Where to Live in
Overland Park

Here is the 2026 Neighborhood Shortlist.

The 2026 Vibe Check: The Roeder Pivot

Listen close. Overland Park is suffering from an identity crisis, and if you aren't paying attention, you’ll get stuck in the crossfire. For a decade, the real estate game was simple: get as close to Johnson County Community College (JCCC) as possible or chase the new construction out 135th Street toward Lenexa. But the construction dust has settled on the 135th corridor, and frankly, it’s just another stretch of chain restaurants and McMansions with zero soul.

The real shift is happening at the Roeder Pivot. I’m talking about the massive redevelopment around 95th & Metcalf. The old, sleepy strip centers are being bulldozed for "luxury" mixed-use bricks that are pricing out the lunch crowd. The gentrification line is sharpening: go west of Metcalf and you’re in safe, boring suburbia. Cross Metcalf east of 135th, and you’re in the new "East of Op" territory that is bleeding Kansas City, MO prices into our zip codes.

The big story is the Nall & 103rd pocket. It’s the last holdout of actual mid-century architecture that hasn’t been flipped into gray-flip hell. The vibe is shifting from "quiet bedroom community" to "high-stakes commuter hub." If you’re looking for peace, you’re heading south to Stilwell. If you want action, you’re parking yourself near the Sherwood Lake strip or pushing into the Walnut Grove school district. The suburbs are waking up, and the noise is getting louder.

The Shortlist

Cedar Creek / Stonewood

• The Vibe: Gated Adjacent
• Rent Check: Significantly above average.
• The Good: This is the fortress. If you want the best schools without the HOA headache of Leawood, this is it. You’re walking Indian Creek Trail without worrying about who is on the other end. The proximity to 135th & Metcalf means you are 8 minutes from the highway but tucked away in the trees. The schools (Olathe East feeder) are top-tier.
• The Bad: You will drive everywhere. It is a car-dependent bubble. If you forget milk at Price Chopper, you are not walking back. It’s quiet—sometimes too quiet.
• Best For: The executive family who wants space and status but wants to avoid the Leawood snob tax.
• Insider Tip: Drive down W 143rd Street west of Murdock to see how the other half lives.

The Vine Street Corridor (Old Town)

• The Vibe: Urbanist Experiment
• Rent Check: Volatile (Premium for new builds).
• The Good: It’s the only place in OP where you can park your car for three days. You are steps from OP’s downtown square (the library, the Matt Ross Community Center). Walkability is king here; grab a coffee at The Human Bean or a beer at Johnny’s Tavern without moving your car. It’s dense, active, and feels like a city.
• The Bad: The "luxury" tax is hitting hard here. You’re paying for the zip code more than the square footage. Weekend noise from the square bleeds into the residential pockets. Parking for guests is a nightmare.
• Best For: Young professionals or empty nesters who want to downsize the yard but keep the lifestyle.
• Insider Tip: Check out the lofts near Santa Fe Street; the conversion projects there are the best value if you can get in before the next hike.

Stilwell / Southern OP

• The Vibe: Frontier Town
• Rent Check: Average (for now).
• The Good: This is the last bastion of "new" construction that doesn't feel like a ripoff. The schools (Blue Valley Southwest) are elite, and the yards are massive. It’s clean, safe, and feels like a fresh start. You’re close to 159th Street which is exploding with dining options.
• The Bad: The commute is brutal. If you work downtown or in Overland Park proper, you are spending 45 minutes in the car, easy. It’s isolated. You are driving to meet friends.
• Best For: Families who need square footage and top-tier schools and don't mind a 30-minute commute to anywhere interesting.
• Insider Tip: The area around 167th & Antioch is where the smart money is buying before the retail follows.

Auburn Woods

• The Vibe: The Hidden Gem
• Rent Check: Below Average.
• The Good: You are shockingly close to everything without paying the "Metcalf Premium." It’s tucked near 119th & Antioch. The streets are quiet, the trees are mature, and you’re minutes from Corporate Woods. It’s the perfect landing spot for people who work in the business parks but want a neighborhood that feels lived-in, not manufactured.
• The Bad: The architecture is strictly 70s/80s. Expect popcorn ceilings and lower ceilings unless a flipper has already been through. Some pockets are starting to show rental wear-and-tear.
• Best For: First-time buyers or renters who want to save cash but stay in the right school district.
• Insider Tip: Look for streets off 119th Terrace. The lots are bigger there, and you avoid the cut-through traffic.

Strategic Recommendations

For Families:
You want Cedar Creek or Stilwell. Don't get cute with the older stock near JCCC unless you have money for renovations. The Blue Valley and Olathe school districts are the currency of this city. The trade-off is yard space vs. commute time. If you work from home, go south to Stilwell. If you commute into KC, stay north in Cedar Creek or push for Walnut Grove if you have the budget.

For Wall St / Tech:
The Vine Street Corridor is the winner, but it’s tight. Your alternative is Auburn Woods. You need to be within 15 minutes of the Sprint Campus or the 135th & Metcalf business corridor. Do not—repeat, do not—buy south of 151st Street if you have to be in an office at 8:00 AM. The traffic on I-35 and Metcalf is a killer.

The Value Play:
Auburn Woods. It is surrounded by high-value areas but hasn't had its valuation correction yet. The school district is solid (Olathe), and it’s a stone’s throw from the Metcalf corridor. Buy here, ride the wave of the 95th & Metcalf redevelopment pushing prices east, and cash out in 5 years. If you want to gamble, look at the older duplexes near 103rd & Marty—they are being rezoned and flipped rapidly.