free home valuation today 👉 https://find.cindydteam.com/seller

Staging a home can significantly boost its appeal to potential buyers by helping them visualize the space and how it can be used.

Homes that are staged often sell faster and for more money because they present better in photos and showings.

Staging can highlight a property's best features, make rooms feel larger and more inviting, and even help justify a higher asking price.

In fact, according to industry research, staged homes can sell for up to 10% more than un-staged homes, making it a smart investment for sellers looking to maximize their return.

YES! It does matter - Experience Matters! With CindyDTeam, has 35+ years of successful real estate home sales! We use Target Marketing to get your home more interest - than just putting it on the MLS. (Ask us about this) But it is important to have your home listed in the Heartland MLS (Multiple Listing Service) - having it exposed to more buyers & their agents immediately!

Before we list your property, we will have the house professionally photographed and measured using a real estate photographer. A 360 video tour will be filmed that potential buyers will be able to view online.

Your property will be marketed through our marketing company, on social media and through Google advertising online. Posting to facebook, instagram and other real estate sites will take them to the top of their search engines. We also use the strength of the MLS community to market, and reverse prospect your home.

There is more, but space is limited in this answer. Know that we pride ourselves on our responsiveness and communication. We would love to work with you to make the sale of your home a reality. Please reach out for more information.