Published December 10, 2025

📉 KC Metro Market Shift: Are We Finally Seeing a Balanced Market on the MO/KS State Line?

Written by Austin Freed

📉 KC Metro Market Shift: Are We Finally Seeing a Balanced Market on the MO/KS State Line? header image.

Introduction: Navigating the Nuance of the KC Market

For the last several years, trying to buy a home in the Kansas City metro area—whether on the Missouri or Kansas side—has felt like a sprint. Low inventory and intense bidding wars defined our market.

However, as licensed agents that tracks data daily, I can tell you that things are starting to shift. While we are certainly not in a buyer’s market, we are seeing signs of a slow, steady move toward greater balance.

This is crucial because the "Kansas City Market" is not a monolith. The trends impacting a luxury listing in Johnson County, KS, are often different from a family home in Clay County, MO. Here’s our hyper-local breakdown of what's happening and what it means for you.

The Three Key Metrics Showing a Shift

Three major indicators suggest a slight cooling—or at least a moderation—in the fast-paced environment:

1. Inventory is Up (Slightly)

Across the metro, we’re finally seeing a tick up in the total number of homes for sale. A larger inventory means less desperate competition for buyers.
Local Insight: This increase is often more pronounced in new construction communities in the suburbs, which can help draw demand away from the existing, low-inventory homes in older, more established neighborhoods.

2. Days on Market (DOM) is Plateauing

While homes are still selling quickly, the average Days on Market (DOM) is starting to stabilize. This means that if a property is priced aggressively or needs significant work, it is sitting for longer than the rock-bottom 5–7 days we saw at the peak.
Seller Takeaway: Pricing correctly from day one is more critical now than ever. The market is less forgiving of over-ambitious pricing.

3. Fewer "Insane" Bidding Wars

While multiple offers are still common on well-priced homes, the number of offers 20-30% over asking price with waived contingencies has decreased. Buyers are becoming more cautious due to higher interest rates.
Buyer Opportunity: This is your chance to write a strong, smart offer without feeling pressured into giving up crucial contingencies like a professional inspection.

The MO vs. KS Divide: Understanding Your Sub-Market

The true secret to navigating the KC market is understanding the difference between the state lines.

Metric	Johnson County, KS (High Demand)	Jackson/Clay County, MO (High Affordability)
Price Trend	Strong appreciation, higher median price	Moderate appreciation, great price-per-square-foot
Competition	Still fierce, but DOM stabilizing.	Highly competitive for "starter" price points.
Property Taxes	Generally higher tax rates.	Generally lower tax rates.
The Takeaway	Buyers need to be pre-approved and ready to act quickly. Sellers should highlight schools and amenities.	Buyers can often get more house for their money, especially in the suburbs. Investors look to these areas for rental yields.

Our Takeaway

As a team, our strategy has shifted. We're focusing on educating our clients, not rushing them.

“For buyers, this is a moment to breathe and be tactical. The market is still fast, but it’s no longer frantic. For sellers, this means putting a greater emphasis on professional staging and photography. The days of simply putting a sign in the yard and waiting for a stampede are over. Quality presentation is what truly wins in a moderating market.”

Conclusion: What You Should Do Next

The Kansas City real estate market is maturing. It's moving from a chaotic sprint to a strategic race. Whether you're considering a move across the state line or just across town, having a team that understands these hyper-local, state-to-state differences is your biggest advantage.