If you have been watching Andover listings this year, you have probably noticed something that does not add up. Prices are higher than they were twelve months ago. Homes are also taking longer to sell. In most markets, those two things move in opposite directions. When Andover is doing both at once, the honest answer is not "the market is confused." It is that Andover is not one market right now. It is several, and a road contract signed last year explains why.
The Numbers That Don't Line Up
Over the three months ending in May 2026, the median sale price for a home in Andover was $341,000, up 0.9% from the same window a year earlier. That is modest but real appreciation. In the same stretch, homes went from an average of 23 days on market to 30 days. Slower sales usually mean cooling demand, so it would be reasonable to assume buyers are pulling back.
They are not. Ninety-four homes sold in Andover in May 2026, up from 79 the year before. More homes changed hands, at a higher median price, while each one individually took a week longer to close. That combination rules out weak demand as the explanation. Something else is stretching out the timeline, and it is not a change in how badly people want to live in Andover. The city's population climbed to roughly 17,000 in the Census Bureau's Vintage 2025 estimate, up from 14,892 in the 2020 count, one of the largest single-year jumps of any Kansas city. People are still showing up. What changed is what they are showing up to buy.
Follow The Road Contract, Not The Headline
In March 2025, the Andover City Council voted 6-0 to award a $6.36 million paving and utility contract to Pearson Construction, roughly 20% below the engineer's original estimate. The project extends Yorktown Parkway from Central Avenue north to 13th Street, with connections into Commerce Street and the existing Crescent Lakes subdivision streets. At the same meeting, the council approved two Vista Ridge planned unit developments sitting directly adjacent to the new road, along with a soil-relocation deal that let the city dump excess excavation dirt from the parkway project onto the Vista Ridge Second site instead of trucking it away, saving both sides money on mobilization.
That sequencing was not an accident. Andover's public works department has been consistent about how it releases building permits inside new subdivisions: it generally will not let a builder start vertical construction until the roads are far enough along, a fire-code requirement tied to emergency access. The parkway had to reach a certain point before Vista Ridge could start turning dirt into finished homes. That single administrative rule is the hinge this entire story swings on. It means the timing of Andover's new housing supply was set, almost to the season, by when a road contract got finished.
As of this summer, the city's own road-projects page describes Yorktown Parkway as substantially complete, with subdivision paving for the Vista Ridge 1st and 2nd Additions wrapping up. That means the permit gate that had been closed is now open, and the homes that were waiting behind it are starting to come to market.
Where That New Supply Is Headed
Yorktown Parkway is not the only piece moving. Founder's Parkway, running from Onewood Drive to Andover Road behind Buffalo Ridge Apartments and Braum's, officially opened in September 2025. The next segment, extending past a stretch that includes the local Taco Bell and feeding directly into The Heritage mixed-use development near Yorktown and Kellogg, is under construction now and is expected to wrap by the end of 2026.
Zoom out further and the pattern gets bigger. A Kansas Department of Commerce project brief filed for Andover names a 2,570-acre Northeast Andover Growth Area, funded in part through a state infrastructure grant that ran from January 2023 through December 2024. The stated objective is blunt: deliver shovel-ready infrastructure so the area is ready for near-term platting, permitting, and vertical construction. In plain terms, the city spent two years laying groundwork so that once roads like Yorktown and Founder's Parkway were physically in place, thousands of acres could start converting into subdivisions without another multi-year planning delay.
Here is the rough sequence, based on public records:
- 2023 to 2024: State-funded planning work sets up the Northeast Andover Growth Area for future development.
- March 2025: The city council awards the Yorktown Parkway contract and approves the adjacent Vista Ridge PUDs in the same meeting.
- September 2025: The first segment of Founder's Parkway opens to traffic.
- Summer 2026: Yorktown Parkway reaches substantial completion, and Vista Ridge subdivision paving clears the way for building permits.
- Late 2026: The Founder's Parkway extension into The Heritage is expected to finish, opening another development corridor.
Each step released a batch of buildable lots that had been sitting behind a permit requirement. That is the mechanism. It is not that fewer people want to buy in Andover. It is that more product is about to be legally allowed to exist.
What This Does To The Median
New-construction listings in Andover currently carry a median asking price near $370,000, above the citywide resale median of $341,000. They also sit on the market for an average of 134 days, more than four times the citywide average. New homes are pricier and slower to move than the market as a whole, which is normal. Builders price to their cost basis, not to what a comparable resale needs to fetch to compete, and early phases of a new subdivision often sell at a different pace than an established neighborhood with a longer track record.
As Vista Ridge and eventually the Northeast Growth Area add more of these higher-priced, slower-moving listings into the total pool, they pull the citywide median up and stretch the citywide average days on market out, even if not a single existing home in Green Valley or Crestview changed its selling pattern at all. The city-level chart makes it look like the whole market cooled. What actually happened is that the mix of what is for sale shifted.
The Other Markets Living Inside One ZIP Code
This is easier to see neighborhood by neighborhood than city-wide.
| Neighborhood | Character | Typical asking price | Typical days on market |
|---|---|---|---|
| Terradyne | Established, quiet residential streets | $425,000 to $450,000 | 90 to 148 days |
| Crescent Lakes | Established, adjacent to new Yorktown build-out | $482,500 | Varies with new supply nearby |
| Belle Terre | Established family neighborhood | $455,000 | Moderate |
| Crestview | Established, moderate price point | $399,000 | Moderate |
Terradyne is its own small market. Residents there describe it as a close-knit, dog-friendly neighborhood with clean, quiet streets, the kind of place people move into and stay, which shows up in slower turnover. Inventory sits longer not because the neighborhood is struggling but because fewer of those homeowners are motivated to sell in any given year. Crescent Lakes sits close enough to the new Yorktown Parkway work that it will likely feel the new-construction wave first, since Vista Ridge connects directly into its streets. Crestview and Belle Terre represent the more typical Andover experience: established, family-scaled, and priced in a tighter band than the headline citywide range suggests.
None of these four neighborhoods is "the Andover market." Together, plus whatever comes out of Vista Ridge and the Northeast Growth Area over the next year, they are what the median is quietly averaging together.
What It Means If You're Buying Or Selling Right Now
If you are listing an existing home in an established neighborhood like Crestview or Green Valley, the citywide 30-day average is not your comp. Pull sold data from your specific subdivision over the last 90 days, not the city as a whole, before you set a price or judge whether an offer is fair.
If you are watching new listings appear near Yorktown Parkway or inside Vista Ridge, expect more comparable new construction to hit that immediate area through the rest of 2026 and into 2027 as the Founder's Parkway extension and the Northeast Growth Area come online behind it. That has real consequences for appraisal comps if you own a resale home nearby and plan to sell into that same stretch.
Either way, the citywide number is a starting point for a conversation, not an answer by itself. Pinpointing where your specific address sits inside this shifting mix is exactly the kind of work worth getting a second set of eyes on before you price a listing or write an offer.
FAQ
Does a rising median price mean Andover is a seller's market right now? Not automatically. Price and speed usually move together, and right now they are not. A rising median alongside a longer average time on market suggests new, pricier inventory is entering the mix rather than every neighborhood getting more competitive at once. Whether it favors sellers depends on which specific subdivision you are in.
Will the new construction near Yorktown Parkway hurt resale values in older Andover neighborhoods? The evidence so far points to distinct submarkets rather than direct competition. Terradyne's established buyers and Crestview's family buyers are not typically cross-shopping a brand-new Vista Ridge build. New supply tends to compete most directly with other new supply and with resale homes in the immediate, adjacent streets.
How long should I expect my home to sit if I list in an established Andover neighborhood? Look at recent closings in that specific subdivision over the last 90 days rather than the citywide average, since the citywide figure is currently being stretched by new-construction inventory that behaves very differently than established resale homes.
Numbers on a chart can only tell you what happened. They cannot tell you why, and in a market like Andover's right now, the why is sitting in city council minutes and road-project updates most buyers never think to check. If you want a straight read on what a specific Andover address is actually worth in this environment, Pam & Ashley will walk through the comps that matter for your street, not just the city average. Book a free consultation and get a pricing conversation grounded in what is actually happening in your corner of Andover.
