Living in Olathe Kansas: Kansas City's Fastest Growing (and Most Overlooked) Suburb

Living in Johnson County Hannah Murrell October 27, 2026

Ask people in Kansas City to name Johnson County's best suburb and you'll hear Leawood, Overland Park, and Prairie Village. But look at where people, jobs, and development money are actually moving, and one city is outpacing almost all of them: Olathe.

I'm Hannah Murrell, a Johnson County real estate agent. Almost every month, buyers call me about Leawood or Overland Park, and when I show them what their budget buys in Olathe, their whole strategy changes.

Hannah Murrell at a lake park in Olathe, Kansas

How fast is Olathe growing?

Olathe's population is estimated around 151,800, up from 141,290 in the 2020 Census. Between 2020 and 2024 it added more residents than any other Kansas-side suburb in the metro, growing roughly 5.5% while Overland Park grew about 2.8% and Leawood less than half a percent.

The median household income is roughly $112,000 to $114,000, the median age is about 37 (much younger than Leawood's 48), and U.S. News & World Report has ranked Olathe the No. 1 place to live in Kansas.

Why are people moving to Olathe?

Garmin has its global headquarters campus in south Olathe. I recently helped a Garmin executive family relocate from Denver. They started out set on Prairie Village, but once they saw they could double their square footage and cut their commute to five minutes, it wasn't a debate.
Panasonic's battery plant in neighboring De Soto is a roughly $4 billion investment that opened in 2025, with employment projected to grow toward 4,000. South and west Olathe sit right in its commute zone.
The Kansas City Chiefs announced plans for a new headquarters and training facility in Olathe near College Boulevard and Ridgeview Road, targeted to open around 2031. The stadium discussion is separate and in Wyandotte County.

What's happening in downtown Olathe?

Downtown Olathe looks very different than it did a few years ago, anchored by the new Johnson County Courthouse, the downtown library, and Johnson County Square park. New restaurants include Austin's Bar & Grill with a rooftop patio, Char Bar, Third Street Social, and Pizza 51, plus a new parking garage to support the growth. Major commercial and mixed-use projects are also underway along corridors like Santa Fe Street, K-10, and 111th and Renner.

Olathe City Hall in downtown Olathe, Kansas

Olathe City Hall. Photo: KS123, CC BY-SA 4.0, via Wikimedia Commons.

How much do homes cost in Olathe?

Heartland MLS data for the year to date at filming showed:

1,533 single-family sales, totaling more than $807 million
Average sale price of $527,036, up nearly 8% from about $488,000 the year before
Four-plus bedroom homes averaged about $599,000; three-bedroom homes about $390,000
70% went under contract within 30 days

Cedar Creek

Cedar Creek is Olathe's flagship master-planned luxury community, built around Shadow Glen Golf Club, a private lake, and miles of trails. Over the past 12 months at filming it had 100 sales at a median of about $811,600, selling at 99% of list in an average of 17 days. Parts of Cedar Creek and south Olathe feed into Blue Valley schools, so verify by address.

What schools serve Olathe?

Olathe Public Schools (USD 233) has five comprehensive high schools: Olathe East, North, Northwest, South, and West, each with graduation rates above 90%. Parts of southeast Olathe are in Blue Valley and parts of the northwest are in De Soto, so you have strong options across the city.

What is there to do in Olathe?

Olathe maintains more than 1,300 acres of parkland across about 30 parks. Lake Olathe Park has a swim beach, marina, and amphitheater. Heritage Park covers about 1,200 acres with an 18-hole golf course, dog park, and lake. You'll also find Black Bob Park, the Ernie Miller Nature Center, Mahaffie Stagecoach Stop and Farm, and major retail along 119th Street and K-10.

Frequently asked questions

Is Olathe, Kansas a good place to live?

Yes. It's one of the fastest-growing cities in the metro, with strong schools, major employers, and more house for the money than Leawood or Prairie Village.

What is the average home price in Olathe?

About $527,000 year to date at filming, up nearly 8% from the prior year.

Is Olathe in Blue Valley schools?

Most of Olathe is in Olathe USD 233, but parts of southeast Olathe, including parts of Cedar Creek, are in Blue Valley. Check each address.

Keep exploring Johnson County

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Hannah Murrell | Murrell Signature Real Estate Group, Keller Williams Kansas City Metro | The Red Bow Standard