Aquarian Acres Real Estate Market Report | Current Trends & Performance Analysis

Aquarian Acres Real Estate: Quick Facts at a Glance

Here's a snapshot of how the Aquarian Acres market has performed over the past two years. All figures reflect closed MLS transactions.

Aquarian Acres Real Estate: Your Questions Answered

How much do homes cost in Aquarian Acres?

The median sold price in Aquarian Acres over the past 24 months is $374,700 for arm's-length MLS sales, which is the most representative benchmark. The average comes in nearly identical at $374,355 — when median and mean are this close, it tells you the market doesn't have many wild outliers pulling things in either direction.

Prices ranged from $227,000 on the lower end up to $499,900 at the top. The neighborhood sits solidly in the upper-middle tier for Topeka, and the tightly clustered pricing reflects a relatively consistent housing stock.

How long does it take to sell a home in Aquarian Acres?

The median days on market is 12 days — meaning half of all homes sold in less than two weeks. That's a fast-moving neighborhood. The average sits at 39.7 days, which sounds slower, but that number is pulled up by a handful of properties that sat much longer (one took 231 days). For a properly priced home, you should plan on a quick turnaround.

About 52% of homes — more than half — went under contract within 14 days of listing. That kind of velocity tells sellers they need to be ready for showings immediately, and tells buyers they can't afford to sleep on a property they like.

Is Aquarian Acres a seller's market or buyer's market?

Aquarian Acres leans toward a seller-leaning balanced market. Homes are selling within about 1% of asking price, the median DOM is under two weeks, and only 1 in 4 sellers is offering concessions. Those are seller-friendly conditions. That said, volume has surged 53% year-over-year — more choices for buyers — and prices have moderated slightly, so buyers have more options than they did a year ago.

This isn't a market where buyers are waiving inspections and paying $20K over ask. It's one where well-prepared buyers can compete without desperation, and sellers who price right move quickly. The competitive edge goes to sellers of well-maintained, correctly priced homes — the market is no longer forgiving of overpricing the way it was in 2022-23.

Have Aquarian Acres home prices gone up or down recently?

Looking at the two 12-month periods within this analysis window, the median sold price decreased by 8.4% (-$33,100) from the May 2024–April 2025 period (median $395,000) to the May 2025–April 2026 period (median $361,900). The average price dropped 3.8% ($14,381) over the same comparison.

It's worth putting this in context: the sample sizes are moderate (15 sales vs. 23 sales), so individual transactions can move the needle. The softening appears real but not dramatic — and the surge in sales volume during the second period suggests stronger overall market participation, not retreat. More people are buying, even if at slightly more modest prices. That's often a sign of a market finding its natural equilibrium after a period of elevated prices.

Do homes in Aquarian Acres sell for asking price?

Yes, very close. The median list-to-sale ratio is 99.6% and the average is 98.97%. In practice, that means most buyers are paying within 1% of the asking price — sometimes a bit under, occasionally right at list. You're not seeing homes regularly sell $20,000 or $30,000 over asking here.

What this tells sellers: price it right from the start, because the market will validate a fair price quickly. Overpricing tends to result in price reductions (37.5% of sellers had to reduce), which can make a listing look stale. Buyers, meanwhile, shouldn't assume they'll get 5% off — the data doesn't support that expectation for well-priced homes.

Are sellers offering closing cost help in Aquarian Acres?

About 1 in 4 sellers (25%) offered concessions, averaging $10,397 for those who did. Blended across all 40 sales, that works out to roughly $2,600 per transaction on average. This is meaningful for buyers who need help covering closing costs, especially given that the neighborhood's price point means those costs can run $7,000–$10,000 or more.

The fact that 75% of sellers offered nothing tells you this isn't a buyer's market yet. But the 25% who did offer concessions had either been on the market longer or had specific reasons to sweeten the deal. Buyers working with well-priced homes in high demand are unlikely to get concessions — but it's absolutely worth asking on homes that have been sitting a while.

What types of homes sell in Aquarian Acres?

Aquarian Acres is overwhelmingly a ranch-style neighborhood — 31 of the 40 sales (77.5%) were ranch homes. Split-level, 2-story, and 1.5-story homes make up the remainder. If you're looking for a ranch home in southeast Topeka, this is one of the denser concentrations of that style you'll find.

Splits are the fastest movers, with a median DOM around 6 days. Ranch homes dominate by volume but carry an average DOM closer to 45 days — again, largely influenced by a few slow-selling outliers. Two-story homes in the neighborhood tend to command a slight premium over ranches.

How does Aquarian Acres compare to other Topeka neighborhoods?

Aquarian Acres is priced in the upper-middle range for Topeka, with a median around $374,700 for arm's-length sales. That puts it above more affordable southeast Topeka neighborhoods like Sherwood Park or Indian Hills, and roughly in line with other established southeast neighborhoods. It's well below the $450,000+ territory you'd find in some newer west Topeka developments.

The combination of ranch-heavy inventory, southeast location, and mid-to-upper pricing makes it a common target for move-up buyers coming from starter neighborhoods. The street names — Aquarius Drive, Scorpio Avenue, Pisces Avenue — give the neighborhood a distinctive feel that tends to generate strong community identity. For a deeper side-by-side comparison, see the related neighborhood reports linked below.

What is the price per square foot in Aquarian Acres?

The median price per square foot in Aquarian Acres is approximately $148, calculated using combined above- and below-grade finished area. If you're comparing homes using price per square foot, keep in mind that homes with significant finished basement space will look cheaper per square foot than they truly are from a living-space perspective — below-grade space typically appraises and sells for less per foot than above-grade.

This figure can shift meaningfully based on style. Splits and smaller ranches tend to price higher per square foot than large ranches with finished basements, simply because of how the space is distributed.

Is Aquarian Acres a good neighborhood to invest in?

Aquarian Acres has characteristics that long-term real estate investors tend to look for: consistent demand (half the homes sell within two weeks), a defined and desirable housing stock (mostly ranch homes), and pricing that has stayed in a stable range without speculative runup. The 53% year-over-year increase in sales volume is particularly noteworthy — more activity usually signals improving confidence in an area.

The modest price softening (-8.4% median year-over-year) reflects broader market normalization rather than neighborhood-specific weakness. For rental investors, the $370,000–$380,000 price range requires significant equity or cash flow planning to pencil out in today's rate environment. Owner-occupant buyers looking to build equity in a stable, established southeast Topeka neighborhood will likely find this a solid long-term choice. As with any investment decision, working with a local advisor who knows the specific rental demand and comps is essential.

Aquarian Acres Real Estate Market Overview

Over the past 24 months, Aquarian Acres recorded 40 closed sales ranging from the mid-$200s to just under $500,000. The neighborhood is a well-established, ranch-heavy pocket in southeast Topeka where demand has stayed consistent and the pace of sales has actually accelerated compared to the year prior.

The median sold price for arm's-length MLS transactions comes in at $374,700, with an average of $374,355 — the two figures being nearly identical is a sign of a market without much distortion from extreme high or low outliers. Two off-market sales at $150,000 and $190,000 (classified as "Sold Before Process MLS" with zero days on market) are present in the dataset but excluded from the primary benchmarks since they don't reflect what a typical buyer would pay on the open market.

The list-to-sale ratio sits at 98.97% average and 99.6% median, which means sellers are getting nearly everything they ask for. Combined with a median days on market of just 12 days, this is a neighborhood where well-prepared sellers can expect solid results — and where buyers need to be decisive.

The most interesting dynamic in the data is the volume surge. Arm's-length sales jumped from 15 in the May 2024–April 2025 window to 23 in May 2025–April 2026 — a 53% increase. More homes came to market, more sold, and while prices moderated slightly, the overall market activity intensified. That's a sign of a neighborhood that remains in demand, even as conditions normalize from the frenzied pace of a few years ago.

Aquarian Acres is performing like a neighborhood that buyers keep coming back to — not because it's dramatic, but because it's dependable. Consistent demand, fast turnover for priced-right homes, and a clear identity as one of Topeka's established ranch-home destinations.

Aquarian Acres Market: Deeper Dive Analysis

Days on Market: What the Numbers Actually Mean

The average days on market is 39.7 — but that figure deserves some explanation. The median is 12 days. When average and median diverge this much, it almost always means a small number of slow sellers are dragging the average up. In this case, nine homes took more than 60 days to sell, and the slowest took 231 days. Remove those outliers and the market looks considerably faster.

For sellers, the takeaway is that the market rewards correct pricing immediately. Homes that sat for months did so because something wasn't right — price, condition, or both. Buyers shouldn't look at a 40-day average and assume they have plenty of time. The typical home in this neighborhood was gone in under two weeks.

Pricing Accuracy and Price Reductions

The list-to-sale ratio of 99.6% (median) tells you that buyers are not getting meaningful discounts off asking price in most cases. What it also tells you is that sellers who price correctly don't have to negotiate much. About 37.5% of sellers had to reduce their price before finding a buyer — averaging a reduction of $17,890, or roughly 4.3%. Those reductions suggest initial overpricing rather than a weak market. The homes that didn't need to reduce were priced right from the start, and they moved fast.

For buyers, this means making offers well below list on a correctly priced home isn't likely to work. For sellers, it's a reminder that the market is honest: if it's not moving, the price is the issue.

Year-Over-Year Snapshot: May 2024–April 2025 vs. May 2025–April 2026

Comparing the two 12-month periods within this analysis window reveals a meaningful shift in market dynamics. The first period (May 2024–April 2025) saw 15 arm's-length sales at a median of $395,000 and an average of $383,059. The second period (May 2025–April 2026) recorded 23 arm's-length sales at a median of $361,900 and an average of $368,678.

That works out to a median price decline of $33,100 (-8.4%) and an average price decline of $14,381 (-3.8%) year-over-year. At the same time, sales volume increased by 53% — from 15 to 23 transactions. The combination of more sales at modestly lower prices is a classic sign of market normalization: sellers adjusting expectations, buyers returning to the table, and overall activity picking up even as peak-market pricing recedes. This is broadly healthy behavior, not a warning sign.

Seller Concessions: Who's Getting Help?

One in four sellers (25%) offered some form of concession — typically seller-paid closing costs or buy-down contributions — averaging $10,397 for those who did. Across all 40 sales, that averages out to about $2,600 per transaction. In today's interest rate environment, concessions are often used to help buyers buy down their mortgage rate, which can make a real difference in monthly payment.

The fact that 75% of sellers offered nothing suggests that well-priced, well-presented homes can still sell without sweeteners. Buyers negotiating on homes that have sat a while or undergone price reductions have the most realistic shot at requesting concessions. For homes selling in the first two weeks, expect less flexibility.

Aquarian Acres Home Sales by Style

Ranch homes define this neighborhood — they account for 77.5% of all sales. Here's how each style stacks up:

Ranch Homes

Ranch homes are the backbone of Aquarian Acres, accounting for nearly 8 in 10 sales. They sell at a median of $361,900 and an average of $366,071. The 45-day average DOM sounds slow, but a handful of overpriced or condition-challenged ranches are responsible for pulling that number up — the median for ranches is closer to 14 days, which is much more representative. Ranch buyers in this neighborhood should expect competition for well-priced, move-in-ready homes.

Compared to split-level homes, ranch homes in Aquarian Acres are approximately 26% more expensive on average ($366,071 vs. $290,475). The premium reflects the ranch style's perennial popularity with Topeka buyers, especially those in the 50+ age group who prefer single-floor living.

2-Story Homes

Two-story homes are the priciest style with consistent MLS sales, averaging $388,875 and a median of $381,250. That puts them about 6% above the ranch average — not a massive premium, but meaningful. With only four sales, you're working with a small sample, but the pricing premium over ranches has been relatively consistent. Average DOM of 38 days likely reflects the extra buyer deliberation that comes with higher price points.

Split-Level Homes

Splits are the most interesting story in this neighborhood's data. Four sales, a median of $315,000, and an average DOM of just 6 days. They're selling at over full asking price (100.3% list-to-sale), which means buyers are occasionally bidding up. Split-level homes are approximately $76,000 less expensive on average than ranch homes — which makes them an attractive entry point into Aquarian Acres for buyers with a more modest budget who still want the neighborhood.

The combination of lower price and fastest turnover suggests splits are genuinely in demand and possibly underpriced relative to their value. If you're looking for upside potential, this style is worth watching.

1.5-Story Homes

One sale at $499,900 — the highest sale in the entire dataset — with 11 days on market at 100% of list price. One data point isn't enough to draw conclusions, but it does demonstrate the price ceiling in Aquarian Acres and confirms that the upper end of the market can still move quickly when the home and price are right.

What the Aquarian Acres Market Means for You

If You're Selling

The fundamentals still favor sellers in Aquarian Acres, but the days of pricing 10% over comparable sales and waiting for offers are gone. Homes that priced right sold in under two weeks. The 37.5% that needed price reductions averaged 4.3% cuts — which is money left on the table and market exposure that works against you.

Presentation matters more now. With more inventory available (volume is up 53%), buyers have options they didn't have in 2022-23. A clean, well-staged home at a sharp price will still generate strong interest quickly. Factor in that 25% of sellers are offering concessions — if your competition is doing it, you may need to be prepared to as well, especially at higher price points.

For ranch sellers specifically: the style is still in demand, but the market is telling you it has a firm sense of value. Price to the comps, not to your hope.

If You're Buying

The median DOM of 12 days is your most important number. If you see a home in Aquarian Acres you like, sitting on it for a week while you "think about it" is how you lose it. Get your financing fully pre-approved, know your budget, and be ready to move.

On price negotiation: the data says you're getting within 1% of asking price in most cases, not 5% under. If you come in significantly below list on a newly listed, well-priced home, you're likely to get rejected or countered back close to list. Your better play is to be a clean, prepared buyer — strong pre-approval, minimal contingencies where possible — rather than trying to squeeze price out of a seller who doesn't need to budge.

If you need concessions for closing costs, target homes that have been on the market 30+ days or have already had a price reduction. Those sellers are more likely to work with you.

Looking Ahead

The 53% jump in sales volume in the most recent 12-month period is genuinely encouraging. More transactions mean more confidence — sellers willing to list, buyers willing to commit. The modest price softening (-8.4% median year-over-year) looks more like healthy normalization than distress.

Aquarian Acres benefits from a clear identity: established neighborhood, recognizable street layout, predominantly ranch homes, southeast Topeka location. Neighborhoods with that kind of identity tend to maintain demand across different market cycles. There's nothing in this data suggesting the area is losing appeal — quite the opposite.