2025 Real Estate Market Report: West Hills / Cedar Crest (Topeka, KS)

Quick Facts: West Hills & Cedar Crest at a Glance

Frequently Asked Questions About the West Hills & Cedar Crest Real Estate Market

How much do homes cost in West Hills & Cedar Crest?

Over the past 24 months, the median sold price in West Hills & Cedar Crest was $320,000, with an average of $343,361. The spread between those two numbers tells you that a few higher-priced properties (some pushing close to $490,000) are pulling the average up, while the typical home sells closer to that $320K mark.

The full range runs from $180,000 to $489,900, which is quite wide. That variety comes from the age and condition differences you see in a neighborhood with homes built from the 1930s through the late 1980s. Updated and well-maintained properties command significantly more than those that have not been renovated. The larger lot sizes in this area, many at half an acre or more, also contribute to the higher end of the price spectrum.

How long does it take to sell a home in West Hills & Cedar Crest?

This is where West Hills & Cedar Crest really stands out. The median days on market is just 5 days, meaning the typical home here goes under contract within less than a week. That is remarkably fast and speaks to strong buyer demand in the neighborhood.

The average days on market is 29 days, which is significantly higher than the median. The difference is driven by a small number of listings that sat for 90 to 155 days. These were homes that were either priced aggressively above market value or had specific condition or feature challenges. The data is clear: when a home in West Hills & Cedar Crest is priced appropriately, it does not last long.

Is West Hills & Cedar Crest a seller's market or buyer's market?

The data paints a picture of a balanced market that tilts slightly toward sellers when it comes to speed, but gives buyers some room at the negotiating table. On one hand, the 5-day median DOM is very fast, and 34.8% of homes sold at exactly their asking price. Another 21.7% sold above asking. That is strong performance for sellers.

On the other hand, 43.5% of homes did sell below their asking price, and the overall list-to-sale ratio of 98.21% shows buyers are getting nearly 2% off asking on average. Add in the fact that 26.1% of sellers offered concessions, and you can see that buyers have real negotiating leverage in many transactions. It is a market where both sides can get fair deals.

Are home prices increasing or decreasing in West Hills & Cedar Crest?

Prices have been essentially flat year over year. The median shifted by just -0.17%, which is statistically insignificant. The average price showed a larger decline of -7.03%, but that is driven more by the mix of homes that happened to sell in each period than by any real downward pressure on values.

With a relatively small sample of 23 sales over two years, individual high or low sales can move these percentages meaningfully. The big picture here is stability. West Hills & Cedar Crest values are holding steady, which is consistent with a well-established neighborhood that buyers continue to seek out.

What types of homes are available in West Hills & Cedar Crest?

Ranch-style homes make up the majority of sales at 65.2% (15 out of 23 transactions). This is a neighborhood built primarily in the 1950s and 1960s, so single-story ranches on generous lots are the defining style. Beyond that, 2-story homes account for 13%, split-levels and 1.5-story homes each make up 8.7%, and there was one bi-level sale.

What makes this area distinctive compared to newer Topeka developments is the size of the homes and lots. The average above-grade living area is 2,286 square feet, which is generous for the price point. Lot sizes frequently run half an acre to over an acre, giving buyers space and privacy that simply does not exist in newer subdivisions.

Do homes in West Hills & Cedar Crest sell for asking price?

The results are split three ways. 34.8% of homes sold at full asking price, 21.7% sold above asking, and 43.5% sold below asking. The list-to-sale ratio of 98.21% means the average buyer is negotiating about $5,700 to $6,200 off a typical listing.

The homes that sold above asking tended to be the ones that hit the market at an attractive price and generated quick interest. The homes that sold below asking often had longer market times and in some cases had already been through one or more price reductions. As with most markets, the initial pricing decision has a huge impact on where you end up.

What is the price per square foot in West Hills & Cedar Crest?

The average price per square foot is $153.09, based on above-grade finished living area. That is an attractive number, especially considering the average home here offers 2,286 square feet of above-grade space. Many homes also include additional finished basement area, which further increases the livable square footage you get for your money.

For buyers comparing across Topeka neighborhoods, this is worth paying attention to. The combination of larger homes on bigger lots at this per-square-foot price point represents significant value, particularly for the quality of the location.

Are sellers offering closing cost assistance in West Hills & Cedar Crest?

About 26.1% of sellers offered some form of buyer concession during the analysis period, which is notably higher than many Topeka neighborhoods. Among those who offered concessions, the average amount was $8,429. That is a substantial figure that can make a real difference in a buyer's closing cost calculations.

The higher concession rate and amount suggest that while the market moves quickly for well-priced homes, sellers of properties with longer market times are willing to sweeten the deal to get a transaction done. For buyers, especially those stretching their budget a bit, asking about concessions is absolutely worth exploring.

What makes West Hills & Cedar Crest different from other Topeka neighborhoods?

A few things stand out. First, this is a mature, established neighborhood with homes dating from 1935 to 1988, with the average built around 1963. That gives it a character and tree-canopy density that newer developments cannot match. Second, the lot sizes are significantly larger than what you find in modern subdivisions, often half an acre or more. Third, the homes themselves are bigger, averaging over 2,200 square feet above grade.

The trade-off, of course, is that you are buying an older home. Some have been beautifully updated, and those command the higher prices in the range. Others may need renovation work, and those tend to be where the value opportunities are. For buyers who appreciate established neighborhoods with mature landscaping and more space, West Hills & Cedar Crest is tough to beat in Topeka.

Have there been many price reductions in West Hills & Cedar Crest?

About 34.8% of listings had at least one price reduction before selling, with an average cut of $29,950. That is a significant reduction and it happened on roughly 1 out of every 3 listings. It reinforces the importance of pricing strategy, especially in a neighborhood where the wide range of home conditions makes pricing more nuanced than in a cookie-cutter subdivision.

The homes that sold quickly at or above asking price tended to be priced realistically from the start. The ones that needed reductions often started 5-10% above where the market ultimately valued them. For sellers, working with an agent who understands this specific neighborhood's pricing dynamics is especially important here.

How fast is the market moving in West Hills & Cedar Crest?

For well-priced homes, extremely fast. A 5-day median time to contract is one of the quickest figures you will see in any Topeka neighborhood. The more recent period (March 2025 onward) has been even faster, with average days on market dropping from 40.3 days to just 13.8 days. That is a 65.8% improvement in market speed, suggesting that buyer demand in this neighborhood has actually been strengthening.

For buyers, this means you need to be ready. When a good home hits the market in West Hills & Cedar Crest, you may have days, not weeks, to make a decision. Get your financing sorted out ahead of time and know what you are looking for.

West Hills & Cedar Crest Market Overview

West Hills & Cedar Crest is one of Topeka's most established residential areas, and the recent sales data reflects a neighborhood that continues to draw steady buyer interest. Over the past two years, 23 homes have sold, providing a meaningful look at what this market is doing.

The headline numbers tell a story of solid value. A median price of $320,000 and an average of $343,361 put this area in a competitive position within Topeka's market. What buyers are getting for that price is notable: an average of 2,286 square feet of above-grade living space on lots that routinely measure half an acre or larger. These are not the compact lots and open floor plans of newer construction. This is mid-century Topeka at its best, with established trees, generous setbacks, and the kind of room to breathe that many buyers are actively searching for.

The most striking metric is the median days on market of just 5. That is fast by any standard, and it tells you that when a well-priced home hits the market here, buyers jump. The average DOM of 29 days accounts for some properties that took significantly longer, but the core story is one of strong demand and quick absorption.

The list-to-sale ratio of 98.21% indicates that while the market moves fast, buyers are still finding room to negotiate. It is not a frenzy. It is a healthy, functioning market where both sides are arriving at fair prices.

West Hills & Cedar Crest offers something increasingly rare in Topeka: large, established homes on generous lots with mature landscaping, and the market data shows buyers recognize that value. This neighborhood moves quickly for a reason.

Deeper Dive: What the Numbers Really Mean

Days on Market Analysis

The gap between the 5-day median and 29-day average tells an important story about how this market operates at two different speeds.

The majority of homes that are priced correctly sell in under a week. That is not an exaggeration. The median of 5 days means more than half of all sales in the past two years went under contract within five days of listing. For an established neighborhood without the marketing push of a new development, that is genuinely impressive.

The average gets pulled up by a handful of properties that took 90 to 155 days to sell. In most cases, these were homes that either started with ambitious pricing or had condition issues that made them harder to move. When those outliers are factored in, the average balloons to 29 days, which does not accurately reflect the experience of a typically priced home.

There is also a notable trend in the more recent data. Average DOM dropped from 40.3 days in the earlier period to 13.8 days in the more recent period. That is a 65.8% improvement, suggesting the market has actually been gaining momentum.

For sellers: The data could not be clearer. Price it right and your home will likely go under contract within a week. Overprice it and you could be looking at months of market time followed by price reductions. In this neighborhood, the first two weeks are critical.

For buyers: If you see something you like in West Hills & Cedar Crest, act fast. The best properties are not going to wait around. Have your pre-approval letter in hand and be ready to submit an offer quickly. Hesitation could cost you.

Pricing Trends

The list-to-sale ratio of 98.21% tells you that on a $320,000 home, the typical buyer is saving about $5,700 from the asking price. That is modest but real negotiating room.

Looking at the breakdown: 34.8% of homes sold at full asking price and 21.7% sold above asking. Combined, that means over 56% of sellers got their asking price or better. The remaining 43.5% sold below asking, but the discounts were generally in the 2-5% range rather than dramatic.

Price reductions were more common here than in some Topeka neighborhoods, with 34.8% of listings needing at least one cut averaging $29,950. The wide variety in home conditions (spanning homes built from the 1930s to the 1980s) makes pricing more of an art in this area. A beautifully renovated 1960s ranch on a large lot is a very different product from an unrenovated one, even if they share a street. Getting the price right requires understanding those nuances.

Year-over-year, the median price has been virtually flat (-0.17%). With only 23 sales to work with, small shifts in the mix of properties that sold can create noise in the numbers. The real signal is stability. This is a mature neighborhood with consistent demand and values that are holding their ground.

Seller Concessions

26.1% of transactions included seller concessions, with an average concession of $8,429. That is a meaningful number. One in four sellers is offering closing cost help, and the dollar amount is high enough to make a real difference for a buyer.

The higher concession rate in West Hills & Cedar Crest likely reflects the nature of the housing stock. Older homes sometimes come with inspection findings or deferred maintenance items that lead to negotiations. In some cases, sellers are offering concessions in lieu of making repairs, which can work well for both parties.

For buyers, this is an opportunity worth exploring. If you are looking at a home that has been on the market for more than a couple of weeks, or if the inspection turns up items that need attention, asking for concessions is a reasonable and data-supported move in this market.

Comparative Analysis by Home Style

Ranch Homes (15 Sales, 65.2% of Market)

Ranch homes are the workhorse of the West Hills & Cedar Crest market. With an average price of $323,693 and a median of $308,900, they represent the most accessible entry point into the neighborhood. The list-to-sale ratio of 97.98% means buyers are typically negotiating about 2% off asking, which on a $310K home translates to roughly $6,200 in savings.

The average days on market of 39.5 is higher than the neighborhood overall, which may seem surprising. But this number is influenced by a few ranches that took considerably longer to sell, usually because of pricing or condition issues. Well-presented ranches in this area are still moving briskly. Ranch homes in West Hills & Cedar Crest are approximately $51,000 less expensive than 2-story homes on average, making them the value play for buyers who want to be in this neighborhood.

2 Story Homes (3 Sales, 13% of Market)

Two-story homes carry a premium in this neighborhood, with an average price of $374,967, roughly 15.8% higher than the ranch average. The median of $360,000 is 16.5% above the ranch median. These homes sell noticeably faster too, with an average of just 10.7 days on market, about 73% faster than ranches.

The list-to-sale ratio of 96.84% is the lowest among all styles, suggesting that while two-story homes command higher prices, buyers do negotiate a bit more aggressively on them. With only 3 sales, this is a small sample, but the trend is worth noting for anyone considering this style.

Split-Level Homes (2 Sales, 8.7% of Market)

Split-level homes are rare in the dataset but made the strongest showing of any style. The average price of $370,000 is 14.3% higher than ranch homes, and the list-to-sale ratio of 100.39% means both splits that sold actually closed above their asking price. With an average of just 1 day on market, these were essentially gone the moment they listed.

Two sales is too small a sample to make sweeping conclusions, but the data suggests strong buyer appetite for split-levels in this area. If you own a split-level in West Hills & Cedar Crest, that is encouraging news.

1.5 Story Homes (2 Sales, 8.7% of Market)

The 1.5-story homes posted the highest average price at $450,000, making them approximately 39% more expensive than the ranch average and 20% more expensive than two-story homes. The list-to-sale ratio of 99.50% is strong, and the 16-day average DOM is reasonable. Again, only 2 sales, so these numbers should be viewed as directional rather than definitive.

Bi-Level (1 Sale, 4.3% of Market)

A single bi-level home sold during the analysis period at $277,000, closing in just 3 days at 98.96% of asking price. With only one data point, this does not tell us much about bi-levels broadly, but it does confirm that this price point (the most affordable in the dataset) moves quickly in the West Hills & Cedar Crest area.

What This Means for You

If You're Selling in West Hills & Cedar Crest

The market rewards realistic pricing. A 5-day median DOM proves that correctly priced homes sell almost immediately in this neighborhood. But 34.8% of listings needed price reductions averaging nearly $30,000, which tells you the consequences of overpricing are real and expensive. In a neighborhood with diverse home conditions and vintages, nailing the price is more art than science. Work with someone who knows this specific area.

Condition matters more here than in newer neighborhoods. With homes built between the 1930s and 1980s, buyers are paying close attention to updates, systems, and maintenance. Homes that have been renovated or well-maintained are commanding the top of the price range. If you have invested in your home, make sure that is reflected in how it is marketed.

Be open to concessions as a closing tool. Over a quarter of sellers offered concessions averaging $8,429. In some cases, this is smarter than making repairs yourself. Offering to contribute toward closing costs or give a credit for specific items can keep a deal together and get you to the closing table faster.

If You're Buying in West Hills & Cedar Crest

You need to be fast. The 5-day median DOM is not a misprint. Good homes in this neighborhood go quickly. If you are serious about buying here, have your financing locked down, know your budget ceiling, and be prepared to tour and write an offer within a day or two of a new listing.

There is real value here. At $153 per square foot with an average of 2,286 square feet and large lots, you are getting significantly more home for your money than in many of Topeka's newer developments. The trade-off is that these are older homes, so factor in potential maintenance and update costs when setting your budget.

Ask about concessions. With 26.1% of sellers offering an average of $8,429 in concessions, this is a neighborhood where it pays to ask. Especially if the home needs some work, a seller concession can help offset those costs and make a deal work that might otherwise stretch your budget too thin.

Do not be afraid of the homes that sit longer. While the best-priced homes fly off the market, properties that have been listed for 30+ days can represent real opportunities. Sellers of these homes tend to be more flexible on price and more willing to negotiate concessions. If you are patient and strategic, you may find the best value in the listings everyone else has overlooked.

Looking Ahead

West Hills & Cedar Crest has the fundamentals that sustain long-term value: established location, mature landscaping, large lots, solid construction, and consistent buyer demand. The 5-day median DOM and the improving market speed trends suggest this neighborhood is not losing appeal. If anything, the data indicates growing interest.

The primary wildcard is the age of the housing stock. As these homes continue to age, renovated properties will likely pull further ahead in value compared to those that have not been updated. For current homeowners, strategic improvements could pay meaningful dividends. For buyers, this creates a market with both move-in-ready options at the higher end and renovation opportunities at more accessible price points.

Overall, expect West Hills & Cedar Crest to continue performing as a stable, desirable neighborhood where the combination of space, character, and value keeps buyers coming back.

Structured Data Summary