Overland Park 4 Bedroom price reduced $15000 for a quick sale!

This Overland Park home is priced to sell.  The price has been reduced from the original price of $215000 to $199900.  Don't miss out on this opportunity.

Michael Pierce | Prudential Kansas City Realty | michael@michaelpiercerealestate.com | 913 661 2367 8404 W 88th ST, Overland Park, KS Overland Park 4 bedroom with private back yard and lush landscaping. 4BR/2BA Single Family House offered at $209,900 Year Built 1966 Sq Footage Unspecified Bedrooms 4 Bathrooms 2 full, 0 partial Floors 2 Parking 2 Car garage Lot Size 13,382 sqft HOA/Maint $0 per month DESCRIPTION PHOTOS DO NOT DO THIS HOME JUSTICE! Large 4BR home w/lush landscaping. The cedar screened-in porch w/terrazo tile flr gives this home it's own priv paradise! Stone patio & hot tub finish off this home's oasis retreat feel.The main flr fam rm features brick woodburning fireplace for those snowy winter nights. see additional photos below PROPERTY FEATURES Central A/C Fireplace Walk-in closet Family room Living room Dining room Basement Yard OTHER SPECIAL FEATURES Hot Tub off of a Cedar screened-in porch w/terrazo tile floor ADDITIONAL PHOTOS Seller contact info: Michael Pierce Prudential Kansas City Realty michael@michaelpiercerealestate.com 913 661 2367 For sale by agent/broker Equal Opportunity Housing Posted: Jun 25, 2008, 11:29am PDT

Listed by:

Michael Pierce

Prudential Kansas City Realty

8101 Colege Blvd

Overland Park, KS 66210

Overland Park Real Estate

When determining if a home is a good value, put on your list price blinders

So many times I find that buyers mistakenly try to determine a homes value by looking at the list price. What I mean by that is, they often will see a home that is listed for 200K and automatically assume the home to be only worth about 190K (or less), no matter what the comparables indicate. Or if the home needs 20K in work and the home is listed at 200K, the home must only be worth 180K. The thing one needs to realize is that the comparable "turn key" homes could be worth 240K, which makes that 200K home that needs 20K in work... a steal.

In order to make an accurate determination of a homes value, don't look at what it is listed at, look at what it is worth. If a home is listed at 200K and the comparables have consistently sold for 210K, your getting a good value regardless of what you get off of the list price. Now of course, your buyers agent should still try to negotiate off of the list price as much as possible but if a home is priced well, it will sell fast so don't risk losing the home all together by low balling the seller. It is very easy to find a undesirable home that you can negotiate a lot off of the price but if you have a home that has the desirable, hard to find features for that specific price range and it is price under what the comparables have sold for, it may be in your best interest to negotiate what you can off of the list price and snatch it up before someone else beats you to it. Trust me, there is nothing that Sellers Agents love more then calling a Buyers Agent who submitted a low ball offer to tell them that another offer is now on the table. When you (as a buyer) finally find that home with the really desirable/hard to find features... that is priced properly, the last thing you want(as the buyer)is a multiple offer scenario.

I have found some of the best valued homes are not ones that are overpriced and that you can negotiate a lot off of the price. The best valued homes are often the ones that have the hard to find features (for that price range) and are slightly under priced to the comparable. You may not be able to negotiate much off of the price, but that has nothing to do with if you "got a good deal".

Overland Park Real Estate

Video Tour of Rural Kansas City Metro Area Ranch, 20 Acres, Pole Barn. Great for Horses.

Don't miss out on this Kansas City Equestrian Retreat. 20 fenced acres, great for horses.

10875 W 359th St. Paola Kansas.

Immaculate Ranch with w/o basement. The gated entry, rolling hills + small pond gives the 20acres a private & picturesque setting. 30x50 pole barn w/water & electric. There is a tack room & metal fencing for all your equestrian needs. The home has been meticulously maintained & includes many updated items!

Kansas City Acreage

Paola, Miami County Acreage Property

Close to:

Johnson County Kansas & Louisburg Kansas

Listed by:

Michael Pierce

Prudential Kansas City Realty

Overland Park Kansas 66210

10875 W 359th St Paola Kansas, Kansas City Acreage Property, Equestrian Retreat

Click Here for more detailed information

Don't miss out on this Kansas City Equestrian Retreat. 20 fenced acres, great for horses.

10875 W 359th St. Paola Kansas. 

Michael Pierce | Prudential Kansas City Realty | 913 661 2367 10875 W 359th St , Paola, KS Equestrian Delight. Immaculate Ranch on 20 Acres, great for Horses. 3BR/3BA Single Family House offered at $339,500 Year Built 2000 Sq Footage 1,940 Bedrooms 3 Bathrooms 3 full, 0 partial Floors 1 Parking 2 Car garage Lot Size 20 acres HOA/Maint $0 per month DESCRIPTION Immaculate Ranch with w/o basement. The gated entry, rolling hills + small pond gives the 20acres a private & picturesque setting. 30x50 pole barn w/water & electric. There is a tack room & metal fencing for all your equestrian needs. The home has been meticulously maintained & includes many updated items! see additional photos below PROPERTY FEATURES Central A/C Central heat Fireplace High/Vaulted ceiling Walk-in closet Hardwood floor Tile floor Family room Living room Dishwasher Stove/Oven Granite countertop Basement Laundry area - inside Balcony, Deck, or Patio Yard OTHER SPECIAL FEATURES 30 X 50 Pole Barn Gated Entry Metal Fence 20 Acres Pond ADDITIONAL PHOTOS Seller contact info: Michael Pierce Prudential Kansas City Realty 913 661 2367 For sale by agent/broker Equal Opportunity Housing Posted: May 27, 2008, 8:37am PDT

Immaculate Ranch with w/o basement. The gated entry, rolling hills + small pond gives the 20acres a private & picturesque setting. 30x50 pole barn w/water & electric. There is a tack room & metal fencing for all your equestrian needs. The home has been meticulously maintained & includes many updated items!

Kansas City Acreage

Paola, Miami County Acreage Property

Close to:

Johnson County Kansas & Louisburg Kansas

Listed by:

Michael Pierce

Prudential Kansas City Realty

Overland Park Kansas 66210

Mill levy rates in Johnson County Kansas

Below is a chart from the City of Overland Park of the 2007 Mill Levy Rates of the cities in Johnson County Kansas. As you can see Overland Park has the lowest Mill Levy of all Johnson County Cities.  For more Overland Park property tax and mill levy information check out the City of Overland Park website, it is full of useful information.

Overland Park Real Estate

816 W 62nd St. Kansas City Missouri - Kansas City Real Estate

Large 4 bedroom, 2 Story in the coveted Hampstead Gardens subdivision. The main floor includes a study, living rm, fam rm, formal din rm, 3 fireplaces, enclosed porch & lrg open entry. The kitchen has recently been remodeled & features stainless steel Jenn-Air + Subzero appls. Professionally landscaped.

Kansas City Real Estate

Waldo Starter Home - 7620 Summit St. Kansas City Missouri - Kansas City Real Estate

Updated 2 bedroom home conveniently located in the desirable Waldo area. Beautiful hardwood floors & warm colors give this home a cozy feel. There is a patio that overlooks the large yard (tax records show lot to be over 163'deep). 1 car detached garage has private entrance well off the street.

Kansas City Real Estate

8404 W 88th St. Overland Park Kansas - Overland Park Real Estate

Overland Park Real Estate

EASTBOUND I-435 AT U.S. 69 TO CLOSE OVERNIGHT FOR A WEEKEND

Not trying to be a traffic reporter but this is a pretty big closing I wanted to make everyone aware of. 

May 12, 2008

EASTBOUND I-435 AT U.S. 69 TO CLOSE OVERNIGHT FOR A WEEKEND

With the end of the I-435/Antioch interchange project in sight, crews are working quickly to get the flyover ramp complete.

Starting Friday, May 16, crews will close all eastbound lanes of I-435 near the U.S. 69 interchange overnight so they can construct the flyover.

The closure will include:

• All eastbound lanes of I-435 from U.S. 69 to Antioch Road
• The ramp from eastbound I-435 to northbound U.S. 69, and
• The ramp from southbound U.S. 69 to eastbound I-435.

Crews will close the highway starting at 10 p.m., reopening it to traffic at 8 a.m. Saturday, May 17.

The closure will occur again Saturday night starting at 10 p.m. and reopen to traffic at 10 a.m., Sunday, May 18.

Project work is scheduled to be completed Sunday, weather permitting.

Marked detours will be provided. Traffic on eastbound I-435 will detour south on U.S. 69 to College Boulevard, then back north to I-435. Drivers should expect major delays and use an alternate route if possible.

This bridge work is part of a four year, $127 million project that includes an interchange at Antioch and I-435, a two-lane fly-over ramp from southbound U.S. 69 to eastbound I-435, additional lanes on I-435 and sound barrier walls on I-435 and U.S. 69.

Construction is expected to be finished in the fall with restoration complete by the spring of 2009.

According to the current schedule, by the end of this year, the inside shoulder of southbound U.S. 69 will be widened, the flyover ramp from southbound U.S. 69 to eastbound I- 435 will be complete; and noise walls will be installed along the east side of U.S. 69 from 103rd to 95th streets.

Overland Park Real Estate

159th STREET TO CLOSE NEAR ANTIOCH ROAD

159th STREET TO CLOSE NEAR ANTIOCH ROAD

Starting Monday, motorists should expect delays in the area of Antioch Road and 159th Street, including the closing of 159th Street.

The city is widening Antioch, from 151st Street south to 167th Street. The road, which runs in front of Blue Valley West High School, will be built to a standard four-lane divided thoroughfare.

The first phase of work involves construction of 159th Street from Eby to Lowell. This will require the full closure of 159th Street in two phases: first east of Antioch (Lowell to Antioch) Monday, and then west of Antioch later this summer.

One lane of Antioch in each direction will be open throughout construction with the exception of temporary short-term lane closures and scheduled weekend closures.

Lane closures/reductions will be listed on the new interactive road closure map on the city's Web site, www.opkansas.org, along with project updates by the inspector and manager.

In addition to more lanes, improvements include curbs and gutters, medians, sidewalks, bike and pedestrian trails, storm drainage improvements, turning lanes, street lighting, and a traffic signal at 159th Street.

Motorists looking to avoid the area during construction can use 151st Street as a detour to bypass the closure on 159th between Antioch and Lowell.

Construction is expected to last through the end of 2009.

As part of the 2008 Capital Improvements Program (CIP), this $18 million project will enhance safety, increase efficiency, and allow for future traffic demands.

For more information, visit www.opkansas.org, or call Brian Scovill, civil engineer II, at 913/895-6052.