The Kansas City Real Estate Podcast

Home Insurance Tips

On a recent episode of the Kansas City Real Estate Podcast, Joe and I had the pleasure of chatting with Paul Santos, an insurance expert, to help us better learn about the world of home insurance. We learn things like how the age of your roof and the elements it's exposed to are key factors that can lower or increase your home insurance premiums. We also made many many references to one of our favorite shows, The Simpsons. You'll learn some great tips, let me know what we missed.
This episode's free downloadable resource is our FREE Commercial Real Estate Due Diligence Checklist template. It's an Excel resource that will seriously up your game. Download it now at and make those deals shine.
 
 
How Your Roof Affects Your Home Insurance
Believe it or not, how your roof affects your home insurance more than you might think. Paul highlighted this at [6:14], noting that insurance companies really look at the likelihood of something terrible happening to your home.
Newer roofs can seriously impact your home insurance premium, generally leading to better rates because they're less likely to fall apart [6:21].
An old roof can be a major red flag, potentially leading insurance companies to hesitate to insure a home, which can significantly increase your premiums [6:40].
Having two layers of shingles can make it really hard (and expensive!) to insure, as it's difficult to assess potential damage underneath [8:06]. Replacing your roof with quality materials can save you headaches down the road.
 
Learn about Mortgage Requirements for Home Insurance
Paul clarified a few key points about mortgage requirements for home insurance.
If you have a mortgage, your lender will require you to have homeowners insurance [3:22].
This is because the bank has a vested interest in making sure the property is protected.
They won't close the loan if you don't have insurance [3:35].
 
What Underwriting Looks For
When it comes to underwriting, there are certain things insurance companies look for.
Underwriters are looking to make sure your walls don’t have holes or your roof doesn’t have a leak [6:03].
These are prime examples of issues that can lead to further damage and costly claims.
To prepare your home for inspection, keep it in good repair to avoid these red flags, as regular maintenance is key.
 
The Impact of Inquiries on Your Home Insurance Premium Rates
This one really surprised me.
Even just calling to ask how much your insurance would go up if something happened (like a broken bay window) could potentially increase your rates [13:17].
While we didn't dive into specific examples, the takeaway is clear be careful what you ask!
Make sure you understand your policy details before calling your insurance agent with random questions.
 
 
Liability Coverage. Protecting Yourself.
Paul explained a key component of homeowners insurance, which is hedging your liability if someone gets hurt on your property [15:58].
This covers you if someone slips and falls, or otherwise injures themselves on your property.
You can also get umbrella insurance for additional coverage beyond the standard policy limits [16:16].
 
Insurance: It's a Shared Risk
Insurance is essentially a shared risk, as Paul explained.
Everyone contributes [12:25].
Those who experience a covered loss can draw from it.
It's more expensive not to have insurance when something catastrophic happens, as you either break even or you're at a loss without it [11:51].
 
Owning a Home Outright. Do You Still Need Insurance?
Even if you own your home free and clear, he recommends having insurance.
If the worst happens (fire, tornado, etc.), you're at a total loss without it [19:12].
Plus, you still need liability coverage in case someone gets injured on your property [19:00].
 
Reading and Understanding Your Policy
This might sound obvious, but Paul emphasized the importance of actually reading your home insurance policy [57:05].
You need to know what you're actually covered for!
The last thing you want is to discover you're not covered when you thought you were.
 
Special Coverages: Earthquake and Flood Insurance
Paul pointed out that standard policies usually don't include earthquake or flood insurance [58:09].
If you live in an area prone to these events, you'll need to get separate policies.
Know your area and what normally happens.
 
The Cause of Damage
Paul was very clear that insurance is based off of what caused the damage [59:41].
If the damage was caused by something else then the thing you thought it was and that thing is not covered then you're not covered.
This is why understanding policy exclusions is so important. What's blocked from coverage? What happens if you neglect your home, and it causes further damage?
Home insurance can seem daunting, but understanding the basics can help you make informed decisions to protect your home and your wallet. A huge thanks to Paul for shedding light on this important topic!
Do you have any mind blowing insurance stories? Feel free to email me and I'll add it to this blog.
 
More From the Episode
We also discussed the things you should keep in mind when buying a policy with our friend Paul. We talk about the importance of budgeting for a kitchen remodeling project. 
You'll also get a brief overview of the Kansas City real estate market and some of the recent trends we're seeing. 
Insurance is an essential part of life, and it's important to make sure you have the right policy for your needs. There are a variety of factors you should consider when purchasing insurance, such as the type of coverage you need, the amount of coverage you need, and the company you're buying from. You should also make sure to read the fine print and understand all of the terms and conditions of your policy.
We also played with software that helps Joe write radio ads and video ads. 
The Kansas City real estate market is still seems to be a seller's market right now. Joe talks about Kansas City. We also briefly take a look at Lawrence Kansas.  
 
Links
https://ksrealtyagent.com/cities/lenexa/
 

Home negotiation tips

In this episode of the Kansas City real estate podcast, Joe the REALTOR® gives us insights about home negotiations from both the buying and selling side.
We also talk about what are the most common obstacles to overcome when navigating a home transaction. Bryan draws from his home buying experience in Lawrence Kansas. 
We then talk about some of our favorite smart home features. We love our smart home features! 
From being able to control the temperature from our phones to turning on the lights with a voice command, there are endless possibilities when it comes to making your home smarter. 
Joe's Expert House Negotiation
I had the chance to sit down with Joe Stephenson, a seasoned REALTOR® in Kansas City, and hear his wisdom on how to handle these tense conversations. He’s a master at balancing strategy, fairness, and the human element of real estate deals. Here are some of Joe’s best house negotiation tips to add to your house buying checklist. It'll help make the process a bit clearer. He makes me laugh a lot in this episode too.
1). Pay Attention to the Market Mood
Joe says you’ve got to read the room when making an offer. In areas where inventory is tight, it’s all about moving fast and standing out. You’re not so much engaging in a back-and-forth battle over price as you are crafting a strong, appealing first offer.
For buyers, this could mean skipping the idea of lowballing entirely. Instead, think about adding a little extra to your offer or giving the seller something they want, like a flexible move-out date or fewer contingencies. Sellers, on the other hand, should recognize when their home might need a price adjustment to attract buyers if it’s not getting bites quickly.
Joe shared a winning example where his clients bid $10,000 over asking price with a condition to limit showings after a day or two. That little move snagged the house for them. He explained the key was being aggressive enough to catch the seller’s attention without turning them off by sounding demanding.
 
“You would have really angered the seller if you'd said shut down showings right now. They just would have gotten defiant,” Joe told me during the podcast. A little tact goes a long way. (Timestamp 15:22)
 
2). Know What You Can Live With
Joe has this golden negotiation rule that stuck with me. He says you should make an offer where you can sleep at night, win or lose. If you don’t get the house, you should feel at peace knowing there wasn’t a dollar more you were willing to offer. If you do, you don’t want to lay awake stressing over a mortgage that feels impossible to manage.
This advice feels so practical because emotional decisions can cloud your judgment during these moments. Joe encourages his clients to look at the bigger picture. What’s your long-term comfort zone? What’s a deal-breaker? Keep those factors in the mix as you weigh your options.
 
“Make it an offer where you can sleep at night if you don't get the house, and you can sleep at night if you do,” he said, and it honestly made so much sense to me. (Timestamp 18:19)
 
3). Build Respect on Both Sides
Joe believes in keeping things professional but personal. He says a little goodwill can make negotiations smoother. Small concessions from sellers, like leaving a refrigerator, washing machine, or dryer, can make buyers feel like they’ve won something—even if it wasn’t a major ask. It’s that human touch that can prevent a deal from souring.
Joe shared a funny story about a buyer who wanted the seller to leave their TV behind. The seller politely declined because they loved that TV so much. While the TV stayed put, the buyer still walked away with the washer and dryer, which turned out to be a nice bonus.
And when things get tricky? A REALTOR like Joe helps mediate. He says, “You don’t want emotions to get in the way. That’s where I come in to help buffer any frustration between the buyer and seller.” For someone like me, who hates conflict, this sounds like a lifesaver.
 
“It doesn’t do a seller any good to take something people are expecting to stay… Just be upfront,” Joe explained when talking about sticky situations over unexpected removals, like basketball hoops and drapes. (Timestamp 8:52)
 
 
 
4). Multiple Offers Mean Strategy
Joe also shared his thoughts on what to do in a bidding war. If there’s more than one offer on the table, you’ve got to make yours shine. Price isn’t the only factor sellers consider. Think about offering sweeteners, like covering closing costs or closing dates that align with their schedule.
He told me about a family who asked to delay closing because their child was graduating high school. Joe’s clients took it in stride and accommodated the request. That small gesture helped seal the deal, and both parties left happy.
 
“They got 10 grand more than they thought, and my buyers ended up in a house that was a better fit for them,” Joe said about one such win-win situation. (Timestamp 17:29)
 
Check Back for Updates About Negotiation
Joe’s style stands out because he’s not about playing games. He’s realistic, fair, and focused on helping people find common ground. Negotiations don’t have to be battles. Instead, they’re chances to problem-solve and work toward a solution both sides can feel good about.
If I could sum up Joe’s house negotiation tips in a single thought, it would be this: approach each step with clarity, empathy, and purpose. It’s about finding that balance where everyone walks away feeling like they got what they needed.
Take Joe’s advice and go into negotiations ready to respect the process, make thoughtful moves, and keep your ultimate goals in mind.
Here’s hoping your next deal is a win on all fronts.

Tips to increase value

We'll give you our thoughts on each of these topics and let you know what we think is the best option for you.
Today's real estate podcast episode is dedicated to practical home improvement ideas that can make a real difference. Forget cookie-cutter advice; we’re talking creative approaches and solid strategies mixed with a good dose of humor.
For your real estate professionals, we loving talking about our free tools. Today's downloadable resource is our free real estate listing checklist, available in excel and pdf format. enjoy!
Here is a break down of our home improvement discussion and adding value to your house portion of our episode.
Johnson County Kansas Home Prices Over 10 Years
 
Landscaping
Here is an example of a well-built, great looking fence I found from the Spring Fence Company. 
A wooden fence can significantly enhance the value of a home by boosting curb appeal, providing privacy, and improving security, features that are highly attractive to potential buyers. The key to maximizing this value lies in ensuring the fence is visually appealing, professionally installed, and well-maintained.
 
 
According to Progressive, a poorly constructed or neglected fence can have the opposite effect, detracting from the property’s overall appeal. Professional installation ensures the fence is not only structurally sound but also complements the home’s aesthetic and aligns with neighborhood standards. A well-built wooden fence can add value by enhancing the visual appeal and functionality of a property, but its condition and quality are critical factors in determining its impact on home value. 
Turning Space into Gold
One of my favorite, most best ways to give you a good chance to add value is to add living space. It’s like real estate’s golden rule. Bigger and more functional spaces attract buyers and increase rent potential for investors.
Rethink Your Garage
Ever thought about your garage? Converting part of a four-car garage into livable space is a clever idea. It could become a home office, a studio, or even a stylish lounge area for sipping coffee while pretending to work.
Make It Count as Living Space
The key to adding value is ensuring the space counts as official living square footage. Add HVAC, windows, and the right flooring to make it functional and appealing.
A Smart Move for Investors
For investors, this approach avoids heavy demolition and time-consuming permits compared to external expansions. It’s a practical way to add value without the headaches.
Your Space, Your Rules
And if you’re just looking for a personal retreat? Use the space for a podcast studio, a binge-watching haven, or even a jet ski storage spot. It’s your call!
Kitchens Are Always King
Every home improvement wishlist should include the kitchen. Why? Because it’s the heart of the home. Buyers and renters obsess over sleek countertops, updated appliances, and cabinets that don’t look like they’ve wandered out of a time capsule.
Kitchen Upgrades Offer Big Returns
Joe reminded us during the podcast that kitchen upgrades often come close to giving you a dollar-for-dollar return on investment. That means, if you’re putting money anywhere, the kitchen is where you’ll probably get it back. Think about refreshing cabinets, upgrading to quartz or granite for counters, or replacing those old appliances with shiny, energy-efficient models that say, “Yes, this house is worth every penny.”
Small Changes, Big Impact
Even small touches can go a long way. Switching out dated hardware or adding a fancy backsplash can modernize the space without blowing your budget. And for investors? It’s the upgrade that keeps tenants happy, which means fewer turnovers.
Master Bathrooms Need Some TLC
Here’s a simple truth—people like their bathrooms to be private and functional. Joe made a great point about adding a private stool room to a master bath. It’s the kind of upgrade that folks don’t necessarily notice when it’s there, but they definitely notice when it’s not. Nobody wants to feel on display during their, uh, personal time.
Upgrade the Bathrooms
Master bathrooms are another spot where your efforts can really count. Modernize the shower, add some dual vanities, or throw in heated floors for that luxury touch. For long-term investors, upgrades like these mean higher rent potentials and happier tenants. And for homeowners? Well, you get to soak in that spa-like shower at the end of a long day—win-win.
Don’t Forget Practical Upgrades
And now, a tip that might not be glamorous but definitely pays off. HVAC systems. Windows. Roofs. Sure, they’re not as exciting as a marble island in your kitchen, but buyers and renters look at these upgrades like gold. A new heating and air system screams “efficiency.” Same with new windows—lower utilities and a fresh look go a long way. Got an older roof? Updating it is another way to make your home stand out when it’s time to sell or rent.
People Love Move-In Ready Houses
Here’s what to remember about these upgrades—they make your house move-in ready. Buyers and renters want low-maintenance, no-hassle living, and these kinds of updates deliver exactly that. Plus, if you’re an investor, it sets you apart in competitive markets because tenants love a property that’s cared for.
Where Are You Spending That $10K?
Now, we all laughed about Bryan’s dream of upgrading his garage, but the honest truth is, where you spend your money should be driven by what your home needs most—and what will make a noticeable impact.
If you’ve got an unfinished basement, for example, consider whether transforming that into a sleek rec room or home theater might raise the overall appeal. On the other hand, if your curb appeal is lacking, think about sprucing things up with landscaping, a modern front door, or better lighting. And yes, before we forget, don’t rule out buying something ridiculous like a jet ski to make your house the most desirable one in town—it’s technically staging, right?
Final Thoughts on Value and Vision
Every house has potential, but the real trick is knowing where to put your dollars to see results. It could be as practical as a new HVAC system or as fun as turning unutilized space into a stunning home office or media room. For real estate investors, think long-term—and always think about what’s going to make the next buyer or tenant fall in love with the space.
Are kitchens where your heart lies? Or would you rather make your master bath the highlight of your home? No matter the route you take, it’s worth planning carefully. And remember Joe’s sage advice—get a sewer inspection! After all, nothing ruins a gorgeous remodel like an unexpected surprise underground.
Subscribe to Our Real Estate Podcast
We home you enjoyed our discussion about niche real estate agents, home upgrade ideas, and being a real estate agent in Leawood vs being a real estate agent in  Prairie Village KS.
Consider subscribing. 

How to be a top agent

This Episode's Free Online Resource for Rental Property Owners
Free Rental Property Expenses Worksheet (xls Spreadsheet)
Enjoy!
What Makes a Great Real Estate Agent?
I asked Joe what makes a top real estate. He thought it was an interesting question, and here is where he landed. Add your ideas in the comments section.
Being a top real estate agent takes more than just knowing the market or signing on the dotted line. It’s a dynamic, client-driven job that requires a combination of specific skills, a polished approach, and a willingness to adapt. Y
You need listening ears and flexible schedules. Here’s what goes into making a truly excellent real estate professional, as discussed in the first episode of our podcast.
Joe shares his perspective on what it takes to Prairie Village, Kansas. He goes into detail about the process and timelines for selling one's home as well other topics related including communication with him or other agents involved during this time period.
 
A Funny Video Joe and I Made
"10 Essential Skills for Real Estate Agents"
 
Listening is Where It All Starts
A great real estate agent knows that their client isn’t just a person—they’re the boss. If it’s helping a seller put their home on the market or guiding a buyer to their dream house, then listening is key. It’s about understanding what the client needs, their goals, and even their quirks.
For buyers, this means asking the right questions during consultations
How many bedrooms and bathrooms do you need?
What's your budget?
What's something unique or specific you’re looking for in a home?
The best agents pay attention to all these details. And they ask one more question Joe swears by when working with clients: “What haven’t we talked about yet?” (write that one down).
For sellers, listening means understanding your timeline and the unique details of the home. Only by truly understanding the client’s needs can an agent successfully help them achieve their goals.
 
Flexibility Is a Must
A real estate agent’s clock has no fixed hours. Buyers and sellers often need assistance outside the traditional 9-to-5 window, particularly on evenings and weekends. A top agent embraces this unpredictability, ensuring they’re available when their clients need them most.
For Joe, this wide-open schedule comes with territory that sprawls. Covering the greater Kansas City metro area, or even crisscrossing from Kansas to Missouri, means adapting to wherever a client’s needs may take him.
 
Communication is Everything
Another hallmark of an exceptional real estate agent is effective communication. And that means staying on top of every detail.
Clients don’t live in the real estate world, so they rely on their agent to explain what’s happening at every stage, from listing the house to inspections, and finally, closing the deal.
Joe highlighted the importance of walking clients through the process to eliminate any confusion or surprises. Clear communication also extends to the other parties involved, like lenders, inspectors, and title companies. Keeping open lines of communication ensures everything flows smoothly.
 
Building Rapport Quickly
Buying or selling a home is a big deal, so clients naturally want to work with someone they feel comfortable around. Top real estate agents know how to establish trust and rapport with their clients. It’s not just about transaction details, it’s making sure clients feel heard, respected, and at ease during what can be an overwhelming process.
Joe noted that this skill isn’t automatic, you develop it over time, with experience. Being genuine, personable, and approachable goes a long way in forging strong, professional relationships.
 
The Power of Knowledge and Experience
A great agent doesn’t just know the local market; they know how to make it work for their clients. This includes:
Know and understand neighborhood trends.
Pricing homes appropriately for their value.
Staging techniques to make homes shine online and in person.
Attention to practical checklists, like ensuring homes are photographed by professionals.
Joe also pointed out how being familiar with processes (like navigating the MLS or understanding comparable sales) helps agents confidently guide their clients. But even someone with experience continually learns and evolves. For example, housing markets shift, and what worked five years ago won’t always apply today.
 
Passion is the Secret Sauce
If there’s one thing that sets a top-tier real estate agent apart, it’s their love for what they do. Passion shows in the effort they bring to the table. If it’s walking alongside clients on their first home-buying adventure or helping sellers maximize the value of their property, then a great agent genuinely enjoys each step of the process.
Joe embodies this passion, thriving on the variety and excitement that comes with working across Kansas City’s sprawling metro area. For him, real estate is never boring.
Wrapping It All Up
What makes a great real estate agent? Listening skills. Flexibility. Communication. Rapport-building. Knowledge. And above all, passion. When an agent commits to these values, their work speaks for itself—and their clients walk away happy.
Are you in the Kansas City area and looking to buy or sell a home? Joe Stephenson is here to help you with professionalism, expertise, and good humor. Reach out and take the first step toward your next big move.
Summary
Joe provides insight into popular housing choices by area residents which may interests you if considering moving there soon!
We go into what it's like in that part of the area and what kind of houses one can expect to find there. Joe also goes into what's popular as a home buyer in that area. 
We then talk about what it takes to be one of the Overland Park KS. There are many factors that go into becoming among the best that include:
Listening
Flexibility
Market Knowledge
Communication
Joe talks about how each of these factors play a role in his professional career. 
We finally have some time to talk about laptops and why we use the ones we use. We talk about touch screens, Macs, PCs, and break down what we look for in a good laptop to help us do our work. 
It's the first episode of the Kansas City Real Estate Podcast! We hope you enjoy. 
KS Realty Agents Website
 
 
 
 

Joe's Love for Lenexa

This Episode's Free Real Estate Agent Resource
Free Real Estate Agent Tax Deductions Worksheet (excel, PDF)
 
Lenexa Kansas is a great place to be a real estate agent. In this podcast, Joe the REALTOR® talks about some of the great things about being a real estate agent here and why it's such a great place to live and work.
We will also learn about the luxury real estate in KC. Joe provides an overview of the market and some of the most luxurious properties in town. If you're looking to buy or sell a high-end property, this is a great resource.
We also attempt to answer the question "How do I know it’s the right time to sell my home?"
 
Joe's Advice on Staging a House
 
Joe Stevenson knows Lenexa, Kansas inside and out. This isn’t just because he’s one of the top real estate agents in the Kansas City metro area, but also because he once called Lenexa home. His personal experiences, combined with his professional insights as a dedicated real estate agent, paint a vivid picture of why Lenexa real estate agents love connecting buyers and sellers to this thriving community.
Want to know what makes Lenexa KS an exceptional place to live? Joe has a lot to say, and his perspective on family-friendly neighborhoods, quick commutes, and unbeatable amenities is packed with helpful advice, humor, and deep knowledge of the Lenexa real estate market.
Joe’s Time Living in Lenexa
Joe didn’t just work with property owners in Lenexa—he lived there. His former residence on Cedar St provided him the same benefits he highlights to his clients as a top real estate agent. With Shaie Mission Park less than a mile away, easy access to major highways like 435 and I-35, and a safe, welcoming neighborhood, Joe embraced everything Lenexa had to offer.
"I lived close to some fantastic places," Joe reminisced. "Shawnee Mission Park, Black Hoof Park, and the Lenexa City Center were all nearby. My neighborhood had this cozy yet modern feel, and I didn’t need to go far for good food or quick services."
Joe admits that he loved the combination of convenience and charm Lenexa provided. As someone who has helped sell houses quickly in Lenexa and guided first-time home buyers, he knows that Lenexa KS checks all the boxes for families and professionals alike.
 
 
Parks, Nature, and Recreation
Outdoor enthusiasts and families take note—Lenexa does an amazing job maintaining its parks and recreational spaces. Black Hoof Park, home to Lake Lenexa, offers trails, picnic shelters, and that perfect "Sunday funday" vibe. For those with water-loving hobbies, this spot is great for canoeing or simple lakeside relaxation.
"There’s something calming about hopping into a canoe at Lake Lenexa," Joe says. "Even when the workweek gets hectic, Lenexa’s parks remind you to slow down."
And for those who crave a larger park experience, Shaie Mission Park is right next door. With a lake, trails, and an off-leash dog area, it feels like a mini vacation just around the corner. Buyers consistently ask about properties near these parks, making them a big draw for both sellers and buyers alike.
 
Proximity to Everything
The Lenexa housing market attracts buyers who value accessibility. The city’s location within Johnson County means residents can commute to Overland Park, Kansas City, or even Lee’s Summit without a hitch. Kansas City real estate agents like Joe often tell buyers looking for convenience to consider Lenexa’s strategic spot in the metro.
"Traffic stress isn’t something Lenexa homeowners deal with much," Joe explains. "The City Center area pulls in professionals and families for dining, shopping, and entertainment, but you’re never too far from major venues like downtown Kansas City or the Legends."
Buy a house in Lenexa, and you won’t struggle to connect your new home to your favorite destinations.
 
 
Entertainment and Amenities
Lenexa’s City Center is at the heart of its growth in entertainment options. Residents can enjoy local restaurants, family-friendly recreational facilities, and even quirky spots for games like shuffleboard. You won’t need to go far for a great burger or a quick trivia night.
Joe believes this focus on making suburbs engaging is one of Lenexa’s best qualities.
"The BBQ competition events, parks, and entertainment aren’t just for kids or families—they’re for everyone. You don’t have to feel like the city dies down after 7 pm," he jokes.
 
Tips for Buying or Selling in Lenexa
Real estate agents in Lenexa KS love emphasizing the variety of properties available. From luxury homes to as-is properties perfect for cash buyers, Lenexa offers something for everyone. Joe advises buyers to work with agents who know the area thoroughly for the best chance at success.
"If you’re a first-time homebuyer or considering selling your house fast in Lenexa, you need an agent who can handle the real estate market confidently," Joe says. Experience counts during negotiations, and top seller’s agents will know how to handle every stage of the transaction, from setting fair prices to coordinating open houses.
For anyone relocating, finding the perfect real estate agent in Lenexa ensures a smooth and stress-free process. With Keller Williams Realty Partners and other experienced brokers in the area, professional help isn’t hard to come by.
 
Blog Post
How to Sell Your House in Lenexa Kansas
 
 
Lenexa Delivers on Every Level
Ask any top real estate agent about Lenexa, and they’ll tell you it strikes the right balance between modern amenities and neighborhood charm. Families love the parks and school districts, professionals benefit from quick commutes, and first-time home buyers enjoy the competitive market.
Joe says it best. "Every property sale I’ve worked in Lenexa has been enjoyable—there’s something special about buyers realizing they’ve found the right house there. I don’t just sell real estate; I introduce clients to a community they’ll love."
For anyone unsure if Lenexa fits their needs, consider the recommendations of experts like Joe Stevenson. Reach out to top agents in Lenexa KS, explore properties online, or visit one of the city’s open houses. It’s a perfect beginning to your next chapter in a city that truly has it all.
Take the first step, contact a Lenexa real estate agent today and discover why so many professionals, families, and first-time buyers are thrilled to call Lenexa home.
 
Check Back for Updates
Joe Stevenson knows Lenexa, Kansas inside and out. This isn’t just because he’s one of the top real estate agents in the Kansas City metro area, but also because he once called Lenexa home.
His personal experiences, combined with his professional insights as a real estate agent, make him the go-to person for anyone looking to buy houses or sell their house fast in Lenexa. Maybe you’re a first-time buyer, seasoned investor, or even looking for cash buyers who can make a fair cash offer, and Joe has the expertise to guide you through the real estate market.
Selling a house fast can feel a rough experience, but Joe assures homeowners that the process doesn’t have to be stressful.
Things like managing closing dates to helping sellers find cash home buyers willing to pay cash for a house as is, he simplifies every step. With his focus on reducing closing costs and securing a fair price, Joe ensures a seamless experience for those wanting to sell their house quickly. For buyers, even if it’s finding a cash offer or negotiating in the competitive market, Joe connects people to the homes and communities they’ll love.
Want to know what makes Lenexa KS an exceptional place to live? Joe has a lot to say, and his perspective on family-friendly neighborhoods, quick commutes, and unbeatable amenities is packed with helpful advice, humor, and deep knowledge of the Lenexa real estate market.

The Tax Season Episode

Get ready for tax season, Kansas City real estate agents! On this episode of the Kansas City Real Estate Podcast, host Joe Stephenson shares helpful tips to make navigating tax time a breeze. He covers common tax write-offs for agents, including vehicle expenses, marketing costs, office supplies, and more. Joe also emphasizes the importance of tracking expenses, saving receipts, and using tools to stay organized all year long. Plus, he breaks down what a profit and loss statement is, why it matters, and how it can simplify your business and tax preparation.
We also have some helpful resources to help you stay on top of your finances. Check out this easy-to-use real estate agent profit and loss statement template to keep your business on track. Need help with deductions? Download this real estate agent tax deduction spreadsheet. And for overall expense tracking, you won’t want to miss the real estate agent expenses spreadsheet.
Friendly reminder - Joe isn’t a CPA, so be sure to consult your tax professional for personalized advice. So please do not use this episode as your official tax advice or anything like that. This is for informational purposes only. Please contact a tax professional for tax advice. 
Subscribe to the podcast for more real estate insights, and don’t forget to share this episode with a colleague who might need a hand this tax season.

First time buyer in OP

In today’s podcast, we talk about how to run an effective open house. You definitely need an open house sign in sheet, and you should follow an open house checklist to maintain consistent quality. 
We also provide tips and tricks for first time home buyers in Overland Park ks, as well as discussing open houses and HOAs. We also get into the experience from the real estate agent perspective. If so, you may be wondering where to start. This podcast episode will help guide you through the process of buying your first home. We'll provide some tips and tricks to make the process as smooth as possible. So whether you're just starting out or looking to upgrade your current property make sure listen! You will also hear a discussion about open houses and HOAs.
Buying a home for the first time can be as exciting as it is confusing. On our recent podcast episode, I sat down with Joe Stevenson (REALTOR®) to discuss the ins and outs of first-time home buying in Overland Park, Kansas.
As always, he provides his helpful advice, real-world insights, and even a few laughs along the way. Here's a recap of the major takeaways, sprinkled with Joe’s expertise and genuine passion for helping buyers achieve their dreams.
 
Johnson County Home Value Growth Over 10 Years
 
Today's Free Resource for Real estate Agents
Free Home Buying Spreadsheet
 
Know the Mindset of First-Time Buyers
According to Joe, many first-time home buyers are motivated by a desire to stop renting and start building equity in their own property. While a significant percentage of buyers are young professionals, often college graduates, Joe emphasizes that homeownership isn’t limited by education. The key ingredients? Financial stability, steady income, and savings.
Joe also notes that first-time buyers often come into the process with a mix of excitement and nerves. That’s completely normal, and Joe’s role is to help guide them with clarity and empathy.
The All-Important First Step
Before falling in love with your dream home, Joe strongly advises meeting with a lender first. This essential step includes assessing your financial picture, focusing on critical factors like your debt-to-income ratio, credit score, and proof of income over the past two years. Pre-approval will help set your budget and allow you to focus on homes you’re realistically able to purchase.
Joe knows how exciting it is to begin the search, but he reminds buyers that patience and financial preparedness will make the process smoother in the long run.
Challenges in Today’s Market
The housing market in Overland Park is hot right now. With high prices and limited inventory, buyers need to be ready to act fast and get competitive, often bidding above the asking price.
(Please note, this episode was recorded in 2022)
Joe emphasizes the importance of being strategic. For example, if your budget is $225,000, you may need to focus on homes listed closer to $175,000 to leave room for bidding wars. Buyers should also understand that the process might take a bit longer, as it’s common to make offers on multiple homes before successfully landing one.
Joe’s calming advice? Stay optimistic, patient, and persistent. The right home is out there—you just might need to jump a few hurdles to get there.
 
 
Personalized Guidance Through the Buyer Consultation
One of Joe’s favorite parts of the process is the buyer consultation, where he gets to deeply understand a client’s individual needs. This step is all about listening. Whether it’s the number of bedrooms, proximity to work or schools, preferred neighborhoods, or even avoiding certain features like a corner lot, every detail helps Joe shape a tailored home search experience.
Joe also leverages tools like the MLS (Multiple Listing Service) to provide buyers with a competitive edge by surfacing homes that may not yet appear on public platforms like Zillow.
Open Houses and Appraisal Insights
Open houses aren’t always the secret to success in a seller’s market, but they can still play a small role in the search. Joe explains that open houses offer additional exposure for both buyers and sellers, and for agents, it’s also an excellent networking opportunity.
When it comes to appraisals, Joe shares this important tip for first-time buyers navigating tight competition - be open about your contingencies and understand what happens if a home doesn’t appraise for the sale price. Things like considering renegotiations and being prepared to walk away are all possible outcomes, so clarity is key.
Buying Condos and HOA Considerations
For buyers considering condos or homes in maintenance-provided communities, Joe offers a heads-up about Homeowners’ Association (HOA) fees. These fees often cover amenities like lawn care, pools, and insurance, but they can be pricey. Always check HOA reserves and ask about upcoming special assessments to avoid surprise costs for major repairs.
Joe shares a helpful story about a friend who avoided purchasing a condo due to an anticipated $15,000 repair bill, a perfect example of why due diligence is so important.
 
Joe’s Guiding Philosophy
One of the standout moments from the episode is Joe’s simple yet powerful advice for making an offer in a challenging market:
“Write an offer where you’re going to be able to sleep at night if you don’t get the house, and you’re going to be able to sleep at night if you do get the house.”
This wise approach helps buyers strike a healthy balance between ambition and financial reality.
We Had a Few Laughs Along the Way
Of course, the podcast isn’t all business. We shared some light-hearted anecdotes, including a funny take on Sonic drink combinations, a memorable (and unrealistic) portrayal of open house timing from Better Call Saul, and musings about HOA quirks like backyard chicken coops and RV parking.
Check Back for Updates
First-time home buying in Overland Park can be as exciting as it is challenging, but with the right preparation, strategy, and guidance, it’s entirely achievable. Joe Stevenson’s wealth of experience shines throughout this conversation, offering practical tips to help buyers at every stage of the process.
If you’re ready to take the leap, tune in to the full episode of the Kansas City Real Estate Podcast for even more advice, laughs, and actionable insights. For personal guidance on buying or selling, don’t hesitate to reach out to Joe Stevenson—your trusted partner in Overland Park real estate.
Be sure to like, subscribe, and share the podcast for more helpful discussions.

JoCo investing ideas

In this episode of The Kansas City Real Estate Podcast, we discuss the Sharper Image, Trump Steaks, Starter Homes, cameras, and Home Prices in Kansas City. Bryan talks about the Sharper Image and how much he loved going there to look at the interesting products. We also take a look at Trump Steaks since they were sold at The Sharper Image. 
We then move on to starter homes in the Kansas City area and explore whether or not they are a good option for first-time home buyers.
Finally, we take a look at the current state of the housing market in Kansas City and discuss whether or not home prices are increasing or decreasing.
Note: This episode was initially recorded in 2022, and has been updated for a better experience. 
 
This Episode's Free Resources for Real Estate Agent
Free House Flipping Spreadsheet
 
 
One of the perks of hosting a podcast with someone like Joe Stephenson, a seasoned REALTOR® in Kansas City, is that you can’t help but soak up some serious knowledge. This guy has been in the game for over 20 years, so when he talks about real estate, you listen, especially when the topic is property investing.
During one of our recent episodes, we dove into several corners of the real estate market, from starter homes to vacation rentals, and sprinkled in some laughs along the way, of course. Here’s a summary of the investment lessons and insights I picked up from our chat.
The Realities of Low-Cost Homes
We started with the fantasy of buying a home under $50,000. Sounds like a steal, right? Well, it turns out those homes either need a ton of work or aren’t even close to being livable. Joe talked about walking into one house where the roof had a gaping hole—it was way closer to a set from a post-apocalyptic movie than a “home sweet home.”
“Most of these homes are cash-only deals,” he said. Banks won’t touch them because the condition is just too bad. While that might scare the typical buyer, it doesn’t scare investors or handy buyers who see potential in fixing them up. It's a tough game, though. You walk into these places and have to figure out if it’s worth saving—or if you’re just buying yourself a headache.
Longer Listings & Market Perception
We also touched on the idea of listings that seem to hang around forever. Have you driven past a property with the same “For Sale” sign in the yard for years? It turns out that isn’t always a good look.
Joe explained how prolonged listings can actually hurt an agent’s reputation. “You want to show people you can sell the property, not just park your sign in a visible yard.” It’s a balancing act—you want the exposure, but at the end of the day, closing the deal is what counts.
 
Investors Rule This Space
If you’re dreaming of buying a fixer-upper for cheap, you’re probably up against seasoned investors. Joe pulled back the curtain on how this crowd operates. A lot of them snag properties through wholesalers, who find deals off-market and resell them before the average buyer even knows about them.
“A lot of these homes don’t even hit the MLS,” he shared. If you’re serious about investing, you’ve got to play the game differently, know your strategy, and figure out your niche—whether that’s flipping, long-term renting, or holding onto a property for appreciation.
Real Estate Is a Solid Inflation Hedge
Here’s something I didn’t fully appreciate until this conversation—real estate holds up shockingly well against inflation. Joe broke it down simply. “If you’ve got $100,000 in cash, it’s losing value as inflation creeps up. But if you buy a $100,000 house, it’s probably keeping up with inflation—or even beating it.”
It made so much sense. While cash sits and loses buying power, a house is not only a tangible asset but also something people will always need. That stability is huge.
The Short-Term Rental Market Is Hot
One of my favorite parts of the conversation was when we talked about vacation properties and short-term rentals. Joe's got some great insights into how areas like Lake of the Ozarks or Kansas City are goldmines for Airbnb and Vrbo listings.
“During Chiefs game weekends, short-term rentals charge five times their normal rate,” he said. Can you imagine? It’s those kinds of spikes that make vacation rentals such a lucrative investment, whether it's a cozy lake house or something near a big event hub.
 
Relevant Blog Post 
How to Analyze a Short Term Rental
The Magic of 1031 Exchanges
We also got into the nitty-gritty of 1031 exchanges. If you’re unfamiliar, 1031 exchanges allow investors to sell one property and reinvest the proceeds into another, tax-free (as long as they meet the requirements). It’s a game-changer for scaling up your investments.
That said, Joe didn’t sugarcoat the process. “These are great tools,” he explained, “but they require planning. You can’t just wing it.” It’s not something beginners should jump into lightly, but it’s a smart strategy for seasoned investors.
Adjusting to Higher Interest Rates
With the current interest rate situation, we also talked about how buyers are navigating the shift. Rates are higher than they were a couple of years ago, but people adjust. “Someone house-hunting at $350,000 last year might be shopping at $300,000 now,” Joe pointed out. It’s all about resetting expectations while still staying within reach of your long-term goals.
Takeaways for Investors
By the end of our chat, I was seeing property investing with fresh eyes. Here are the major takeaways anyone considering an investment should keep in mind:
Do Your Homework. Understanding the market, financing options, and risks is half the battle.
Know Your Goals. Are you flipping for quick cash? Renting for income? Holding for appreciation? Start with a clear focus.
Prepare for the Unexpected. Whether it’s surprise repairs on a fixer-upper or shifts in market demand, investing isn’t without its risks.
Leverage What’s Available. Whether it's short-term rentals, long-term holds, or tools like 1031 exchanges, there are ways to make smart moves.
Fixer-Uppers for Cash Buyers
Look for low-cost homes in disrepair that can be purchased with cash and renovated for resale or rental income. Be prepared for significant repairs and challenges with financing.
Johnson County KS Investing Ideas that Were Discussed
Short-Term Rentals in High-Demand Areas
Invest in properties near vacation destinations or event hubs (e.g., Lake of the Ozarks, Kansas City) to capitalize on seasonal spikes in demand through platforms like Airbnb or Vrbo. Check out resources like our free short term rental agreement template. 
Vacation Homes for Long-Term Appreciation
Consider buying in popular vacation spots like Breckenridge or Key West, where properties tend to appreciate over time, though they may be more vulnerable during economic downturns.
Leverage 1031 Exchanges
Use this tax-deferral strategy to sell one property and reinvest the proceeds into another, allowing you to scale your portfolio without paying capital gains taxes (if done correctly).
Invest in Real Estate as an Inflation Hedge
Purchase properties to protect your money from inflation, as real estate values tend to keep pace with or exceed inflation rates over time.
Wholesaling for Quick Profits
Explore wholesaling, where you buy properties off-market and resell them quickly to other investors for a profit. This requires market knowledge and fast decision-making.
Adjust to Market Conditions
In a high-interest-rate environment, focus on properties within adjusted budgets or consider smaller investments that still align with your long-term goals.
Starter Homes for First-Time Investors
Look for affordable, habitable homes that can serve as entry points into the market, especially if you’re handy and willing to take on minor renovations.
Invest in High-Visibility Properties
Target homes on busy streets or in well-trafficked areas to maximize exposure, but ensure they’re priced competitively to sell quickly.
Diversify with Rental Properties
Build a portfolio of long-term rental properties to generate steady cash flow, especially in areas with stable demand.
Check Back for Updates
There’s something inherently exciting about the idea of real estate investing. It’s not just about money, it’s about strategy, adaptability, and finding those hidden gems that could set you up for years to come. Sure, the market has its challenges, but there’s also incredible opportunity if you’re willing to put in the work and get creative.
Joe summed it up perfectly during the episode. “Real estate investing isn’t just about owning property, it’s about knowing when to seize an opportunity.”
Listening to him made me want to take a closer look at what’s out there, whether it’s a cheap fixer-upper or a dreamy vacation rental. Who knows, maybe my first property investment will come with a nice view of Lake of the Ozarks, and if it does, I’m chalking it up to Joe’s wisdom (and maybe asking him to lend a hand on the paperwork).
 
 
 

Selling to Developers

Looking for a new home in the KC area? You'll want to hear this podcast discussion with Joe the REALTOR®!
He shares some great insights on the current housing market, what's hot right now in terms of design and features, and even tips on how to get started in the business yourself.
We also talk about our trip to the Chapel Hill upscale living area in Overland Park. Weichert REALTORS® are listing the homes in that area. Joe talks about the KC area home builders who work in that living area. 
 
This Episode's Free Resource for Real Estate Agents
Free Home Building Checklist
 
 
 
When it comes to real estate development, there's always something exciting happening in growing cities like Kansas City. REALTOR® Joe Stephenson recently joined a podcast to share his valuable insights into residential projects, market value, and the evolving real estate landscape. Here's a breakdown of what we learned.
 
The Process Behind Selling Land to a Developer
Selling land for development is another avenue for property owners to consider. Chapel Hill itself was once undeveloped farmland, and as Stephenson noted, some farmers see selling their land as their retirement plan. However, selling to a developer involves more than just agreeing on a price.
“Selling land requires due diligence,” Stephenson explained. Factors like zoning, feasibility contingencies, and location play a massive role in ensuring a successful transaction. Owners should also be prepared to negotiate terms around permits, closing dates, and contracts, as these details can make or break a deal.
For example, the purchase agreement surrounding developed land often includes earnest money to ensure mutual acceptance between the buyer and seller. Attorneys can help mitigate risk during the process, while professional advice from a real estate agent can guide the property owner toward a fair market value.
 
Maximizing Value for Buyers, Sellers, and Investors
Whether you’re a real estate investor looking to break into the Kansas City market or a homeowner planning to move, working with a professional can save time and money. REALTORS® like Joe Stephenson work with clients to manage complex transactions and provide clarity when it comes to selling properties or buying new land for development.
“Everything depends on where you’re at in life,” Stephenson advises. If you’re thinking about selling or buying developed land, research is key. Start by determining the needs of your location, present budget, and future goals. With insight into the market and connections to other developers, a qualified real estate agent ensures you’ll be positioned to achieve the best outcome.
 
Relevant Blog - How to Sell Your House to a Developer 
 
Exploring Chapel Hill Development in Overland Park
Note, this episode was recorded in 2022.
Chapel Hill is a prime example of real estate development done right. Situated in South Overland Park, it features homes starting in the $670K range, with some nearing the $1M mark. Villas, smaller homes geared towards low-maintenance living, begin in the upper $400Ks. These properties are designed to appeal to empty-nesters or those with a second home in warmer states like Florida or Arizona.
The community offers standout amenities like a community pool and easy access to Heritage Park. Stephenson notes, "Chapel Hill has been extremely popular because of its location and the wide variety of designs from several builders." With a significant number of homes already sold in its final phase, the development is a testament to the buyer demand for high-quality, well-planned residential projects.
 
Builders and Developers Behind Beautiful Homes
Stephenson highlighted several builders working at Chapel Hill, including Doyle Construction, Bickimer Homes, and Don Julian. Many of these companies are family-operated, with ties to the Kansas City metro area spanning generations. "It’s unique to see second-generation builders maintaining a legacy of quality," he shared.
For example, Doyle Construction stood out not only for its craftsmanship but also its background—two brothers running the business, both former Big 12 football players. Similarly, Don Julian's long-standing reputation speaks for itself, having been integral to projects like the prestigious Riss Lake community.
The insight here? When choosing a builder or working with a real estate developer, consider their track record and experience. These developers’ ability to consistently deliver exceptional homes adds significant value for buyers.
 
Home Design Trends You Can’t Ignore
The tour of Chapel Hill homes offered plenty of inspiration for anyone interested in current property development trends. Open concept layouts were a highlight, with formal spaces becoming a thing of the past. Modern buyers lean toward homes that are designed for casual, practical living. "Everything now is informal. These homes are built for how families really use spaces today," said Stephenson.
Other noteworthy trends include spa-like master baths with features like rain head showers and walk-in closets that connect seamlessly to laundry rooms. Basements have also evolved in residential projects, often featuring one finished portion as a second living area, while the unfinished spaces leave room for customization.
 
How Market Dynamics Shape Real Estate
While touring newly developed properties can feel aspirational, buyers and sellers must be mindful of the current market. Rising interest rates impact everyone involved, from real estate investors to home builders. Stephenson explained, “Higher interest rates affect the process at every level—construction loans, developer's offers, and the buyer's purchasing power.”
Though the market is "cooling," as Stephenson noted, the reality is less dramatic. "Over the course of a few years, real estate values always trend upward. Long term, it’s a solid investment." However, short-term fluctuations can deter some buyers, particularly as higher mortgage rates drive up the cost of monthly payments.
For sellers, the focus remains on optimizing the appeal of their property while aligning expectations with market realities. Working with a knowledgeable real estate agent often makes all the difference when navigating the sale process or securing the best price in a competitive market.
 
Check Back for Updates
Residential projects like Chapel Hill demonstrate the dynamic world of real estate development. From the critical role builders play to how market conditions impact each stage of the sale process, navigating this space takes skill and strategy.
Whether you’re a seller weighing the appeal of selling land, a developer exploring the Kansas City area, or a buyer drawn to a higher price home with standout features, the message is clear—do your homework, consult a professional, and make informed decisions to achieve your goals.
For more insights or assistance with your next real estate transaction, contact Joe Stephenson. From listing agreements to helping you determine the value of your property, he’s ready to help you close the deal.

Mason Gates Interview: Self-Storage Commercial Real Estate

In our most recent podcast episode, we had the pleasure of speaking with Mason Gates, Associate at Matthews REIS, and a specialist in the Self-Storage commercial real estate industry. Mason, who hails from Kansas City, Missouri, and holds a Finance degree from Arizona State University, shared his extensive knowledge about the Self Storage commercial real estate sector.
Mason provided valuable insights into the world of commercial real estate, focusing specifically on the growing industry of self-storage facilities. His expert advice and deep understanding of the market dynamics were both enlightening and inspiring.
One of the highlights of the conversation was when our host Joe expressed his interest in venturing into the self storage real estate sector. This opened up a possibility for future collaborations between Kansas City real estate agent, Joe Stephenson and Mason, potentially benefitting both parties.
To learn more about Mason Gates and his work, you can visit his official Matthews REIS profile or connect with him on LinkedIn.
For those interested in diving deeper into this topic and learning more about how to invest in the self-storage industry, we recommend reading this comprehensive guide on 'How to Invest in Self Storage'.