Published October 26, 2026 in Market Update

East JoCo still moved more homes, even with fewer listings on the market

By Josh Funnell

Real estate, East JoCo

Here is the number that matters most right now. The Real Estate Data Aggregator counted 1,439 homes sold across East JoCo in the three months ending August 31, 2026. That is up 2.7% from the same three months a year before. Buyers are still here. That is the story.

That number is worth sitting with for a second. Realtor.com reported that mortgage rates topped 7% in September 2026. Nationally, Realtor.com also noted price cuts hit four-year highs. And yet East JoCo still sold more homes than it did a year ago. People chose to buy here anyway.

Fewer homes to choose from, but sales still climbed

The Real Estate Data Aggregator counted 544 homes for sale across East JoCo in that same period. That is down 6.2% from a year before. New listings came in at 1,368, up 3.7% year over year. So more sellers stepped up, but available inventory still shrank. Homes are selling faster than they are sitting.

Pending sales slipped a little, down 1.3% to 1,249. That is worth watching. It is not a collapse, but it is a small sign that some buyers are pausing. Pricing right matters more when buyers have any reason to hesitate.

Not every ZIP moved the same way

The area-wide number is useful, but it covers a lot of ground. Some ZIPs are moving fast. Some are sitting longer. The Real Estate Data Aggregator shows that in 66214 in Overland Park, the median days on market was 2 days, down 12 days from a year before. In 66203 in Shawnee and 66204 in Overland Park, the median was 3 days. Those homes are gone almost before the sign goes up.

On the other end, 66085 in Stilwell had a median of 28 days. The 66221 zip in Overland Park sat at 19 days, and that was 4 days longer than a year ago. In 66211 in Leawood, the median was 20 days, up 9 days from a year before. Same county, very different pace depending on where you are and what you are priced at.

Where buyers are paying over list, and where they are not

In 66203 in Shawnee, the Real Estate Data Aggregator shows 62.8% of homes sold above list price. In 66213 in Overland Park, it was 62.7%. In 66214 in Overland Park, 55.6% sold above list. Those buyers are competing hard.

In 66211 in Leawood, only 15% of homes sold above list price. In 66221 in Overland Park, it was 29.3%, and that was down 8.6 points from a year ago. In 66224 in Overland Park, 30.4% sold above list, also down from a year before. At higher price points, sellers are not getting the same competition. Pricing right is the job.

What this means if you are selling

Buyers are here. The Real Estate Data Aggregator proves that with 1,439 closed sales. But they are not buying everything. Homes priced right in the right ZIP are still getting offers above list in days. Homes priced too high are sitting. Realtor.com says price cuts nationally hit four-year highs in September 2026. That tells you the market punishes overpricing quickly.

What this means if you are buying

Realtor.com reported rates topped 7% in September 2026. CNBC noted that a monthly payment on a median-priced home was roughly 33% of a median family's income in 2025, compared to 26% in 2022. That is a real stretch. But the Federal Housing Finance Agency reported U.S. home prices rose 2.6% from July 2025 to July 2026. Waiting has not been free either. Know your number, get pre-approved, and be ready when the right home hits.