With its award-winning schools, abundant parks, strong job market, and family-friendly neighborhoods, Overland Park continues to rank among the best places to live in the Midwest and the country.
But once you have decided to make Overland Park home, another question quickly follows: Should you buy an existing house or build a custom one?
In this guide, we break down the cost of building a house versus buying in Overland Park, lifestyle considerations, and the process of building a house from start to finish. We will also highlight what makes the Overland Park market unique, and how experienced Overland Park home builders like Dusty Rhodes Homes can help you navigate your options.
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Overland Park remains one of the most sought‑after housing markets in Kansas, driven by excellent schools, employment opportunities, and quality of life. As a result, both buying and building come with real costs that are important to understand before you decide which path is right for you.
Buying an existing home can offer predictability as prices and conditions are known upfront, and you can often move in within a few months after closing. However, it also limits your ability to tailor layout, finishes, and features without additional renovation budgets.
Building a home in Overland Park offers the opportunity to craft a space tailored entirely to your lifestyle, but it comes with a different cost structure than buying an existing property. The cost of building a house per square foot varies based on design complexity, material selections, and finish level.
As of 2026, most high-quality custom home projects in Overland Park cost between $200 to $500 per square foot.
At this level, a fully custom 3,000-square-foot home may cost between $600,000 and $1.5 million or more, depending on your selections and lot conditions. This estimate includes essential construction elements like foundations, framing, roofing, mechanical systems, and high-end interior finishes.
Other major cost components include:
Below is a breakdown using 2026 pricing trends:
|
Cost Category |
Buy an Existing Home |
Build a Custom Home |
|
Purchase Price |
~$520,000 (median home price) |
$600,000 to $1.5 million total build cost |
|
Price per Square Foot |
$190 to $200 |
$200 to $500 |
|
Renovation/Upgrade Costs |
$20,000 to $100,000+ (post-purchase) |
Typically included in the build budget |
|
Land Cost |
Included in listing price |
$100,000 to $250,000+ |
|
Permits, Fees & Site Work |
Minimal (usually under $5,000) |
$10,000 to $25,000+ |
|
Total Estimated Investment |
$520,000 to $620,000+ (with updates) |
$700,000 to $1.5 million+ (all-in cost) |
Dusty Rhodes Homes has helped Overland Park homeowners make smart, informed decisions for more than 40 years. We are trusted local builders who offer the knowledge, transparency, and planning tools you need to navigate each option with confidence.
Download our Custom Home Cost Planning Guide to get a detailed look at real-world building expenses. It is the first step toward building with clarity and peace of mind.
The decision to build or buy is not just about cost. It is also about how well your home fits your life, now and in the future. When it comes to personalization, building a custom home in Overland Park offers unmatched advantages compared to purchasing an existing property.
With a custom home, you are not adapting to someone else’s design, but creating your own. The process for building a house allows you to define how your home looks, feels, and functions:
Many custom home buyers in Overland Park are designing homes around lifestyle shifts and long-term needs. Key priorities include:
By planning ahead, you avoid the compromises often necessary when buying resale.
For inspiration and a closer look at what is possible, browse our Featured Photos. These real examples showcase the quality, craftsmanship, and custom design that set Dusty Rhodes Homes apart.
Dusty Rhodes Homes has refined our house-building process to be clear, efficient, and deeply personalized. Our approach helps you make confident decisions from start to finish.
Every project begins with a free, one-on-one consultation. This is where we get to know your goals, budget, timeline, and vision for your new home.
Next, we move into design. Working closely with our in-house team, you will develop a floor plan and architectural style that fits your lifestyle. You will choose everything from exterior finishes to interior details like flooring, cabinetry, and lighting with expert guidance.
With permits approved and materials ordered, construction begins. Most custom homes take 9 to 12 months to build, depending on size, complexity, and weather. Throughout this phase, you can expect:
Our team monitors every detail to make sure your home is built to the highest standards.
Once construction is complete, we walk through the home together to make sure everything meets your expectations. You will receive a full orientation on systems, finishes, and warranties before closing.
To see our process come to life, take a look at our Virtual Tours. These real examples let you explore completed homes, floor plans, and finishes so you can better imagine what is possible in your own custom build.
Building a custom home comes with a learning curve, especially for first-time clients. But that is not a reason to shy away. With the right builder and clear expectations, these common surprises become opportunities for better planning, smarter decisions, and long-term satisfaction.
Many homeowners are surprised to learn that the cost of building a house typically excludes site-related expenses like grading, utility access, and permitting. These are not hidden costs. They are just handled separately based on your land and municipality.
Dusty Rhodes Homes walks you through this early, so there are no surprises.
Yes, adding a covered porch or choosing high-end finishes will affect the cost of building a house, but so will design efficiency and smart material selections. The real advantage of building custom is that you control these choices.
Our in-house design team helps you find the balance between vision and value, so you can get the features you love without overextending your budget.
While most custom homes take 9 to 12 months to construct, the full process of building a new home includes design, selections, permitting, and weather coordination.
Dusty Rhodes Homes provides a realistic schedule from day one, and we adjust for seasonal timing to take advantage of the best time of year to build a house, often spring or early summer.
Building a custom home typically involves a construction loan, which funds the project in stages and converts to a traditional mortgage once the home is complete. While this process may be unfamiliar, it is very manageable with the right lender.
Not all Overland Park home builders deliver the same level of communication, transparency, or craftsmanship. Choosing based on the lowest bid can end up costing more in the long run.
Before you choose a partner, read our guide: How to Choose the Right Home Builder in Overland Park.
When deciding where to buy or build, location plays a critical role, not just in daily living, but in long-term value and building experience. Overland Park offers significant advantages compared to other Johnson County cities, such as Leawood, Lenexa, and Olathe, if you are purchasing an existing home or building a custom home from the ground up.
|
Factor |
Overland Park |
Nearby Cities (Leawood, Lenexa, Olathe) |
|
Permitting and Build Timeline |
Streamlined and predictable |
Varies |
|
Lot Variety and Availability |
Broad range of estate lots, new communities, and infill options |
Limited in Leawood; Lenexa and Olathe offer more suburban sprawl |
|
Resale Value and Market Demand |
High demand, stable values, strong school districts |
Strong markets, but often with slower appreciation |
|
Community Features |
Walkable neighborhoods, parks, shopping, and top-ranked schools |
Fewer centralized amenities, more car-dependent layouts |
|
Home Design Flexibility |
Customization encouraged by local guidelines |
May have stricter HOA or city design controls |
If you are buying rather than building, Overland Park offers more selection in both newer and established neighborhoods. View our available homes to explore options designed for modern families, including open floor plans, flex spaces, and upscale finishes.
Overland Park is particularly welcoming for those looking to build. Local regulations tend to support thoughtful development, and the permitting process is generally more efficient than in neighboring cities. This makes it easier to stay on schedule when building a house, especially on a tight or seasonal timeline.
Dusty Rhodes Homes brings decades of experience navigating these processes with precision. We understand the city's zoning nuances, community expectations, and how to position your home for long-term value. See where we work.
Learn what features Overland Park custom home buyers are prioritizing.
Dusty Rhodes Homes understands that the choice between buying and building is personal and complex. That is why we do not push you toward either option. Instead, we offer honest guidance, decades of local experience, and the resources you need to make the decision that is right for you and your family.
When you are ready to talk, reach out. We are here to listen, answer your questions, and support your next step.