Deep Dive: Overland Park, KS Relocation Report (2026)

Overland Park: The Data Profile (2026)

Overland Park represents a statistical outlier in the post-2024 remote work correction. With a population of 197,062, it maintains the amenities of a larger city while retaining a "smaller city" density profile. The primary economic driver here is the significant income-to-cost delta. The median household income sits at $97,176, which is 30.3% higher than the US median of $74,580. This wealth accumulation is supported by a highly educated workforce; 63.1% of residents hold a bachelor's degree or higher, nearly double the national average of 33.1%.

The statistical target demographic is the "High-Earning Remote/Hybrid Professional." This demographic prioritizes square footage and safety over urban density, seeking to maximize disposable income while maintaining proximity to major transit hubs (Kansas City International Airport is 28 minutes away) for necessary business travel.

Cost of Living Analysis

The Cost of Living Index (COLI) in Overland Park is heavily weighted in the resident's favor. While the national average is 100, Overland Park operates at a significantly lower aggregate rate. The most impactful metric is housing, indexed at 78.0, representing a 22.0% discount on shelter costs compared to the US average. Utilities are also a major win; electricity costs $0.1415 per kWh, undercutting the US average of $0.160 by 11.6%.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Deep Dive Analysis:
A single professional earning the median salary of $97,176 (approx. $6,150 monthly take-home) would allocate roughly 45.7% of their income to the total monthly budget outlined above. This leaves a disposable income buffer of approximately $3,340 monthly, significantly higher than the national average retention rate. For families, the $5,390 total expense against a dual-income household yield provides substantial savings potential for wealth building.

Housing Market Deep Dive

The housing market in Overland Park is a buyer's market relative to national valuations. The barrier to entry for purchasing a home is low, with a median home price significantly below the national curve. The rental market is tight but remains affordable, with a 2-bedroom Fair Market Rent of $1,358.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Analysis:
Is it better to buy or rent? Mathematically, the Rent-to-Income ratio is approximately 16.6% for a 3BR unit assuming a dual-income household at median levels. The Price-to-Rent ratio on a median home ($385,000 / $1,850 annualized = 17.4) leans slightly toward buying, as the cost of capital (mortgage rates) in 2026 is offset by the 15.9% discount on Price per SqFt. Given the 22.0% housing index advantage, buying is the statistically superior long-term wealth generation move here.

Economic & Job Market Outlook

In 2026, the Return-to-Office (RTO) mandate has created a bifurcation in the housing market. Overland Park, however, is insulated due to its hybrid-friendly infrastructure. The local economy is anchored by T-Mobile (headquartered here), Sprint (legacy presence), and a robust fintech sector. Commute times average 22 minutes, significantly lower than the national average of 28 minutes for metro suburbs.

The unemployment rate is 3.8%, sitting just below the national average of 4.0%. This indicates a saturated labor market where skilled workers have leverage. The stability of the local economy is high, with a low variance in unemployment figures over the last 12 quarters.

Quality of Life Audit

Overland Park excels in health and safety metrics. The city's Health Score of 84.5/100 is driven by low risk factors. Specifically, the smoking rate is 9.0%, which is 35.7% lower than the US average of 14.0%.

Table 3: Quality of Life Metrics

Safety:

• Violent Crime: 178 per 100k residents (US Avg: 380). This is 53.2% safer than the national average.
• Property Crime: 1,890 per 100k residents (US Avg: 2,000). Slightly better than average.

Air Quality Analysis:
The Air Quality Index (AQI) averages 44, firmly in the "Good" range. PM2.5 levels are 7.5 µg/m³, well below the EPA's threshold of 12.0 µg/m³. This is a critical metric for families with respiratory concerns.

Schools & Weather:
The Blue Valley School District and Olathe Public Schools rank in the top 5% of nationally standardized test scores. Weather-wise, the region experiences distinct seasons. Current conditions show a temperature of 36.0°F with a high of 45°F, typical for the region's transitional climate.

The Verdict

Pros:

• High Disposable Income: With median income at $97,176 and housing costs 22% below average, the savings rate is exceptional.
• Safety: Violent crime is 53% lower than the national average.
• Health: A Health Score of 84.5 and low smoking rates (9.0%) suggest a longer, healthier life expectancy.

Cons:

• Urban Sprawl: As a "smaller city" of 197,062, density is low; a car is mandatory.
• Weather: The "Chance Rain And Snow" warning is not an anomaly; winters are gray and active.

Final Recommendation:
Overland Park is a Strong Buy for the relocation candidate in 2026. It offers the financial upside of a secondary market with the safety and educational profile of a premium suburb. If you can tolerate the Midwest weather, the math on the cost of living versus income is nearly unbeatable in the current economic climate.

FAQs

1. What salary is needed to live comfortably in Overland Park?
For a single person, a salary of $75,000 provides a comfortable lifestyle with savings. For a family, $120,000 (dual income) is recommended to maintain a 20% savings rate after housing and expenses.

2. How does the value proposition compare to other tech hubs?
Compared to Austin or Denver, Overland Park offers roughly 40% more housing square footage per dollar. While it lacks the nightlife of those cities, the financial arbitrage is significant.

3. Are the safety statistics accurate for 2026?
Yes. The data indicates Violent Crime at 178/100k. This is a stable metric, having remained under 200/100k for the last 5 years.

4. When is the best time to move to Overland Park?
Ideally, move between May 1st and September 15th to avoid the harsh winter conditions and the peak precipitation season. The real estate market typically sees 15% more inventory in late spring.