If you want to understand where Johnson County home values are heading, watch where the concrete is being poured. In 2026, the answer is the southern edge of the county — and the anchor is Bluhawk.
Bluhawk: a 300-acre engine at 159th and US-69
Bluhawk is a roughly 300-acre mixed-use development in southern Overland Park that combines a sports destination with retail, dining, hotels, and housing. It’s anchored by the AdventHealth Sports Park — a 420,000-square-foot youth sports complex with ice rinks, courts, and turf that pulls traveling families into the area every weekend.
The next chapter is The Boundary, a 200,000-square-foot lifestyle center of restaurants, shops, a big screen, and green space that developers have compared to a suburban Power & Light District. Phase II broke ground in January 2026 to tie the retail and sports areas together with open-air gathering spaces, and Bluhawk’s first hotel opened in May 2026 — the first of three planned. New retailers keep arriving; L.L. Bean announced a store targeting summer 2027.
What it means for homeowners: amenities of this scale historically support demand in the surrounding neighborhoods. Homes south of 135th Street in Overland Park — especially in Blue Valley schools — sit in the direct path of that growth. If you own there, your timing on a sale matters; if you’re buying, you’re buying into infrastructure that’s still being built out.
Olathe: the new-construction engine
Olathe remains one of the strongest new-construction markets in the metro, with builders active across its southern and western edges. New construction is a different transaction than resale — builder contracts, upgrade pricing, and lot premiums all favor the builder unless you have representation. I’ve closed sales across Olathe, including a recent 15703 W 125th St closing, and I represent buyers at the builder’s table. My take on buying new construction the right way is coming in April.
Paola: the value play with room to grow
South of the county line, Paola offers acreage and space that Johnson County pricing no longer allows — and it’s drawing buyers who want land without leaving the metro’s orbit. I’ve sold in Paola, from acreage estates to in-town homes, and it’s a market I watch closely for clients priced out of the JoCo core.
How to use this
Development changes value, but it changes it unevenly — street by street. Before you buy or sell anywhere in this corridor, the question is where your property sits relative to what’s being built. That’s a conversation, not a search. Let’s have it.
Frequently asked questions
What is Bluhawk in Overland Park?
Bluhawk is a roughly 300-acre mixed-use development at 159th and US-69 anchored by the 420,000-square-foot AdventHealth Sports Park, with The Boundary retail and dining district, hotels, and housing.
Does development like Bluhawk raise nearby home values?
Large amenity developments historically support demand in surrounding neighborhoods, though the effect varies street by street. Homes in southern Overland Park within Blue Valley schools sit in the direct path of that growth.
Is Olathe a good place to buy new construction?
Olathe is one of the metro’s most active new-construction markets. Buyer representation matters, because builder contracts, upgrades, and lot premiums favor the builder without an agent.