The recent numbers point to a market where selection still rewards focus.
When someone asks where to focus their effort, I start with the homes and the prices that are actually getting traction. In Overland Park, KS, last month showed me that selection still matters, because not every listing is being treated the same way.
Last month, the median sold price was $510,500 and the median list price was $719,053. I read that as a market where buyers have to stay disciplined and sellers have to be realistic about what the opening price can actually support.
I also look at the active side of the market. The typical list price for active homes reached $719,053, and active listings were being tracked with a 12.4% month-over-month increase in the median list price, which tells me the upper end of the market is still setting a high bar in Overland Park, KS.
My advice is to choose with intent and negotiate with evidence. Start by comparing the recent sale range to the asking range, then decide whether the home is priced for the market or for hope. If the numbers do not line up, I would walk in with a stronger plan rather than a faster reaction.
