Thinking about making a move in the Kansas City metro? Whether you’re drawn to Missouri’s spacious neighborhoods or Kansas’ top-rated schools, each side of the state line offers unique perks to fit your lifestyle. Missouri is perfect for those craving charm, space, and peaceful communities—ideal for families or empty-nesters. Kansas, meanwhile, is known for its nationally ranked school districts, master-planned neighborhoods, and vibrant city centers like Overland Park and Lenexa.
From school systems and taxes to walkability and community vibes,The Gresham Group is licensed in both states and proud to help individuals and families navigate the nuances of each area. As part of the ReeceNichols relocation team, we specialize in corporate moves and offer trusted connections to lenders, inspectors, and more to make the buying process seamless.
Want to know which side fits your goals best? Check out our latest blog for an in-depth look.
Missouri
- Great local options, more rural charm
- Room to roam, quiet communities
- Larger lots, traditional neighborhoods
- Historic towns, outdoor recreation
Kansas
- Top-rated, nationally recognized schools
- Active, urban, and family-friendly
- Modern, planned developments
- Thriving downtowns, cultural events
Tips of the Trade
Are you gearing up to buy a home or refinance your mortgage? Navigating the loan process can feel overwhelming, but with the right guidance, it becomes a lot simpler. Leah Smith, Senior Loan Officer from Fountain Mortgage, one of our trusted lending partners, is here to share her expert advice on some of the most common questions homebuyers ask. From quick credit score boosts to understanding what affects your interest rate, Leah breaks down what you need to know to set yourself up for success and secure the best possible mortgage terms.
- How can I improve my credit score quickly before applying for a loan? The fastest way to boost your score is to pay down any credit cards that are more than 30% of the limit. Make sure you’re paying all bills on time and avoid applying for any new credit. Even small changes like this can help raise your score in just a few weeks.
- What factors determine the interest rate I’ll receive on my mortgage? Your credit score, income, down payment, loan type, and even the property itself all influence your rate. Lenders also consider the current market and economic conditions. The better your overall financial picture, the more likely you are to lock in a lower rate.a.
- How long does the mortgage approval process typically take from application to closing? Most home loans take around 3 to 4 weeks from start to finish. Some go faster and others take longer depending on the complexity of your situation and how quickly documents are provided. The key is staying responsive and organized throughout the process.
- Should I wait for interest rates to come down, or is it better to buy now and refinance later? If you find the right home and the monthly payment works for your budget, it usually makes sense to buy now and refinance later if rates drop. Trying to time the market perfectly is tough and you could miss out on a great home in the meantime. You can always change your rate later but not the house you loved and let get away.
- What documents should I have ready when I apply for a mortgage? You’ll want to have your last two pay stubs, two years of W-2s, recent bank statements, and a copy of your ID. If you’re self-employed, tax returns and business financials will also be needed. Having these ready up front helps everything move much more smoothly.
If you want to dive deeper or get personalized help, Leah Smith is ready to assist you every step of the way. From pre-approval to closing. Don’t hesitate to reach out to make your home buying journey smooth, stress-free, and rewarding. Remember, the right advice and support can turn your homeownership dreams into reality!
Leah Smith | 913-372-5987 | lsmith@fountainmortgage.com
Turn Up the Heat on Your Homes Value
Why Summer Is the Perfect Time to Sell Your Home
If you’ve been thinking about selling, now’s the time to act. June is one of the strongest months for sellers in the Kansas City metro thanks to a wave of motivated buyers, beautiful curb appeal, and longer days that show your home in the best light.
Here’s what makes summer a sweet spot to sell:
- High Buyer Demand: Families want to move before the new school year, and job relocators are on tight timelines. Areas like Overland Park (KS) and Lee’s Summit (MO) are especially hot right now.
- Curb Appeal at Its Peak: Summer landscaping, blooming flowers, and fresh exteriors help your home stand out and increase its perceived value.
- Faster Sales, Better Offers: Homes are flying off the market in about 35 days on average, often with strong terms and minimal back-and-forth.
That’s why we specialize in helping sellers, like you, make the most of this window with expert prep, strategic pricing, and local insight that gets results. From staging and photography to timing and marketing, we’re here to make your home the one everyone wants.
Getting Ready to Move and Don’t Know Where to Start?
Whether you’re relocating across town or across the country, the transition can be a whirlwind. But with the right game plan and the right real estate team you can take the chaos out of moving and focus on the excitement of what’s ahead.
1. Contact Your TGG Agent
Your agent is your go-to guide during this transition. Whether you need moving company recommendations, a last-minute vendor, or help timing your closing day with your move-out date, we’re here to support you every step of the way.
2. Deep Clean the Entire House
Even if you’re hiring cleaners, a good once-over ensures you don’t pack dust and dirt along with your belongings. Focus on baseboards, windows, and inside appliances—you’ll thank yourself when unpacking in a fresh, clean space.
3. Paint or Make Small Repairs
Patch holes in the walls, touch up scuffed baseboards, fix that loose cabinet handle—little things go a long way when showing your home or prepping it for the next homeowner (or rental turnover). If you’re selling, it may even add to your home’s value.
4. Contact Utilities & Insurance
Schedule a shut-off for your current utilities and arrange for service to begin at your new place. Don’t forget to update your homeowners/renters insurance and let your internet provider know you’re on the move!
5. Take Inventory of Your Items
Before you start packing, make a detailed list of your belongings. Use your phone to take photos or videos of electronics, furniture, and valuables for peace of mind (and insurance, just in case).
Summer Time Checklist
June brings the perfect balance of mild temperatures and longer daylight hours, making it the ideal time to get a head start on your home maintenance before the summer heat arrives. Tackling these tasks now can save you time, money, and headaches later, while ensuring your home stays comfortable, efficient, and safe throughout the hottest months.
This checklist will help you stay organized and proactive so you can fully enjoy the sunny season ahead.
By staying on top of these indoor, outdoor, and lawn care tasks, you’re setting yourself up for a smooth, worry-free summer. A well-maintained home not only feels better but can also boost energy efficiency, protect your investment, and keep your family safe and comfortable. So grab your checklist, roll up your sleeves, and get your home summer-ready because a little prep now means a whole season of peace of mind and relaxation!
Indoor
- Change HVAC Filters: Improve airflow and reduce strain on your system.
- Schedule HVAC Tune-Up: A quick inspection can catch issues before the July heatwave.
- Test Smoke & CO Detectors: Replace batteries and test functionality.
- Switch Ceiling Fan Direction: Set to counterclockwise for better air circulation.
Outdoor
- Clean Gutters & Downspouts: Remove spring debris to prevent overflow during thunderstorms.
- Inspect the Roof: Look for missing shingles or early signs of damage.
Lawn and Garden
- Test Irrigation System: Check for broken sprinkler heads or clogged nozzles.
- Fertilize Lawn: Use a summer fertilizer in early June for a healthy, green yard.
- Trim Overgrowth: Keep shrubs away from the house and remove any standing water to reduce pest risks.
Getting Your Docs in a Row
It’s your golden ticket to house tours, strong offers, and beating the competition. To get pre-approved and step confidently into the market, lenders will need some key documents from you. Here’s the breakdown:
Pay Stubs
Your most recent pay stubs show lenders your current income and job stability. This helps them understand your ability to make monthly mortgage payments and secure the loan.
W-2s
These yearly wage statements give a snapshot of your total earnings and taxes withheld, providing lenders with a clear picture of your income history. They help verify that your reported income matches what your employer reports to the IRS.
Tax Returns
Lenders want to see your tax returns from the past 1-2 years to verify income, deductions, and overall financial health. This document is especially important if you’re self-employed or have additional income sources.
Debt List
A detailed list of your monthly debts like credit cards, student loans, car payments helps lenders calculate your debt-to-income ratio. This ratio is critical to assessing how much house you can comfortably afford.
Bank Statements
Recent bank statements prove you have enough funds for your down payment, closing costs, and reserves. They also show consistent savings habits, which lenders love to see!
Don’t know where to start? No worries! We have a trusted list of preferred lenders ready to guide you through the pre-approval process smoothly and confidently.
Think on it
The summer is the busiest season in the real estate market, and buying during this peak season has its upsides and challenges. If you’re gearing up to buy a home this summer, knowing what to expect and how to prepare can make all the difference. Here’s a simple breakdown of the pros and cons, plus key tips to help you navigate the fast-paced market like a pro.
The Pros of Buying in the Summer
- More Inventory: June often brings a wider selection of homes hitting the market, giving buyers more options to find their perfect match.
- Better Weather: Warmer days mean easier home tours and moving logistics—plus you get to see homes in full summer bloom.
- Motivated Sellers: Many sellers want to close before the new school year, which can translate into quicker negotiations and potentially better deals.
The Cons of Buying in the Summer
- Increased Competition: More buyers in the market means you’ll likely face bidding wars and need to act quickly.
- Higher Prices: Demand often drives prices up during this busy season.
- Tight Timelines: With many buyers competing, there’s pressure to make fast decisions, which can be stressful if you’re not prepared.
Question of the Month
Summer’s sizzling market means buyers are out in full force and your home’s first impression can be the difference between a quick sale and a long wait. With sunshine streaming through and buyers eager to find their perfect spot, staging your home to highlight its best summer vibes is key. That’s why we asked our top agents to share their hottest staging tips for sellers this season because a fresh, inviting space not only catches the eye but helps your home sell faster and for more.
What staging tips do you recommend for sellers this summer?
- Afton Kateusz: For all my listings, I recommend putting fresh flowers in a vase on the kitchen counter or island. Make sure to clean windows, add fresh mulch, and a pop of color with a welcome mat!
- Kelley Gatlin: Summertime is the best time! Make sure your exterior is looking good, especially power washing your driveway, sidewalk, deck, and patio. Clean up those flowerbeds and add landscaping. A few nice, healthy, colorful potted plants and flowers make a big difference. Â
- Amanda McIntyre: Maximize natural light by opening all curtains and blinds before showings. Bring the outdoors in by adding some fresh greenery! Don’t forget, a neutral color palette will make rooms feel airy. Most importantly, keep it cool and emphasize your spaces by decluttering and deep cleaning.
Did You Know
Homes sold with the help of a real estate agent typically net sellers 17-20% more than homes sold on their own. That’s a significant difference that could mean thousands more in your pocket! Why? Because agents bring expert negotiation skills, marketing savvy, and a deep understanding of the local market — all crucial to maximizing your sale price.
Our Home Selling web page is a great place to start:
• Home Selling Timeline – Know what to expect from start to finish, so you can plan ahead with confidence.
• Home Selling Guide – Insider tips on staging, pricing, and marketing your home to attract the right buyers.
• Neighborhood Report – Get valuable insights about your area’s market trends, schools, and amenities that can boost your home’s appeal.
• Home Valuation – Find out what your home is really worth in today’s market with our easy-to-use valuation tool.
Summer's Heating Up in Kansas City
Time to cool off with some wet and wild fun!
Looking for an entertaining place to splash around with the whole family besides Worlds of Fun and Oceans of Fun?
Summit Waves in Lee’s Summit, Missouri
Ride the waves at Summit Waves, Lee’s Summit’s ultimate family water playground! Since 2008, this outdoor aquatic oasis has been turning up the fun with its epic 904-foot Action River, perfect for drifting and drifting, plus a massive 8,000-square-foot wave pool that’s all about catching those sweet summer vibes. Thrill seekers can zoom down body and tube slides, while fitness fans dive into the six-lane lap pool with diving boards ready to launch some serious cannonballs. Summit Waves isn’t just a pool, it’s a splash-tacular adventure for everyone!
Sar-Ko-Par Aquatic Center in Lenexa, Kansas
Dive into fun at Sar-Ko-Par Aquatics Center — the splash-tastic spot for water lovers of all ages! Little adventurers will adore the zero-depth pool with playful water features and a climbable play structure crowned by a giant dumping bucket ready to soak the whole crew. Float your cares away on the lazy river with its twists, turns, and bubbly currents, or make a splash in the eight-lane, 25-meter competition pool. For thrill seekers, the water slide complex delivers double the excitement with a speedy slide and a twisty inner tube ride. Sar-Ko-Par is your go-to for a day packed with splash, smiles, and sunshine!
Black Bob Bay in Olathe, Kansas
Make a splash and dive into summer fun at Black Bob Bay! Race down not one, but two thrilling raft water slides, float your worries away on the lazy river, or let the little ones explore the super fun shallow play areas designed just for them. Whether you’re aiming for a serious swim in the 50-meter pool’s lap lane or showing off your skills off the diving boards two 1-meters and two 3-meters the fun never stops. Plus, the baby pool is perfect for tiny splashers, and the family changing room keeps things easy and stress-free. Black Bob Bay is the ultimate spot to beat the heat and make unforgettable summer memories!
What’s going on in the Market
Calling all Buyers! Good news, Kansas City Regional Association of REALTORS® shows us there are more opportunities to explore options and find your dream home. If you’ve been waiting for the right moment to buy, now’s the time to take advantage and negotiate.
Looking ahead, the average sale price is signaling ongoing demand and strong equity growth. The market is still very desirable for sellers.
Patience is going to pay off in this market. Whether you’re a first-time home buyer or looking to upgrade, the Kansas City market has plenty to offer right now.
Buying, selling, or just exploring? The Gresham Group has you covered in Kansas City’s summer real estate market.
Summer Vibes
Find your dream home with the perfect playlist. Press play and let the house hunt begin!Â
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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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