Thinking about buying or selling in Clarion Park and Clarion Lakes? Here is what the last two years of closed sales say about prices, speed, and negotiating room in this southwest Topeka, Kansas area.
Neighborhood: Clarion Park and Clarion Lakes
City, State: Topeka, Kansas
Report Period: Recent 22-Month Performance (November 2024 to September 2026)
Data Source: Sunflower MLS, 28 closed sales analyzed
Report Generated: October 19, 2026
Clarion Park and Clarion Lakes Quick Facts: Home Prices, Days on Market & Year-Over-Year Growth
| Metric | Value | Context |
|---|---|---|
| Average Home Price | $614,967 | Average sold price across 28 closed sales over the analysis period |
| Median Home Price | $607,500 | The middle sale price, shown for context. The average leads in this report |
| Price Range | $410,000 to $950,000 | Lowest and highest closed sale prices |
| Average Days on Market | 25.4 days | 15 of 28 homes sold within 7 days, so a few slow sales pull the average up |
| Median Days on Market | 5.5 days | The typical home went under contract in under a week |
| List-to-Sale Price Ratio | 98.2% | Average of each home's sold price divided by its final asking price |
| Price Per Square Foot | $201 | Average, based on above-grade finished square feet |
| Year-Over-Year Growth | +9.8% in average price | $584,167 (September 12, 2024 to September 11, 2025) to $641,660 (September 12, 2025 to September 11, 2026) |
| Total Sales | 28 closed sales | Arm's-length sales reported in Sunflower MLS |
| Sold at or Above Asking | 12 of 28 homes (42.9%) | 5 sold above asking and 7 sold at asking |
| Seller Concessions | 6 of 28 sales (21.4%) | Average of $11,833 when offered |
Frequently Asked Questions About the Clarion Park and Clarion Lakes Real Estate Market
How much do homes cost in Clarion Park and Clarion Lakes?
Homes in Clarion Park and Clarion Lakes in Topeka sold for an average of $614,967 over the analysis period, based on 28 closed sales. The median was $607,500, and prices ranged from $410,000 to $950,000.
The wide range comes down to size, age, and lot. Homes under $700,000 averaged $554,004 (20 sales), while the 8 sales at $700,000 and above averaged $767,375.
How have Clarion Park and Clarion Lakes home prices changed over the past year?
The average sold price rose $57,493 (+9.8%), from $584,167 for sales closed September 12, 2024 to September 11, 2025 to $641,660 for sales closed September 12, 2025 to September 11, 2026. The median price rose $55,500 (+9.7%), from $569,500 to $625,000.
Sales volume went from 13 closed sales to 15, a change of +2 sales (+15.4%). The earlier window only has data starting November 4, 2024, so treat the volume comparison as directional.
Part of the gain is a mix effect. The latest window included a $950,000 sale, and with that home removed the average rose about 6.1%.
How long does it take to sell a home in Clarion Park and Clarion Lakes?
Homes sold in an average of 25.4 days on the market, but the median was just 5.5 days. 15 of 28 homes (53.6%) were under contract within 7 days, and 20 of 28 (71.4%) within 30 days.
The average is higher because 4 homes took more than 60 days. Homes under $700,000 averaged 14.8 days, versus 51.6 days at $700,000 and above.
Is Clarion Park and Clarion Lakes a seller's market or a buyer's market?
It is a balanced market that leans toward sellers below $700,000. Homes under $700,000 sold at 99.4% of asking on average and 13 of those 20 homes were under contract within 7 days.
Above $700,000, buyers have more room. Those 8 homes sold at 95.2% of asking on average and took 51.6 days. Pricing accuracy matters more in the upper tier than anywhere else in this neighborhood.
Do homes in Clarion Park and Clarion Lakes sell for asking price?
Homes sold for an average of 98.2% of the final asking price. 12 of 28 homes (42.9%) sold at or above asking, with 5 above and 7 exactly at asking.
The highest sale reached 104.2% of asking, so this is not a bidding-war market. Only 3 homes sold below 95% of asking, and those were homes that sat longer or started well above where the market settled.
What types of homes sell best in Clarion Park and Clarion Lakes?
Ranch homes sold fastest, averaging 16.7 days on market, which is 34% faster than the neighborhood average of 25.4 days. 1.5 Story homes were the most common style at 14 of 28 sales (50.0%).
1.5 Story homes averaged $623,020, Ranch homes $611,580, and 2 Story homes $595,250. Only 4 homes sold as 2 Story, so treat that style as directional.
What is the price per square foot in Clarion Park and Clarion Lakes?
The average price per square foot was $201, measured on above-grade finished area. That moved from $190 (September 12, 2024 to September 11, 2025) to $210 (September 12, 2025 to September 11, 2026), an increase of 10.4%.
By style, Ranch homes averaged $242 per square foot, 1.5 Story homes $184, and 2 Story homes $159. Ranch homes score higher because they are smaller above grade (about 2,549 sq ft on average versus 3,459 for 1.5 Story homes). 26 of 28 homes also had finished space below grade, which this figure does not count.
Are sellers offering closing cost assistance in Clarion Park and Clarion Lakes?
6 of 28 sellers (21.4%) offered concessions, averaging $11,833. One large concession of $40,000 on a 5,503 square foot home lifts that figure. Without it, the average was $6,200, and the other five ranged from $5,000 to $9,000.
Concessions were more common in the latest 12 months: 4 of 15 sales (26.7%) versus 2 of 13 (15.4%) in the earlier window. Buyers can ask, but a concession is not the default here.
What is the best time to sell a home in Clarion Park and Clarion Lakes?
Spring listings performed best. Homes listed in March through May averaged 7.1 days to go under contract and sold at 99.4% of asking (9 of 11 were under contract within a week).
Fall listings (September through November) averaged 46.0 days and 96.0% of asking, and summer listings averaged 41.4 days. Winter had only 3 sales, so it is too small to judge. These are small samples, so use them as a guide and not a rule.
What is the Clarion Park and Clarion Lakes neighborhood in Topeka, Kansas?
Clarion Park and Clarion Lakes is a southwest Topeka, Kansas area of single-family homes, with sales along streets such as Clarion Park Drive, Clarion Lakes Drive, Clarion Lane, Spring Creek Drive, Postoak Drive, and SW 38th Street. The homes in this analysis averaged about 3,186 square feet above grade and were built between 1989 and 2019 (average build year 1999).
The three styles that sell here are 1.5 Story (50.0% of sales), Ranch (35.7%), and 2 Story (14.3%). Most homes have finished space below grade, 26 of 28.
Is Clarion Park and Clarion Lakes a good area to invest in real estate?
The numbers show steady value retention: average sold prices rose 9.8% year over year, and homes sold at 98.2% of asking on average. Homes under $700,000 moved quickly, averaging 14.8 days on market.
The trade-offs are real. Days on market rose from 21.9 to 28.3 year over year, the list-to-sale ratio eased from 98.9% to 97.5%, and homes at $700,000 and above sold slower and closer to a discount. This is data on past sales and not investment advice, so talk with a financial advisor before deciding.
How does Clarion Park and Clarion Lakes compare to other Southwest Topeka neighborhoods?
Clarion Park and Clarion Lakes averaged $614,967 across 28 sales, and 8 of those (28.6%) closed at $700,000 or more. Homes here average about 3,186 square feet above grade.
For side-by-side numbers, see our Southwest Topeka neighborhood market reports and the citywide Topeka real estate market report. Each report uses the same method, so average price, days on market, and list-to-sale ratio line up.
Clarion Park and Clarion Lakes Market Overview: Trends and Performance
Over the analysis period, 28 homes closed in Clarion Park and Clarion Lakes in Topeka. The average sold price was $614,967, with a median of $607,500, and sales ranged from $410,000 to $950,000.
The market moves quickly for the right home. The typical sale went under contract in 5.5 days, and 15 of 28 homes (53.6%) were under contract within a week. The average was 25.4 days because a handful of slower sales stretched it out.
Pricing was tight. Homes sold for an average of 98.2% of the final asking price, and 12 of 28 (42.9%) sold at or above asking. The best sale was 104.2% of asking, so this is steady, well-priced activity and not a bidding-war market.
Overall, this is a balanced market that favors sellers under $700,000. Above that line, buyers have more negotiating room and homes take longer to sell.
Clarion Park and Clarion Lakes Market Analysis: Days on Market, Pricing & Concessions
Days on Market Analysis
The average days on market is 25.4 and the median is 5.5. The average adds up every home's time on the market and divides by the number of sales, so a few slow sales pull it up. The median is the middle sale, so it shows what a typical home experienced.
The gap here is large because 4 of the 28 homes took more than 60 days, including two that took 137 and 160 days. The other 24 homes were mostly done within a few weeks.
For sellers: the first week matters. Homes that came to market priced right tended to go under contract almost immediately, and the long-market homes were the exception. For buyers: expect to move fast on homes under $700,000, where 13 of 20 were under contract within 7 days.
Pricing Trends
The average list-to-sale ratio of 98.2% means sellers typically landed within about 1.8% of their final asking price. 5 homes sold above asking, 7 sold at asking, and 16 sold below.
Price reductions happened, but they were not the norm. 6 of 28 homes (21.4%) sold after cutting from their original list price, with an average cut of 7.4% ($61,317). The dollar figure is pushed up by one $170,000 reduction on the top-priced sale. 2 homes were listed at a higher final asking price than their original price.
Year over year, the average price rose 9.8%. That pace looks more like sustainable growth than speculation, especially since part of it comes from a mix of larger and newer homes selling in the latest 12 months.
Pricing by Price Tier
The biggest split in this neighborhood is price. Homes under $700,000 sold faster and closer to asking than homes at $700,000 and above.
| Price Tier | Homes Sold | Average Price | Avg. Days on Market | List-to-Sale Ratio | Under Contract in 7 Days or Less |
|---|---|---|---|---|---|
| Under $700,000 | 20 | $554,004 | 14.8 | 99.4% | 13 of 20 |
| $700,000 and above | 8 | $767,375 | 51.6 | 95.2% | 2 of 8 |
Homes at $700,000 and above averaged 38.5% more than the lower tier, and took 51.6 days versus 14.8 days. Homes under $700,000 sold 41% faster than the neighborhood average. The upper tier has only 8 sales, so read it as directional.
Seller Concessions
6 of 28 sellers (21.4%) contributed to buyer costs, averaging $11,833. One $40,000 concession on a large home skews that number. Without it, the average was $6,200.
That tells us concessions are a tool for specific deals, not a market-wide expectation. They did become more common in the latest 12 months (4 of 15 sales versus 2 of 13), which is a small sign of buyers gaining a little leverage.
Year-Over-Year Snapshot
Comparing sales closed September 12, 2024 to September 11, 2025 with sales closed September 12, 2025 to September 11, 2026:
| Metric | September 12, 2024 to September 11, 2025 | September 12, 2025 to September 11, 2026 | Change |
|---|---|---|---|
| Average Sold Price | $584,167 | $641,660 | +$57,493 (+9.8%) |
| Median Sold Price | $569,500 | $625,000 | +$55,500 (+9.7%) |
| Closed Sales | 13 | 15 | +2 sales (+15.4%) |
| Average Days on Market | 21.9 | 28.3 | +6.4 days |
| Avg. List-to-Sale Ratio | 98.9% | 97.5% | -1.4 points |
| Sales With Concessions | 2 of 13 | 4 of 15 | More common |
The average and median both rose by close to the same amount, so the increase was broad and not just one outlier. Still, the latest window included the $950,000 sale, and homes sold in that window were larger on average (3,251 sq ft versus 3,112) and newer (average build year 2001 versus 1996). With the top sale removed, the average still rose about 6.1%.
The earlier window only has closings from November 4, 2024 forward, so the sales count comparison is directional.
Clarion Park and Clarion Lakes Home Style Comparison: 1.5 Story vs Ranch vs 2 Story
| Home Style | Homes Sold | Average Price | Median Price | Avg. Days on Market | List-to-Sale Ratio |
|---|---|---|---|---|---|
| 1.5 Story | 14 | $623,020 | $604,000 | 30.4 | 98.6% |
| Ranch | 10 | $611,580 | $619,500 | 16.7 | 98.4% |
| 2 Story | 4 | $595,250 | $495,000 | 29.2 | 96.0% |
| All Styles | 28 | $614,967 | $607,500 | 25.4 | 98.2% |
1.5 Story homes were the most common style, with 14 sales (50.0%). They carried the highest average price at $623,020 and averaged 3,459 square feet above grade. They took 30.4 days on average, about 20% longer than the neighborhood average.
Ranch homes were the speed leader. They averaged $611,580 and 16.7 days on market, which is 34% faster than the neighborhood average, with a 98.4% list-to-sale ratio. They are smaller above grade (2,549 sq ft on average) and many have finished lower levels, which appeals to buyers who want main-floor living.
2 Story homes had just 4 sales, so treat the numbers as directional. They averaged $595,250, but that includes the neighborhood's highest sale at $950,000. Without it, the other three averaged $477,000. Their list-to-sale ratio was the lowest at 96.0%.
1.5 Story homes averaged $11,440 (1.9%) more than Ranch homes and $27,770 (4.7%) more than 2 Story homes. Ranch homes averaged $16,330 (2.7%) more than 2 Story homes.
What This Means for Clarion Park and Clarion Lakes Buyers and Sellers
If You're Selling in Clarion Park and Clarion Lakes
Price it right from day one. Homes under $700,000 averaged 99.4% of asking and 13 of 20 were under contract within a week. In the upper tier, homes averaged 95.2% of asking and 51.6 days, and the biggest gaps came from homes that started high and corrected later.
Be ready on day one. With 54% of homes under contract in the first week, the opening days carry a lot of weight. Condition, photos, and staging should be finished before the home hits the market.
Plan for the occasional concession. About 21% of sellers offered help with buyer costs, usually between $5,000 and $9,000. Timing: spring listings were fastest in this data, with fall the slowest, though both samples are small.
If You're Buying in Clarion Park and Clarion Lakes
Under $700,000, expect to pay close to asking. 12 of 28 homes sold at or above asking, and the average was 98.2%. In the under-$700,000 tier the average was 99.4%, so there is little room to negotiate on a well-priced home.
Have your financing ready. Half the homes sold within about a week, so a pre-approval in hand lets you make an offer when the right home comes up. Above $700,000, there is more leverage. Those homes sold at 95.2% of asking on average, and longer market time gives you room to negotiate price or ask for help with costs.
Reality check: concessions are not common here. Ask when a home has been sitting, but don't count on them for a fresh listing.
Looking Ahead
The fundamentals point to a stabilizing market with sustainable growth. Prices are up 9.8% year over year, but days on market rose from 21.9 to 28.3, the list-to-sale ratio eased from 98.9% to 97.5%, and concessions became more common. That is a market normalizing from strong demand, not overheating.
The neighborhood's appeal is steady: roomy homes (about 3,186 square feet above grade on average, most with finished space below grade) and a buyer pool that responds quickly to well-priced listings. At the time of this data pull, the MLS showed 1 active listing ($697,500) and 2 homes under contract (asking prices of $625,000 and $649,900), so choices for buyers were limited.
Talk With Team Ringgold About Clarion Park and Clarion Lakes Real Estate
Thinking about selling? Request a free, no-obligation home valuation for your Clarion Park and Clarion Lakes home. We will walk through what comparable homes sold for and how to price yours. Get your home valuation
Thinking about buying? We can talk through current homes, what offers have looked like, and which price range makes sense for you. Ask about buying in Clarion Park and Clarion Lakes
Just have questions? No pressure. Reach out any time and we will share what we are seeing in the market. Start a conversation
Team Ringgold, Keller Williams One Legacy Partners, Topeka, Kansas.
Related Topeka Market Reports
- Topeka real estate market report
- Southwest Topeka neighborhood market reports
- Topeka home values and market trends
Clarion Park and Clarion Lakes Market Data Summary
- Neighborhood: Clarion Park and Clarion Lakes
- City: Topeka
- State: Kansas
- Data Source: Sunflower MLS
- Analysis Period: Closings from November 4, 2024 to September 11, 2026
- Total Transactions Analyzed: 28 closed sales
Price Statistics
- Average Sold Price: $614,967
- Median Sold Price: $607,500
- Lowest Sold Price: $410,000
- Highest Sold Price: $950,000
- Average Price Per Square Foot (above grade): $201
- Average Above-Grade Finished Area: 3,186 sq ft
- Average Year Built: 1999
Market Velocity
- Average Days on Market: 25.4
- Median Days on Market: 5.5
- Under Contract Within 7 Days: 15 of 28 (53.6%)
- Under Contract Within 30 Days: 20 of 28 (71.4%)
- More Than 60 Days on Market: 4 of 28 (14.3%)
Pricing Accuracy
- Average List-to-Sale Ratio: 98.2%
- Sold At or Above Asking: 12 of 28 (42.9%)
- Price Reductions From Original List Price: 6 of 28 (21.4%), average cut 7.4%
- Seller Concessions: 6 of 28 (21.4%), average $11,833 ($6,200 excluding one $40,000 concession)
Year-Over-Year Comparison
- Average Sold Price, September 12, 2024 to September 11, 2025: $584,167 (13 sales)
- Average Sold Price, September 12, 2025 to September 11, 2026: $641,660 (15 sales)
- Average Price Change: +$57,493 (+9.8%)
- Median Sold Price, September 12, 2024 to September 11, 2025: $569,500
- Median Sold Price, September 12, 2025 to September 11, 2026: $625,000
- Median Price Change: +$55,500 (+9.7%)
- Average Price Change Excluding the $950,000 Sale: +6.1%
- Sales Volume Change: +2 sales (+15.4%), earlier window begins November 4, 2024
Home Style Distribution
- 1.5 Story: 14 sales (50.0%), average $623,020
- Ranch: 10 sales (35.7%), average $611,580
- 2 Story: 4 sales (14.3%), average $595,250
Price Tier Distribution
- Under $700,000: 20 sales (71.4%), average $554,004
- $700,000 and above: 8 sales (28.6%), average $767,375
Excluded From Headline Metrics
- Sold Before Process MLS (off-market sales): 3 transactions, average $605,000
- Active listings at data pull: 1
- Under contract at data pull: 2
Market Characterization: Balanced market that favors sellers under $700,000, with more negotiating room for buyers at $700,000 and above.
