Your timeline at a glance
Most first-time buyers in Johnson County start getting ready 6–12 months before they move. Check off each step as you go.
6–12 months out
Pull your credit reports and dispute any errors.
Pay down revolving balances and avoid opening new credit.
Open a Kansas First-Time Home Buyer Savings Account: deduct up to $3,000 (single) or $6,000 (joint) a year from Kansas income.
Set a savings target for your down payment, closing costs and a cash cushion.
3–6 months out
Pick 2–3 target cities (Lenexa, Overland Park, Shawnee…) and your must-have school districts.
Look up real property tax bills for sample homes on the Johnson County Property Tax Viewer.
Ask lenders which down payment assistance programs they offer.
Book a free strategy call with your agent.
1–3 months out
Get fully pre-approved, not just pre-qualified. Compare at least 2–3 Loan Estimates.
Gather documents: 2 years of W-2s and tax returns, 30 days of pay stubs, 2–3 months of bank statements, ID.
Tour homes and narrow down your price range and neighborhoods.
Under contract
Deliver earnest money on time.
Schedule a general inspection, a radon test and a sewer scope the day your offer is accepted.
Review HOA dues, covenants and any special assessments.
Lock your rate and answer lender requests within 24 hours.
Get homeowners insurance quotes (ask about hail and roof coverage).
Closing week
Review your Closing Disclosure (you get it at least 3 business days before closing).
Do the final walkthrough and confirm agreed repairs.
Wire funds only after verifying the instructions by phone with your title company.
Monthly payment worksheet
Lenders qualify you on the full monthly payment, not just the price. Fill this in for any home you’re serious about.
Line item | How to estimate | Your number |
|---|---|---|
Principal & interest | From your lender’s Loan Estimate | |
Property taxes | Appraised value × 11.5% × mill levy ÷ 1,000 ÷ 12 (or use the actual tax bill) | |
Homeowners insurance | Quote from your insurance agent ÷ 12 | |
Mortgage insurance (PMI/MIP) | Usually applies under 20% down; from your lender | |
HOA dues | From the listing or HOA (convert to monthly) | |
Total monthly payment |
Johnson County property tax example: a $400,000 home × 11.5% = $46,000 assessed value. At an illustrative 120 mills, that’s about $5,520 a year, or $460 a month. Your real levy depends on the exact address, city and school district.
Kansas perks to use
First-Time Home Buyer Savings Account: state tax deduction on contributions. Lifetime caps are $24,000 / $48,000 and the account maximum is $50,000. Report it on Schedule FHBS.
No state transfer tax and no mortgage registration tax (ended January 1, 2019).
Down payment assistance: Kansas Housing Resources Corporation and FHLBank Topeka programs through participating lenders. Income and price limits apply.
Questions to ask every lender
What rate, points and lender fees are in my Loan Estimate?
Which first-time buyer and down payment assistance programs do you offer?
How long does underwriting usually take for you right now?
Can you close in 30 days if needed?
Inspections that matter in JoCo
Your inspection window is short and set by your contract. Line these up before you write an offer.
Inspection | Why it matters here |
|---|---|
General home inspection | Roof (hail is common in KC), HVAC, plumbing, electrical, basement and foundation moisture. |
Radon test | K-State Extension reports Johnson County homes average 5.3 pCi/L, above the EPA’s 4.0 action level. Mitigation is common and fixable. |
Sewer scope | Camera inspection of the main line. Recommended for older homes in established neighborhoods. |
Cities at a glance
City | School districts you’ll commonly see |
|---|---|
Lenexa | Shawnee Mission, Olathe, De Soto |
Overland Park | Blue Valley, Shawnee Mission |
Shawnee | Shawnee Mission, De Soto |
District lines don’t follow city limits. Always verify the district by the exact address.
This guide is general information, not legal, tax or lending advice. Program rules, tax rates and limits change. Confirm details with your lender, a tax professional and official sources. Landon Nelson, REALTOR®, ReeceNichols Real Estate, 434 W 47th St, Kansas City MO 64112 · 816-709-4900.