Welcome to a brand new episode of the Kansas City Suburb Showdown! It's been a while since our last one, but this episode is worth the wait. We're comparing one of the most popular suburbs on the Kansas side—Overland Park—against one of the best on the Missouri side—Lee's Summit. We’ll cover everything from location, cost of living, community feel, home prices, and new construction versus older homes. Stick around to the end, and we’ll also discuss how quickly homes in these popular Kansas City suburbs are selling and how much over the asking price they’re going for.

Location: Overland Park vs. Lee's Summit

Moving to Overland Park

When it comes to location, Overland Park is closer to the Kansas City International Airport (MCI). This can be a big deal if you travel a lot. Overland Park is generally 25 to 45 minutes from the airport, depending on how far south you live.

Overland Park offers plenty of shops, restaurants, and entertainment spots. The population density is higher, and the city has grown like crazy over the past few decades. Overland Park was established around the 1960s and covers about 76 square miles with a population nearing 200,000. This density means more amenities and conveniences for residents.

Moving to Lee's Summit

Lee's Summit, on the other hand, provides a more small-town feel. It was established in the 1860s and covers about 66 square miles with a population just over 100,000. This lower population density offers a more relaxed lifestyle with more open space and less hustle and bustle compared to Overland Park.

Lee's Summit is known for its beautiful lakes—five in total—that add to the natural beauty and offer various recreational opportunities. This is something you won’t find in the landlocked area of Overland Park. If you prefer nature and a quieter life, Lee's Summit might be the better choice.

Community Feel

Overland Park

Overland Park can be divided into three distinct areas:

1. North Overland Park: This area has older homes built from the 1950s onwards, mature trees, and lower home prices. The downtown area is also located here.
2. Central Overland Park: This area, from 435 Highway to around 150th or 159th Street, features newer developments from the early 2000s and newer shops along 135th Street.
3. South Overland Park: This is where most current developments are happening, from Stillwell to the edge of Olathe, between 159th and 199th Street. It offers a mix of new subdivisions and more rural, open spaces.

Lee's Summit

Lee's Summit also has different areas with unique feels:

1. Downtown Lee's Summit: Offers a historic charm with older buildings and a vibrant local business scene.
2. Lake Areas: Including Raintree Lake and Lake Winnebago, these offer picturesque living with various recreational opportunities.
3. Northwest and Southern Corners: Home to numerous new subdivisions and developments, providing modern living options.

Schools

Moving to Overland Park

One of the major draws for moving to Overland Park is the Blue Valley School District, one of the best in Kansas and highly rated nationally. This district covers Central and South Overland Park, providing excellent education options with five high schools and several new elementary schools opening regularly.

Moving to Lee's Summit

Lee's Summit R-7 School District is also highly rated, with three high schools serving the community. The district is known for its quality education and supportive teaching environment. Some areas in Lee's Summit fall under the Blue Springs School District or Raymore-Peculiar School District, both of which are also highly regarded.

Home Prices

Moving to Overland Park

Home prices in Overland Park are higher due to the larger population and higher demand. For pre-existing homes, the median sale price is around $440,000. For new construction homes, the median sale price is even higher, at around $850,000. In the Blue Valley School District, new homes can go for a median price of $925,000.

Moving to Lee's Summit

In contrast, Lee's Summit offers more affordable options. The median sale price for pre-existing homes is about $370,000, significantly lower than Overland Park. New construction homes in Lee's Summit have a median sale price of around $550,000, making it a more budget-friendly option for families looking to build a new home.

Speed of Home Sales

Homes in Overland Park are selling much faster than those in Lee's Summit. The median days to sell in Overland Park is around three days, compared to 12 days in Lee's Summit. Additionally, homes in Overland Park are selling for about 1.4% over the asking price, whereas homes in Lee's Summit might sell below the list price. This suggests a more competitive market in Overland Park, making it harder to find a good deal compared to Lee's Summit.

Final Thoughts

When deciding between moving to Overland Park and moving to Lee's Summit, it ultimately comes down to what you value more in a community. If you prefer a bustling, densely populated area with excellent schools and lots of amenities, Overland Park is a great choice. However, if you value a more relaxed, small-town feel with beautiful natural surroundings and more affordable home prices, Lee's Summit might be the better option.

Both Overland Park and Lee's Summit offer unique advantages and cater to different lifestyles. If you’re still on the fence, visiting the schools, talking to residents, and touring neighborhoods can provide a better sense of which suburb is the right fit for you and your family.

If you have any questions or need help deciding where to live in the Kansas City area, feel free to reach out. I’m here to support you on your home-buying journey. Give me a call, text, or email—I'm never too busy to help!

Make sure to check out our playlist of Kansas City Suburb Showdown videos for more comparisons of popular suburbs. Click here to watch more, and see you on the other side!