Communities › Johnson County › Olathe › Arbor Woods
Arbor Woods, Olathe, KS
A west-Olathe Rodrock community in its final phases — two-story homes from the $500s near Olathe Lake and the Cedar Niles trails, with a newer community pool and Olathe schools.
Arbor Woods is a subdivision in Olathe, Johnson County, Kansas. Since 2016, 153 single-family homes here have sold through the MLS; the most recent year with sales is 2026, when 5 sold at a median of $587,590.
Homes for sale
Arbor Woods homes for sale right now
Live from the MLS. Small neighborhoods can go weeks without a listing, so if this box is empty, that is the market, not a broken page.
Start with a Arbor Woods search:
About Arbor Woods
Arbor Woods at a closer look
Arbor Woods is a Rodrock community in west Olathe near Canyon Drive and 125th Terrace, now in its final phases of construction. It’s an ‘open building’ community — buyers can bring custom plans with builder approval — set near Olathe Lake and the Cedar Niles trail system.
Why buyers love Arbor Woods
Arbor Woods offers newer two-story homes at a more accessible price point than some of its west-Olathe neighbors, with a community pool added in 2022 and walkable access to the Cedar Niles trails and Olathe Lake.
As an open-building community in its final phases, it’s a chance to build or buy in an established, amenity-served setting — inventory is limited, so timing matters.
Homes for sale in Arbor Woods right now
Live from Heartland MLS — every active listing in Arbor Woods, updated as homes come on and off the market.
Homes, builders & pricing
Homes are primarily two-story designs, roughly 2,000 to 2,900+ square feet, generally priced from the $500s to around $650,000; homesites have listed in the $95,000–$113,000 range. Builders have included Chris George, CC Custom Homes, Prieb, Gabriel, Rodrock, Arise, Wynne, Roeser, and Atteberry. Because it’s in final phases, availability changes quickly — check with us for what’s left.
Amenities & lifestyle
Arbor Woods has a community pool (opened in 2022) and sits near Olathe Lake and the Cedar Niles walking trails.
Schools
Arbor Woods is served by the Olathe School District (USD 233) — Forest View Elementary, Mission Trail Middle, and Olathe West High School — the same feeder pattern as neighboring Forest View. We’ll confirm current boundaries for a specific address.
Taxes & sales history
What it costs to own in Arbor Woods
The typical Arbor Woods home that sold in 2026 (year to date) carried a property tax bill of about $8,290 a year, or 1.38% of its sale price. Below: every year of real bills and prices since 2016.
Real tax bills
Median property tax on Arbor Woods homes that sold, 2016–2026
The full annual tax bill (city, county, school and all other levies) on single-family homes sold each year. Effective rate = tax ÷ sale price. One or two sales can swing a year a lot.
See the numbers
| Year sold | Median annual tax | Median sale price | Effective rate | Sales |
|---|---|---|---|---|
| 2016 | $3,190 | $243,500 | 1.30% | 2 |
| 2017 | $3,084 | $259,475 | 1.22% | 20 |
| 2018 | $5,471 | $360,925 | 1.46% | 20 |
| 2019 | $3,618 | $279,500 | 1.31% | 9 |
| 2020 | $3,694 | $335,000 | 1.20% | 13 |
| 2021 | $4,727 | $389,950 | 1.22% | 21 |
| 2022 | $6,228 | $476,350 | 1.29% | 14 |
| 2023 | $7,482 | $555,000 | 1.40% | 17 |
| 2024 | $6,380 | $525,000 | 1.19% | 11 |
| 2025 | $7,381 | $545,000 | 1.30% | 14 |
| 2026 | $8,290 | $587,590 | 1.38% | 5 |
Source: Heartland MLS closed single-family sales (Olathe and De Soto full exports, aggregated October 24, 2026), compiled by Wingman Real Estate – The Shopper Team. Tax figures are as reported in MLS at sale and may reflect the prior tax year; bills under $300 (land-only or missing) are left out. Not a tax quote.
Price per square foot and median sale price, by year
| Arbor Woods | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Price per finished sq ft | $1222 sold | $10520 sold | $14220 sold | $14913 sold | $14716 sold | $16521 sold | $21414 sold | $20617 sold | $19411 sold | $23014 sold | $2165 sold |
| Median sale price | $243,500 | $259,475 | $360,925 | $279,500 | $335,000 | $389,950 | $476,350 | $555,000 | $525,000 | $545,000 | $587,590 |
Source: Heartland MLS closed single-family sales (Olathe and De Soto full exports, aggregated October 24, 2026), compiled by Wingman Real Estate – The Shopper Team. Darker gold means pricier per foot. Scroll sideways on a phone. Methodology.
HOA & city rules
Can I do that in Arbor Woods?
HOA rule and city permit, side by side — for Arbor Woods and every other Olathe neighborhood we track.
Facts only, with sources and verification dates. No ratings. Confirm with the HOA and the city before you rely on it.
Arbor Woods FAQ
Frequently asked about Arbor Woods
Is Arbor Woods still building?
It’s in its final phases of construction, so availability is limited and changes quickly. Reach out and we’ll tell you exactly which homes and homesites are left.
Can I build a custom home in Arbor Woods?
Yes — it’s an ‘open building’ community, meaning you can bring custom plans with builder approval, subject to availability.
What is the price range in Arbor Woods?
Homes generally run from the $500s to around $650,000, with homesites historically listed in the $95,000–$113,000 range.
More Olathe neighborhoods
Other Olathe subdivisions we have mapped out
Buying or selling in Arbor Woods?
Know Arbor Woods before you knock on a door here.
We track every sale, tax bill and rule we can find for this neighborhood. The one thing we cannot list online is the house that sells before it hits the market, so call us.
Wingman Real Estate – The Shopper Team · Brokered by REAL Broker, LLC · (913) 543-3332 · Angela@shopwithshopper.com · Information deemed reliable but not guaranteed. HOA details are confirmed per home before you write an offer. Equal Housing Opportunity.
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(913) 543-3332
Angela@shopwithshopper.com
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Wingman Real Estate – The Shopper Team is a team of licensed real estate agents brokered by REAL Broker, LLC. Licensed in Kansas and Missouri. Equal Housing Opportunity. Information deemed reliable but not guaranteed. © 2026 Wingman Real Estate – The Shopper Team. Privacy Policy · Terms