Johnson County loan limits, Overland Park property tax math, and what the median home actually costs per month — from a licensed Kansas lender ten minutes up the road in Lenexa.
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Schedule a CallOverland Park is the largest city in Johnson County and one of the most expensive housing markets in Kansas. Here is where prices sit right now, and what that translates to as a monthly payment.
Through the first half of 2026, Overland Park's median sale price has run in the $495,000 to $518,000 range depending on the source and reporting window. Johnson County as a whole posted a median of $499,000 in June 2026, up 2.9% year over year, with closed sales up 11.2% even as inventory tightened.
Prices vary widely inside the city. Homes in the Blue Valley school district and south Overland Park generally sell above the citywide median, while northern Overland Park and the Shawnee Mission district include a meaningful share of the area's more affordable inventory. School district boundaries drive price here more than almost any other single factor.
Sources: Heartland MLS data reported via the Kansas City Regional Association of REALTORS (June 2026); Redfin Overland Park market data (three months ending May 2026). Median prices change monthly — figures current as of August 2026.
At a $499,000 median, most Overland Park buyers land in Conventional territory — but FHA, VA, and Jumbo all have a place here depending on your down payment, service history, and price point. Run any of them through the calculator below.
The most widely used purchase loan — ideal for buyers with solid credit and a down payment of 5% or more. Put 20% down and skip private mortgage insurance entirely. Great rates for qualified buyers.
Backed by the Federal Housing Administration, FHA loans allow down payments as low as 3.5% and are more forgiving of past credit challenges. A popular choice for first-time buyers getting started.
Exclusively for eligible veterans, active-duty service members, and surviving spouses. Zero down payment, no private mortgage insurance, and consistently competitive rates. One of the best loan programs in existence.
Buying a higher-priced home above conventional loan limits ($832,750 in Johnson County for 2026)? Our Jumbo loan options offer flexible terms with typically 10–20% down. We work with you to structure the right program.
Payment estimates are for illustrative purposes only. Assumes 770+ credit score, owner-occupied primary residence. Not a commitment to lend. View full disclosures ↓
This is not a commitment to lend. All loans are subject to credit approval. Not all applicants will qualify. Eligibility is subject to review of your specific loan details and guidelines. Affinity Mortgage, LLC is an Equal Housing Lender. NMLS# 2579. Affinity Mortgage, LLC is not a government agency and is not affiliated with or acting on behalf of the Department of Veterans Affairs, FHA, HUD, or any other government entity.
Interest rates and monthly payment estimates are for educational purposes only and do not constitute an official Loan Estimate or a commitment to lend. Rates assume a borrower with a credit score of 770 or higher, an owner-occupied primary residence, and a Loan-to-Value (LTV) ratio appropriate for the selected product (80% LTV for conventional; VA and FHA assume program-specific requirements). APR may differ from the interest rate. Contact Affinity Mortgage for your actual personalized rate quote.
Discount points are prepaid interest paid at closing to reduce your interest rate. One point equals one percent (1%) of the loan amount. The break-even period shown is an estimate of the number of months required to recover the upfront cost of discount points through reduced monthly principal & interest payments, compared to the zero-point option. This calculation is based solely on the additional upfront cost of discount points and does not account for all loan closing costs.
Monthly payment shown reflects estimated principal and interest (P&I) only, unless you have entered property taxes, homeowner's insurance, and/or HOA fees in the optional fields above. For FHA loans, the monthly MIP is always included. For conventional loans, PMI is not included and will apply if your down payment is less than 20%. VA loans do not require PMI.
FHA loans require an Upfront Mortgage Insurance Premium (UFMIP) of 1.75% of the base loan amount, which may be financed into the loan or paid at closing, and an annual MIP of 0.55%, paid monthly. For most FHA loans with less than 10% down, MIP continues for the life of the loan. FHA loans are subject to loan limits that vary by county.
VA loans are available to eligible veterans, active-duty service members, and surviving spouses. The VA Funding Fee varies based on first-time vs. subsequent use and down payment amount. Borrowers with a qualifying service-connected disability rating are typically exempt. The funding fee may be financed into the loan or paid at closing. Affinity Mortgage, LLC is a VA-approved lender but is not acting on behalf of or at the direction of the Department of Veterans Affairs.
The APR shown reflects the annual cost of borrowing and includes the stated interest rate plus upfront finance charges (discount points and an assumed lender fee of $495) spread over the full 30-year loan term. APR does not include title, escrow, or other third-party closing costs. Your official APR will be disclosed on your Loan Estimate following application.
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Loan limits are set by county and reset every January. Johnson County is not a designated high-cost area, so it uses the national baseline for conforming loans and the national floor for FHA. Here is where the lines fall for 2026.
| Loan Type | 2026 Limit (1-unit) | What It Means Here |
|---|---|---|
| Conventional (conforming) | $832,750 | Covers the large majority of Overland Park purchases. Above this, you are in jumbo territory. |
| FHA | $541,287 | Above the county median, so FHA remains usable for most Overland Park price points. |
| VA (full entitlement) | No limit | Eligible veterans can buy at any approved price with zero down. Partial entitlement uses $832,750. |
| Jumbo | Above $832,750 | Relevant for higher-end south Overland Park and Leawood-adjacent purchases. |
Sources: Federal Housing Finance Agency, 2026 Conforming Loan Limit Values (announced November 25, 2025); HUD Mortgagee Letter 2025-23, 2026 Nationwide Forward Mortgage Limits (December 11, 2025), effective for FHA case numbers assigned on or after January 1, 2026; VA loan limits eliminated for full entitlement by the Blue Water Navy Vietnam Veterans Act of 2019, effective January 1, 2020.
Property tax is a real chunk of your monthly payment in Johnson County, and the way Kansas calculates it surprises buyers coming from other states. Here is the actual arithmetic.
Kansas does not tax your home's full appraised value. Residential property is assessed at 11.5% of appraised value, and the mill levy applies to that assessed figure. One mill equals $1.00 of tax per $1,000 of assessed value.
Your total levy stacks several taxing authorities: Johnson County (24.125 mills for 2026, which includes the county, library, and park and recreation district), your city, your school district, and the state. Overland Park's city levy is 14.5 mills for 2026 — held flat, and the lowest municipal rate of any Johnson County city by a wide margin. The school district is typically the largest single piece, which is why two similarly priced homes in different districts can carry noticeably different tax bills.
| Step | Calculation | Result |
|---|---|---|
| Appraised value | Johnson County median | $499,000 |
| Assessed value | $499,000 × 11.5% | $57,385 |
| Gross tax | $57,385 × 126.161 mills | $7,240 |
| School general credit | Residential exemption | −$173 |
| Annual tax | ~$7,067 | |
| Monthly escrow | $7,067 ÷ 12 | ~$589 |
Sources: Johnson County, Kansas Treasury, Taxation and Vehicles (residential assessment rate, mill levy example, and school general credit); City of Overland Park 2026 adopted budget (14.5 mill city levy); Johnson County 2026 budget (24.125 total county levy). Rates set annually — confirm current figures before closing.
Plenty of Overland Park buyers also tour homes in Kansas City, Missouri or Lee's Summit. The metro spans two states, and a few things genuinely change at the border.
Good news on both sides: Kansas charges no real estate transfer tax, and Missouri's constitution prohibits the state, counties, and cities from imposing one. Buyers moving here from states with transfer taxes often budget for a cost that simply does not exist in this metro.
Kansas assesses residential property at 11.5% of appraised value. Missouri uses 19%. The mill levies differ too, so you cannot compare a Kansas tax bill to a Missouri one by looking at the rate alone — you have to run both all the way through.
Johnson County, Kansas and Jackson County, Missouri both sit at the 2026 baseline: $832,750 conforming and $541,287 FHA. Crossing the state line does not change what you can borrow — but it does change your tax and insurance picture, which changes what you qualify for.
Mortgage licensing is state by state. Affinity Mortgage LLC is licensed in both Kansas and Missouri, so you can shop both sides of the metro without changing lenders mid-search or restarting your pre-approval.
Transfer tax: Missouri Constitution Article X, Section 25; Kansas imposes no real estate transfer tax. Assessment rates: Kansas Department of Revenue; Missouri State Tax Commission (Section 137.115 RSMo). General information, not tax or legal advice — consult a qualified professional for your situation.
A two- to four-unit building you live in is still a residential mortgage. Same loan programs, same low down payments, substantially higher loan limits. It is not commercial financing, and it is not an investor loan. Here is what actually changes.
First, where the line sits. Two, three, and four units are residential financing. Conventional, FHA, and VA all lend on them, and you can use the same low-down-payment programs you would use on a single-family house, provided you occupy one of the units as your primary residence. Five units and up is commercial lending — a different product, different underwriting, different lenders. Everything below applies to the 2-4 unit side.
Second, the loan limits are not the ones you have been reading about. A duplex does not borrow against the one-unit limit. It gets its own, and the jump is larger than most buyers expect.
| Property Size | 2026 FHA Limit | 2026 Conventional Limit |
|---|---|---|
| 1 unit | $541,287 | $832,750 |
| 2 units (duplex) | $693,050 | $1,066,250 |
| 3 units | $837,700 | $1,288,800 |
| 4 units | $1,041,125 | $1,601,750 |
Which brings up the number people get wrong most often — the down payment. Conventional financing on an owner-occupied 2-4 unit used to require 15% down on a duplex and 25% on a triplex or fourplex. Fannie Mae dropped that to 5% across all owner-occupied 2-4 unit purchases effective November 18, 2023. A meaningful number of buyers, and more than a few agents, are still working from the old numbers and talk themselves out of a purchase they could actually make.
| Program | Minimum Down (2-4 units) | Condition |
|---|---|---|
| FHA | 3.5% | You must occupy one unit. 3-4 units must also pass the self-sufficiency test below. |
| Conventional | 5% | You must occupy one unit. No self-sufficiency test at any unit count. |
| VA | 0% | Eligible veterans, owner-occupied. One of the strongest multi-unit options that exists. |
| Investment (not owner-occupied) | 25% | Conventional caps 2-4 unit investment purchases at 75% loan-to-value. The low-down-payment programs do not apply. |
One honest note on the process. Small multi-unit buyers are disproportionately self-employed, and self-employed files take real documentation — two years of returns, K-1s, add-backs, and a clear picture of what the business actually nets. Projected rent from the building can help you qualify, but only at 75% of the appraiser's market rent, and only where guidelines allow it. These purchases carry more paperwork and a longer underwriting path than a single-family closing. Better you hear that now than halfway through. If you are weighing a duplex in Overland Park, call us before you make an offer and we will tell you plainly whether the file works.
Sources: Federal Housing Finance Agency, "Addendum: Calculating 2026 Conforming Loan Limit Values Under HERA" (two-, three-, and four-unit baseline values); HUD Mortgagee Letter 2025-23, 2026 Nationwide Forward Mortgage Limits, effective for FHA case numbers assigned on or after January 1, 2026; HUD Handbook 4000.1 (self-sufficiency requirement for three- and four-unit properties; two-unit properties exempt); Fannie Mae Selling Guide, 5% down payment for owner-occupied two- to four-unit principal residences, effective November 18, 2023. Active listing counts, prices, and trailing twelve-month sales volume observed on realtor.com and Zillow, September 8, 2026, and change constantly. Program guidelines change - confirm current requirements before writing an offer.
We know you have choices. Here is why thousands of homebuyers choose Affinity Mortgage — and why so many come back.
We move quickly because you need to. Our pre-approval process is efficient and straightforward — most buyers get their letter the same day they apply. In competitive markets, speed matters, and we are ready to help you move fast.
Conventional, FHA, VA, Jumbo — we offer them all. That means we can find the loan program that actually fits your situation rather than fitting you into whatever we happen to sell. You get options and an honest recommendation.
You'll work with a licensed loan officer — a real person — who takes the time to explain your options clearly. There are no confusing scripts or hard sells here. We know this is a big decision, and we treat it that way.
The questions Johnson County buyers actually ask us — answered with local numbers, not national averages. Still not sure? Call us.