Located just south of Johnson County, Miami County, Kansas, offers a compelling mix of rural charm, suburban growth, and affordability compared to the inner KC metro. For first-time buyers and investors seeking value, understanding 2025 and 2026 trends is vital. This post explores current market data, key drivers, and practical tips.
Buying a Home in Miami County?
Benefit from the area’s affordability and steady price appreciation. Get pre-approved quickly for a home in Paola or Louisburg.
A Snapshot of Miami County’s Housing Market (Full Year 2025)
Covering cities like Paola, Louisburg, and the budget-friendly Osawatomie, Miami County provides a range of homes from spacious rural acreages to modern suburban builds. Despite a significant rise in inventory, the market remains active as families move south seeking better value than the inner metro.
Key Market Statistics (December 2025 & YTD)
- Median Sales Price: $328,513 for the year (up 5.5% YTD).
- Average Sales Price: $368,316 for the year (up 4.5% YTD).
- Inventory of Homes: 117 homes available in December (up 33.0% YoY).
- Days on Market: 45 days (YTD average, a 10.0% decrease from 2024).
- Homes Sold: 463 homes closed in 2025 (down 14.1% YoY).
Price Trends by Area:
- Louisburg: $355,000 median listing price.
- Paola: $347,000 median listing price.
- Osawatomie: $166,500 (remains the county’s most affordable entry point).
- Bucyrus: $975,000 median listing price (luxury and rural estate hub).
Market Trends
- Consistent Appreciation: The YTD median sales price grew 5.5% to $328,513, showing steady long-term value growth despite a slight 3.7% dip in the specific December monthly median.
- Increased Inventory: Active listings surged 33.0% to 117 units in December, providing much-needed selection for buyers heading into 2026.
- Supply Growth: The month’s supply of inventory jumped 50% to 3.0 months, indicating a shift toward a more balanced market.
- Market Speed: While December saw a seasonal slight increase to 39 days, the annual average shows homes are selling 10% faster than they did last year.
Factors Driving the Miami County Housing Market
- Commuter Convenience: Improved highway access makes Miami County a viable choice for professionals working in Overland Park or Olathe.
- School District Excellence: Louisburg USD 416 recently ranked as one of the top-performing districts in Kansas, with Louisburg High School ranking #28 statewide.
- Economic Stability: Major local employers like Paola School District (613 employees), Taylor Forge Industries (215 employees), and Miami County Medical Center (130-213 employees) provide a strong foundation.
- Mortgage Rates: As of January 8, 2026, Kansas 30-year fixed rates are averaging around 6.14% to 6.17%. Check current mortgage rates to lock in your budget.
Tips for Buyers, Sellers, and Investors
Home Buyers
- Leverage Choice: With a 33% increase in inventory and 3.0 months of supply, you have more negotiating power than at any time in the last two years.
- Seasonal Opportunity: In December, sellers received 93.7% of their original list price, the lowest percentage of the year, suggesting winter is a prime time for deals.
- First-Time Buyer Programs: Explore the Kansas First-Time Homebuyer Program for down payment assistance.
Home Sellers
- Prepare for Competition: Inventory is up significantly. Use our home valuation tool to price accurately in this expanding market.
- Market Timing: Be aware that while the year was fast, December “Days on Market” rose to 39 days—patience and professional presentation are key.
- Professional Staging: Check staging tips on HGTV to help buyers visualize the rural-suburban lifestyle.
For Investors
- Historical Growth: Average sales prices in Miami County have risen from approximately $175,000 in 2015 to over $365,000 at the end of 2025.
- Rental Demand: Stable local employers like Taylor Forge and the Paola School District ensure consistent demand for rental housing.
- BRRRR Strategy: Osawatomie remains a prime target for “Buy, Rehab, Rent, Refinance, Repeat” due to lower entry costs. Consult Miami County property managers for local insights.
Looking Ahead: Miami County Housing Market in 2026
Miami County enters 2026 with a healthy 3.0-month supply of homes and a 13.0% increase in December pending sales. These factors suggest a robust but more balanced spring market. To secure the best financing for your rural or suburban dream home, connect with our Metropolitan Mortgage Team today.