Buying a home is one of the biggest financial decisions of your life, and negotiation mistakes can cost you thousands, or even your dream property. In today’s competitive Kansas City market, understanding how to negotiate effectively is crucial. From getting pre-approved with the right lender and analyzing comparable sales, to knowing when to make concessions or walk away, there are proven strategies that help buyers gain a real advantage.
Many first-time buyers and even experienced homebuyers leave money on the table simply because they aren’t fully prepared. Smart negotiation isn’t just about price, it’s about timing, market knowledge, understanding the seller’s motivation, and presenting a clean, professional offer that stands out. By avoiding common pitfalls and leveraging expert guidance, you can navigate the process confidently and secure the best possible deal.
Read the full Home Buyer Negotiation Guide to discover all the insider tips and strategies for making your next Kansas City home purchase a success.
Tips of the Trade
When it comes to buying or selling a home, one of the most overlooked (but critical) areas is pest control. From termites that can weaken a home’s structure to seasonal invaders like ants, spiders, and wasps, pests can cause stress and even lower property value if not handled properly.
We asked our Preferred Vendor, Dave Johnson with Certified Pest Control (816-217-6630), to share his expertise:
How can I tell if a home has a hidden pest problem?
Sometimes during an inspection I am able to see where the past infestation occurred. There is not always a clear side that you find. Most walls are finished and there is no way to see if there is any possible damage. Termites make mud tubes that they travel inside to a structure and back to the soil. Early summer they can swarm and look like ants so it’s always good to have them verified.
What signs should I look for during a home tour or inspection?
Some common questions that people ask about Termite Treatments. One of the first things I look for are any patch marks on the front porch or patios. That’s a good indication of a past treatment. Termites make mud tubes that they travel inside to a structure and back to the soil.
Do you recommend ongoing maintenance plans, even if there’s no current issue?
I only recommend treatment if there is evidence of an infestation or it’s been over 5 years since past treatment with visible questionable termite evidence or damage not repaired. The warranty has someone come out yearly to do an inspection to check for any possible re-infestation that could occur.
What’s your process for treating a home that’s going on the market?
I prefer to do liquid treatments when I treat and use the best available chemicals. The chemicals are environmentally friendly and are injected into the soil. When I treat a home it comes with a one year renewable warranty that can be transferred if a home is being sold to the new owners.
Building Your Financial Foundation For Home Ownership
Starting your journey toward homeownership can feel overwhelming, but with the right financial foundation, that dream home becomes an achievable goal. Let’s walk through the essential steps to prepare your finances for this exciting milestone.
KNOW WHERE YOU STAND
Begin by taking an honest look at your complete financial picture. Review your income, expenses, and debts to understand what you can comfortably afford. Check your credit score early in the process it plays a crucial role in determining your mortgage terms and can save you thousands of dollars over time.
Creating a realistic budget based on your actual spending habits, not just wishful thinking, will reveal opportunities to redirect funds toward your homeownership goals. Many future homeowners discover they can easily save by eliminating unused subscriptions or reducing small daily expenses.
PREPARE FOR THE DOWN PAYMENT
While 20% down offers the best terms, it’s not your only option. Recent data shows first-time buyers typically put down around 8%, while repeat buyers average 19%. Various programs exist for qualified buyers with down payments as low as 3-5%.
The key is starting early and being consistent. Set up automatic transfers to a dedicated home savings account, and explore whether your employer offers down payment assistance programs.
UNDERSTAND YOUR COMPLETE BUDGET
Your monthly housing costs should ideally stay between 25-28% of your gross income. Remember that homeownership involves more than just your mortgage payment. Factor in property taxes, insurance, maintenance, utilities, and potential HOA fees when calculating what you can afford.
Building an emergency fund covering six months of expenses provides peace of mind for those unexpected homeownership moments and they will come.
STRENGTHEN YOUR FINANCIAL POSITION
Focus on paying down high-interest debt to improve your debt-to-income ratio. Lenders typically prefer this ratio to be 36% or less. During your home search, avoid major purchases like new cars or furniture, and maintain stability in your employment.
GET PRE-APPROVED
Mortgage pre-approval shows sellers you’re serious while giving you a clear picture of your purchasing power. Gather your financial documents, W-2s, pay stubs, bank statements, and tax returns, to streamline this process.
Shop around with multiple lenders. Even small differences in interest rates can translate to significant savings over the life of your loan.
EXPLORE YOUR OPTIONS
Don’t overlook assistance programs available through state and local government websites. Some buyers can even use IRA funds for their first home purchase without early withdrawal penalties.
YOUR NEXT STEPS
Financial preparation takes time, but each step brings you closer to holding those house keys. Remember, this journey doesn’t have to be traveled alone. The Gresham Group understands the complexities of home buying and has resources to help guide you through the process, from financial preparation to finding the perfect home.
What Today’s Buyers Crave and How to Deliver
Understanding what today’s buyers prioritize can make the difference between a quick sale at top dollar and a home that lingers on the market. As we navigate 2025’s unique real estate landscape, buyer preferences have shifted toward practical, value-driven features that enhance daily living. Let’s explore the key trends that smart sellers are embracing.
THE HOME OFFICE REVOLUTION CONTINUES
Remote work isn’t going anywhere, and 38% of real estate agents say a dedicated remote work area is the most appealing feature to buyers in their markets. This doesn’t mean you need a complete renovation simply staging an unfinished basement, attic space, or spare room to showcase its potential as a home office can significantly boost buyer appeal.
Consider these simple staging tips: add a desk, good lighting, and organize the space to demonstrate how it functions as a productive workspace. Even areas not included in your home’s square footage can become powerful selling points when buyers can envision working from home comfortably.
ENERGY EFFICIENCY: MORE THAN A TREN
Rising energy costs have made efficiency features essential rather than optional. Recent data shows that 23.4% of Americans struggle to pay their energy bills, making energy-efficient homes incredibly attractive to buyers.
Popular energy features include:
- ENERGY STAR-rated windows and appliances
- LED lighting throughout the home
- Solar panel integration, which boosts home value while providing energy efficiency
- High-performance insulation
- Smart thermostats
These features not only appeal to environmentally conscious buyers but also promise lower monthly utility costs a compelling selling point in any market.
OUTDOOR SPACES THAT EXTEND LIVING
Nearly half of real estate agents (48%) recommend sellers make outdoor improvements, with covered back patios being particularly popular among buyers. The pandemic permanently changed how people view outdoor space, transforming it from nice-to-have into essential living area.
Focus on creating usable outdoor spaces:
- Covered patios where families can enjoy morning coffee or watch children play
- Well-maintained decks (average cost $3,600-$7,200)
- Defined outdoor entertaining areas
- Low-maintenance landscaping that enhances curb appeal
KITCHEN UPDATES THAT COUNT
An overwhelming 88% of agents agree that updating your kitchen is the best way to appeal to today’s buyers. However, you don’t need a complete overhaul to make an impact.
High-impact, moderate-cost improvements include:
- Granite or quartz countertops (national average $3,300)
- Fresh cabinet paint (average return $10,184)
- Updated hardware and fixtures
- Modern, energy-efficient appliances
These updates can transform your kitchen’s appeal without the expense of a full remodel, which averages nearly $27,000.
BATHROOM LUXURY ON A BUDGET
For 94% of agents surveyed, modernizing the bathroom ranks as a top upgrade for seller appeal. The key is creating a luxury feel without luxury spending midrange bathroom remodels show a 73.7% return on investment compared to just 45.1% for upscale renovations.
Focus on visual improvements: fresh paint, updated fixtures, improved lighting, and ensuring everything is spotlessly clean. These changes deliver maximum impact for your investment.
SECURITY AND SMART FEATURES
Advanced home security systems not only make buyers feel safer but can lower insurance rates by $100 monthly on average. Smart locks are gaining popularity due to their security advantages, representing an affordable upgrade that appeals to tech-savvy buyers.
Other popular smart features include:
- Programmable thermostats
- Security cameras
- Wired home security systems
- Smart door bells
CURB APPEAL THAT WORKS
First impressions matter more than ever. Simple improvements make a significant difference:
- Bold front doors are trending for homes of every style
- Professional landscaping that highlights seasonal blooms
- Updated house numbers and mailboxes
- Well-placed exterior lighting
- Fresh exterior paint where needed
Sip & Savor: Cocktail Bars and New Restaurants in Kansas City
Kansas City’s dining and nightlife scene is thriving with fresh spots to explore. From inventive cocktail bars to exciting new restaurants, these locations offer unique experiences, perfect for locals and visitors alike.
Cocktail Bars
- Serendipity Farm & Vine (Stilwell, KS)
Set just east of the Overland Park Arboretum, Serendipity Farm & Vine is a vineyard and tasting room that combines scenic views with thoughtfully produced local wines. Visitors can enjoy tasting flights, vineyard tours, and relaxing outdoor seating, making it a perfect weekend escape from the city. - The Primrose (Mission, KS)
Known for its inviting ambiance and carefully crafted cocktail menu, The Primrose offers a mix of classic and inventive drinks alongside light bites. Its neighborhood feel, combined with stylish décor, makes it perfect for everything from casual after-work drinks to celebratory nights out. - Zephyr Kitchen & Bourbon Bar (Overland Park, KS)
Located inside the Marriott Overland Park, Zephyr is a sleek, modern space featuring over 125 bourbons, craft cocktails, and elevated American cuisine. Whether you’re looking for a refined evening or a bold bourbon tasting experience, Zephyr provides a sophisticated yet approachable atmosphere for all.
New Restaurants
- Tupelo Honey Café (Lenexa, KS)
Known for scratch-made Southern cuisine, Tupelo Honey Café focuses on responsibly sourced ingredients and comfort-forward dishes. From brunch favorites to dinner entrees, their menu is complemented by handcrafted cocktails, making it a go-to spot for everything from casual lunches to celebratory dinners. - Paris Baguette (Overland Park, KS)
This French-inspired bakery café brings a taste of Europe to Kansas City with freshly baked pastries, breads, and desserts. Cozy seating, specialty coffee drinks, and indulgent cakes make it perfect for a morning coffee, afternoon treat, or weekend brunch gathering. - Nour’s (Kansas City, MO)
Nour’s offers a vibrant take on Lebanese cuisine with dishes like lamb shawarma, hummus plates, and unique modern twists on traditional favorites. Its colorful and inviting atmosphere makes it a great spot for casual dining, family meals, or enjoying a lively night out with friends.
When buying, what are some negotiation tips you wish every client knew before they made their first offer?
- Kelley: Getting approved with the right lender is crucial. It can streamline your buying process & give you a competitive edge.
- Amber: Understand the market before negotiating! Knowing if it’s a buyer’s or seller’s market guides how aggressive your offer should be.
- Paul: Getting approved with the right lender is crucial. It can streamline your buying process & give you a competitive edge. Get pre-approved! Be ready to offer at or above list price, and know buyers usually cover closing costs.
- Afton: Buyers may have limited leverage, but can negotiate closing costs, appliances, or inspection repairs.
Festival Fever
Even with school back in session for many families, there’s still plenty of summer fun to be had in Kansas City! From lively cultural celebrations to quirky neighborhood events, the city is brimming with opportunities to enjoy the season before it slips away. These festivals are perfect for families, friends, or anyone looking to soak up the sun, explore local culture, and create a few more memorable moments before fall takes over. Don’t let the school year slow you down, check out these can’t-miss events and make the most of the final weeks of summer.
Parkville Days
Downtown Parkville, Missouri
August 22 – August 24
A hometown favorite, Parkville Days offers family-friendly fun with live entertainment, carnival rides, local vendors, and community activities.
SantaCaliGon Days
Historic Independence Square
August 29 – September 1
Experience the festive fun of SantaCaliGon Days with a quirky mix of live music, local vendors, a pet parade, and plenty of food and drink.
Kansas City Irish Festival
Crown Center
August 29 – August 31
Get your green on at the Kansas City Irish Festival! Dance to traditional music, enjoy authentic Irish food and drinks, and experience a spirited celebration of Irish culture in the heart of KC.
KC Chalk and Walk
Historic City Market
August 30 – August 31
Watch the streets come alive at KC Chalk Walk, where artists transform sidewalks into stunning works of chalk art. Enjoy live music, interactive art, and a celebration of creativity for all ages.
What’s going on in the Market
The Kansas City housing market saw homes spending an average of 35 days on the market, up 9.4% from the previous month but still down 10.5% compared to last year. While properties are taking a bit longer to sell, the market remains active and competitive.
For buyers, this means a bit more breathing room and choice, especially if you’re prepared with financing and know what you want. Homes are still selling steadily, so being ready to act is key.
For sellers, the average sale price rose to $397,785, up 8.2%, showing that well-priced and well-prepped homes continue to attract strong offers. Strategic pricing and presentation remain essential for maximizing results.
Overall, July reflects a balanced market: buyers have some negotiating power, and sellers who take a thoughtful approach can still achieve excellent outcomes.
Kitchen Essentials: Smart Gadgets & Game-Changing Organizers
Transform your kitchen into an organized, efficient workspace with these must-have tools and storage solutions.
Your kitchen should be the heart of your home, not a source of stress. Whether you make smoothies every morning or work long shifts, your kitchen appliance storage method will depend primarily on three variables: availability of storage space, lifestyle, and size and ease of use of the appliances. The key to kitchen success? Categorize your appliances by frequency of use.
Must-Have Gadgets
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Always Pan ($145) – Replaces 8 pieces of cookware
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Instant Pot Duo 7-in-1 ($100) – Pressure cooker, rice cooker & more
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AeroPress Coffee Maker ($40) – Compact and easy for espresso or coffee
Space-Smart Storage
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MERRYBOX Over-Sink Rack ($30+) – Two-tier drying & storage
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StoveShelf Magnetic Shelf ($40) – Spice storage right above the stove
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Gorilla Grip Magnetic Knife Holder ($14) – Sleek, wall-mounted knife storage
Cabinet & Pantry Solutions
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DecoBros Expandable Organizer ($23) – 3-tier storage for cabinets/pantries
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Collapsible Food Containers ($30+) – Airtight, space-saving design
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Prepworks Collapsible Salad Spinner ($20+) – Compact, foldable salad prep
Closing Day Celebrations
Turn your closing day into a full-on celebration! From upbeat hits to feel-good classics, these tunes are perfect for marking the milestone of your new home. Whether you’re signing the final papers, moving in, or just toasting this exciting chapter, this playlist sets the mood for joy, excitement, and a little well-deserved dancing. Press play and let the celebration begin!
Apps That Actually Make Life Easier
Stop Juggling, Start Living
Life organization often feels like a juggling act. Instead of throwing life’s tasks in the air hoping to catch them all, use technology as your safety net. These carefully curated apps follow proven frameworks to help you organize every area that matters.
Smart Budgeting
- YNAB (You Need A Budget)
The gold standard for intentional spending. Teaches you to give every dollar a job before you spend it. - Goodbudget
Digital envelope budgeting for families. Sync across devices and share spending categories. - PocketGuard
Shows exactly how much you can spend after bills and savings. Perfect for preventing overspending.
Mindfulness & Meditation
- Insight Timer
World’s largest meditation library with 100,000+ guided meditations from 14,000+ teachers. - Headspace
Evidence-based exercises for meditation, sleep, and focus. Great for beginners with structured programs. - Calm
Daily calm sessions, sleep stories, and masterclasses. Perfect for anxiety and better sleep.
Dining & Money Savers
- Honey
Automatic coupon finder and price tracker. Never pay full price for online purchases again. - Rakuten
Cashback on purchases from 3,500+ stores. Get paid to shop at your favorite retailers. - Too Good To Go
Rescue surplus food from restaurants and stores at up to 70% off. Fight waste, save money.
Client Testimonials
WORK WITH US
Buying and selling a house is an emotional process. Our agents are here to be your trusted advisor and lifelong friend. We’re dedicated to the people of Kansas and Missouri and believe everyone should be able to find home.
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