Living in Johnson County Hannah Murrell October 27, 2026
Where can you find a true one-level home in Johnson County without giving up being close to everything? I get some version of that question almost every week, so I pulled the sold data on five communities that answer it, starting just over $300,000 and going past $2 million.
I'm Hannah Murrell, a Johnson County real estate agent. Here's what each one offers and what the numbers say.
Villa, patio home, ranch, and reverse 1.5-story get used interchangeably, but they're not the same. If you're downsizing, you usually want one of two floor plans:
Every community below offers one of those two floor plans, confirmed from MLS details, not just marketing copy.
Near 139th Street and Kenneth Road, mostly in the 66224 zip code. Six homes sold in the 12 months before filming, from $308,000 to $393,000, with a median around $355,000. These ranch and reverse 1.5-story plans were built in the late 1990s, and the HOA is about $348 a month. It's not age-restricted, so it's worth a look if you're downsizing in your 50s. There's a clubhouse, pool, and an active social calendar, and homes have sold in under 10 days.
Near 119th Street and Quivira Road in Overland Park. This 55+ community's HOA is about $345 a month and covers building maintenance, lawn care, and snow removal. Four homes sold in the past year, from a 993-square-foot home at $255,000 to a reverse 1.5-story at $438,000. It even has a stocked fishing pond on site.
Nall Hills in Overland Park was built on the ranch, mostly in the late 1950s and early 1960s. In the past 12 months, 16 ranch and raised-ranch homes sold at a median of $416,000 with about 1,700 square feet. The typical home spent just 4 days on market, and 12 of the 16 sold at or above list price. Have financing ready and know your number. If you're also selling a larger home, timing the two moves takes a real plan.
Near 143rd Street and Nall Avenue in Leawood. There's been only one recent sale, at about $838,000 in 4 days, so it's one data point, not a market average. It does confirm a true ranch and reverse floor plan, and when something comes up here, it doesn't last. The HOA is about $386 a month, and it's a 55+ community.
Franklin Park in Prairie Village. Photo: Paulmcdonald, CC BY-SA 3.0, via Wikimedia Commons.
At the top of the range is Capella in Prairie Village, a boutique three-story condominium building inspired by Frank Lloyd Wright, with only two residences per floor and direct access to the 80-acre Meadowbrook Park. A recent sale closed at $2.26 million, with a 400-plus-square-foot private loggia, built-in grill, smart home system, and backup generator. It's the closest community on this list to the Plaza, about 15 to 20 minutes away.
The HOA is about $1,400 a month. That's a real number to plan for, though it covers nearly everything, including building maintenance, insurance, water, trash, and roof repair.
All five communities are within about 30 minutes of the Plaza. And except for Capella, HOA dues barely change by price tier: roughly $345 to $425 a month whether you buy at $350,000 or $510,000. Maintenance-provided living doesn't have to mean expensive maintenance-provided living.
Community | Recent prices | HOA | Age restricted |
|---|---|---|---|
Villas of Leawood | $308K to $393K | ~$348/mo | No |
Stratford Place | $255K to $438K | ~$345/mo | 55+ |
Nall Hills | Median ~$416K | None noted | No |
Enclave at Highland Villas | ~$838K (1 sale) | ~$386/mo | 55+ |
Capella at Meadowbrook | ~$2.26M (1 sale) | ~$1,400/mo | No |
Based on Heartland MLS data for the 12 months before filming.
Good options include Villas of Leawood, Stratford Place, Nall Hills, The Enclave at Highland Villas, and Capella at Meadowbrook Park, ranging from about $300,000 to over $2 million.
A home with the primary suite and main living on the main floor and a finished lower level for guests or storage.
For the communities above, most run about $345 to $425 a month. Capella is the exception at about $1,400.
Want the addresses for all five communities, or a search for one-level homes in your price range? Call 913-744-4720 or email [email protected].
Hannah Murrell | Murrell Signature Real Estate Group, Keller Williams Kansas City Metro | The Red Bow Standard
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