Kansas City Metro (KS) Home Loans
Johnson County is the economic engine of Kansas and, by a wide margin, its most competitive housing market. Overland Park and Olathe alone account for more than a quarter of all home closings in the state, at prices roughly double the Kansas median, with well-priced homes going under contract in a matter of days. Buying here means being ready to move fast and often financing above the conforming limit. I finance across Johnson County and shop 240+ lenders, including multiple jumbo investors, so you’re competitive when you write the offer.
The metro at a glance
Why the KC metro (KS side) is its own market
Johnson County generates more tax revenue than any other county in Kansas and consistently lands on national “best places to live” lists, driven by top-rated schools, low crime, and a corporate employment base — T-Mobile (the old Sprint campus), Black & Veatch, Garmin, and HCA Midwest Health. That demand keeps this the fastest, priciest market in the state. It’s competitive by Kansas standards: homes in Overland Park routinely draw multiple offers and sell within days, which makes pre-approval speed a real advantage rather than a formality.
Overland Park — the flagship market
Overland Park is the second-largest city in Kansas and the crown jewel of Johnson County, with a median around $495K and a broad housing mix from mid-century homes to new-construction estates. A meaningful share of this market sits near or above the conforming limit, which is where jumbo financing matters, and where shopping multiple jumbo investors actually changes your rate.
Olathe — the value tier
Olathe (median ~$475–485K) is the more accessible Johnson County choice — a mix of established subdivisions and newer construction across a wider price range, popular with buyers who want the county’s schools without the top-tier price. Some of Olathe’s growing edges still touch USDA-eligible territory, worth checking by address.
Leawood and the luxury end
Leawood and parts of southern Overland Park push medians past $750K — firmly jumbo territory, where the conversation is rate structure, reserves, and how your income (including bonus and equity comp) documents for a high-balance loan.
Loan programs for the KC metro
Jumbo
The defining product here given Johnson County pricing. I shop multiple jumbo investors; today’s jumbo rates are frequently competitive with conforming for strong borrowers. Learn more.
Conventional
3% down for qualified buyers — the workhorse across Overland Park and Olathe. Learn more.
FHA
3.5% down, flexible credit, for the more accessible price points. Learn more.
VA
Zero down, no PMI for eligible veterans and service members. Learn more.
Down payment assistance
Kansas down payment assistance can help on the more accessible Johnson County price points; ask about current programs and eligibility. At this market’s prices, the bigger lever is usually structuring a competitive offer and jumbo pricing rather than DPA.
Today’s Purchase Mortgage Rates
Live pricing from the same daily rate feed shown on our Today’s Rates page. These update automatically each day.
Conventional 30-Year Fixed
Conventional – Primary Residence
FHA 30-Year Fixed
FHA – Primary Residence
VA 30-Year Fixed
VA – Primary Residence
Rate Assumptions
Purchase, 30-yr fixed, $300K Loan, $400K Value, Credit 759
APR & Disclosures
The Annual Percentage Rate (APR) shown reflects the cost of credit over the loan term, including applicable fees, and is based on the assumptions above. Your actual rate and APR depend on your credit profile, loan amount, property, occupancy, and other factors. For information purposes only and does not constitute a loan approval or commitment to lend. Rates are subject to change without notice.
Today’s Jumbo Rate
Jumbo 30-Year Fixed
Today's jumbo purchase rate
Rate
6.25%
APR
6.273%
Rate updated: Jul 13, 2026 12:08 PM
Assumptions: Purchase, 30-yr fixed, $1.5M loan, $2M price, 760 FICO, Zip 92867
For information purposes only and not a commitment to lend. APR reflects estimated costs; rates subject to change without notice.
View all rates →Kansas City Metro Mortgage FAQ
Do I need a jumbo loan in Overland Park?
Often, yes — especially in Leawood, southern Overland Park, and higher-end Olathe, where prices run past the conforming limit. I pull the current limit from the official figures and shop multiple jumbo investors so your rate stays competitive.
How fast do I need to move in this market?
Fast. Well-priced Overland Park homes routinely receive multiple offers and go under contract within days. Full pre-approval before you shop is the difference between winning and losing a home here.
What are the 2026 loan limits in Johnson County?
Johnson County is baseline for 2026. The conforming limit is $832,750 and the FHA limit is $541,287. Anything above the conforming limit is financed as jumbo, which is common across this metro.
Can bonus or equity compensation count toward qualifying?
Yes. Many Johnson County buyers work for T-Mobile, Garmin, Black & Veatch, and similar employers with bonus and equity comp. Documenting that correctly is what lets it count, and I set that up before you write an offer.
Do you finance the whole metro?
Yes — Overland Park, Olathe, Leawood, Lenexa, Shawnee, and the surrounding Johnson County communities on the Kansas side.
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