2023 Year-End Report on Johnson County, KS Maintenance-Provided Homes by Deb Staley of Deb Dot House

Maintenance-Provided Housing in Johnson County, Kansas

Year End 2023 Report

Typical living area in a newer JoCo KS maintenance-provided home
Here are your final statistics for 2023:
  • Resale maintenance-free homes are in short supply because Kansas City is not a retirement magnet. Therefore, not enough were built. Many new ones are being built, but are too expensive for many buyers.
  • There are very few over-50 communities or gated ones. A new 55+ subdivision is being built in Shawnee, KS with prices starting at $425,000. They are duplexes.
  • New construction is ongoing; 130+ villas and patio homes are being built, with a median list price of $577,925. Two-thirds of those are “attached,” like a duplex and there are many fourplexes too. Nine condos are being built; they are listed from $1.3 million to $3.1 million. About 25 townhomes are under construction with list prices from $330,000 to $540,000. Most of the action is in Lenexa, Olathe, Overland Park, Prairie Village, Shawnee, and Spring Hill
  • Our local MLS (Heartland Multiple Listing Service) combines Patio Homes and Villas since there are no criteria defining the difference. These are still considered to be single-family homes, even though there might be two or more in one building. (Twin villa, attached villa, or paired villa are terminologies used.)

Styles of Maintenance-Free Homes

  • Most of the lower-priced condominiums and townhomes were apartment conversions. Therefore, some units do not have their own laundry rooms.
  • The newer (10 years or less) townhomes have more features, but start at about $425,000.
  • To buy a newer villa/patio home, you need to plan on spending over $500,000. Many of the basements are finished and have windows, but most of the time, the windows look out to a concrete window well. Some are being built on slabs to lower the cost.
  • Hardly any of these communities are gated.

Sales prices below are medians.

Condominiums

  • 2023, 109 sales, $195,000
  • 2022, 176 sales, $177,250
  • 2021, 227 sales, $160,000
  • 2020, 218 sales, $137,500
  • 2019, 207 sales, $135,000
  • 2018, 208 sales, $132,500
  • 2017, 256 sales, $120,000

Townhomes 

  • 2023, 310 sales, $282,475
  • 2022, 479 sales, $255,000
  • 2021, 567 sales, $243,800
  • 2020, 463 sales, $226,550
  • 2019, 598 sales, $205,000
  • 2018, 609 sales, $199,000
  • 2017, 623 sales, $180,000

Villas/Patio Homes 

  • 2023, 391 sales, $525,000
  • 2022, 518 sales, $507,000
  • 2021, 608 sales, $450,000
  • 2020, 401 sales, $404,550
  • 2019, 499 sales, $385,000
  • 2018, 450 sales, $375,055
  • 2017, 468 sales, $354,618

Deb’s Summary

Most of Deb’s clients are looking to downsize or for a lock-and-leave lifestyle. The prices of resale homes continue to rise due to lack of inventory. For villa buyers, the new construction does not meet the expectations of most of them. Everyone prefers a free-standing home and most are duplexes and/or too expensive. The reverse story-and-a-half homes often are too large, as finished basement space is not needed for downsizers. A partial basement or a home built on grade with a saferoom would solve this problem nicely, but no builders are building these. The open-concept floor plan has been built for some time now; buyers are starting to ask for a more separated kitchen and living space.

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