Overland Park vs Olathe
The short version
- Overall prices are about the same in both metro areas (BEA 2024).
- The median home costs $364,700 in Olathe and $413,600 in Overland Park.
- Households earn more in Olathe ($114,009 vs $104,834 median).
- Olathe is growing faster: +6.2% since 2020 vs +3.3%.
Side by side
| Overland Park, KS | Olathe, KS | |
|---|---|---|
| People | ||
| Population (2025) | 203,677 | 150,025 |
| Growth since 2020 | +3.3% | +6.2% |
| People per square mile | 2,706 | 2,329 |
| Median age | 38.6 | 37.2 |
| Bachelor's degree or higher | 64% | 51% |
| Money and housing | ||
| Median household income | $104,834 | $114,009 |
| Median home value | $413,600 | $364,700 |
| Home value to income | 3.9× | 3.2× |
| Median rent (with utilities) | $1,515 | $1,314 |
| Metro price level (US = 100) | 92.5 | 92.5 |
| Housing price level (US = 100) | 86.6 | 86.6 |
| $75,000 elsewhere equals | $69,400 | $69,400 |
| Homeowners | 61% | 75% |
| Top state income tax | 5.58% | 5.58% |
| Combined sales tax | 8.71% | 8.71% |
| Work and commute | ||
| Average commute (minutes) | 19.7 | 20.6 |
| Work from home | 25% | 21% |
| Take public transit | 0% | 0% |
| Unemployment (2020-24 avg) | 3.6% | 2.7% |
| Poverty rate | 5.6% | 5.6% |
| Weather | ||
| January high / low | 39° / 21° | 39° / 20° |
| July high / low | 88° / 69° | 88° / 69° |
| Precipitation per year | 38 in | 41 in |
| Snowfall per year | 14 in | 14 in |
| Days 90°F or hotter | 33 | 34 |
| Nights below freezing | 101 | 98 |
| Comfortable months | 3 | 3 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Relatively High | Relatively High |
| FEMA risk score (lower is safer) | 94.8 | 94.8 |
| Good air days, 2025 | 49% | 49% |
| Home prices, past year | +3.2% | +3.2% |
| Home prices, past 5 years | +42.4% | +42.4% |
Highlighted cells are the better value where "better" is clear (lower prices, higher income, shorter commutes). Sources: Census Bureau 2025 estimates and ACS 2020-2024, BEA 2024, NOAA 1991-2020, Tax Foundation 2026.
Weather, month by month
Most comfortable months: Overland Park: April and September to October. Olathe: April and September to October.
Full monthly tables: Overland Park weather by month and Olathe weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $69,400 in Overland Park and $69,400 in Olathe. Moving from Overland Park to Olathe, you would need about $75,000 to match a $75,000 salary.
Which would you pick?
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