Josh Seitz

Kansas City Realtor Licensed in Both Missouri and Kansas

I am Josh Seitz, a Realtor with Nelson Home Group, Keller Williams KC North. Most agents in this market quietly work one side of the state line. I work both. I hold an active Missouri real estate license and an active Kansas real estate license, which means that when your search crosses State Line Road, or your job transfer does, you are not handed off to a stranger halfway through the process.

Through early October 2026 I have closed 24 homes and more than $5.7 million in sales volume, working both the buying and the selling side. Those closings run from a $55,000 house in Kansas City, Missouri to a property on 15 acres outside Rea. I mention the range on purpose. If you are selling a modest house and quietly wondering whether an agent will take you seriously, that is your answer.

A Little More About Me

Before real estate I spent more than 30 years in management across very different industries, including restaurant management, car dealerships and security, and I also worked in data analysis and communication. That combination is why I read a market the way I do and why I negotiate the way I do: I have spent decades at tables where everybody needed to leave feeling like they won something.

Outside of work I am a proud father of three, ranging from 17 to 25 years old, and being an active dad is the part of my life I am proudest of. I travel every chance I get, especially to places with deep history or a warm coast. I play a lot of softball and I kayak when the water is right. I try to stay as active physically as I do professionally.

What I Specialize In

Most of my business falls into five kinds of work: first-time buyers, VA and military buyers, purchases and sales on both sides of the state line, sellers including investors with tenants in place, and acreage and multigenerational properties. Here is what each one looks like in practice.

First-Time Buyers

Ten of my 24 closings this year were first-time buyers, and nine were FHA loans, so I write a lot of offers that other agents assume will lose. In May 2026 a first-time buyer came to me nervous about everything. The house she wanted, a 1957 brick ranch in Ruskin Hills in south Kansas City, was marked cash or conventional on the MLS, and she was buying with an FHA loan. We made the offer anyway, one of three, and the sellers took it. After the inspection we turned the repair list into seller concessions toward her closing costs and a home warranty, and she closed July 10, 2026. Read how the FHA offer won.

In 2026 I worked with Ammir, who was 24, buying his first house, and told me up front he didn’t know where to start. We looked for eight months, and at every showing we talked about the roof, the heating and air, the water heater and the foundation instead of the paint. When a two-bedroom ranch in the Raytown area came on the market in July, he knew it was the one. I had a long conversation with the listing agent, we wrote his FHA offer to expire that same day, and it went under contract after one day on the market, under list with the sellers covering his closing costs. Read how a 24-year-old first-time buyer in the Raytown area did it. If this is your first purchase, start with our first-time home buyer guide.

VA and Military Buyers

The clearest picture of how I work is a deal from June 2026. A veteran and his family came to me with a budget they were not willing to break and a real list of things they needed in a house. Liberty was not making it easy. Good homes in their range were going under contract in days. We found a 1920 bungalow on Richfield Road that had been rebuilt from the studs up, and I got them inside it the day it came available rather than losing forty-eight hours to scheduling. It drew multiple offers in its first week. They closed over asking, with the seller paying part of their closing costs, using their VA benefit on a house that was 106 years old at closing. Read the full story: can you buy a 100-year-old house with a VA loan

In De Soto, Kansas, I represented two veterans, one of them a first-time buyer, who were on a tight budget and needed the seller to pay most of their closing costs on a VA loan. The listing was two days old and other buyers were interested. We offered at list with the closing-cost request first, then I checked the neighborhood sales and raised the offer so the price carried the costs instead of their savings. The VA appraisal came in at the contract price, the seller paid most of the closing costs, and they closed in July 2026. Here is how that purchase went.

In April 2026 a veteran buying his first home came to me while relocating to Liberty with a list that could not bend: the Liberty High School district, within two miles of the school, on a route his kids could walk. When the one house that fit came up, I wrote an offer under list, and the seller said no and kept the open house on the calendar. We rewrote it the same day: full price, the seller paying toward his closing costs instead, and acceptance conditioned on that day and on canceling the open house. The seller took it, and he closed on his VA loan in May 2026. Read how we got his offer accepted before the open house. If you are using your VA benefit, our Kansas City VA loan and veteran home buying resource covers the process in detail.

What Working Both Sides of the State Line Actually Means

A house in Kansas City, Missouri and a house in Kansas City, Kansas are not the same purchase. The two states use different contract forms, different disclosure customs, and different property tax calendars, and each side has its own set of lenders, title companies and appraisers who know the ground. A buyer comparing a listing in Clay County against one in Wyandotte or Johnson County is comparing more than two prices, and deserves an agent who can explain the difference honestly rather than steering them toward whichever side he happens to be licensed in.

My 2026 closings include VA, FHA, conventional and cash purchases. Government-backed financing carries its own timelines, appraisal standards and repair requirements, and an offer written without accounting for them is an offer that falls apart in week three.

Sellers and Investment Properties

In August 2026 I sold a tenant-occupied rental east of downtown Kansas City for repeat clients who lived two hours away in Columbia, Missouri and never came to town for any part of the sale. We scheduled photos and showings around the tenant, marketed the house to investors with the lease in place, and had it under contract in 2 days on a single cash offer. Read how we sold a rental with the tenant still in place. If you are selling, our guide to selling a home in Kansas City walks through what to expect.

In July 2026 I sold a 1920 bungalow in Leavenworth for sellers who had owned it about three years and did not have much equity. We priced it with their net in mind, got one offer in 9 days that asked for seller-paid closing costs, and took it because it still left them money at closing and gave them the 59-day close they needed to buy their next home first. Read how they sold with seller-paid closing costs and bought first.

Acreage and Multigenerational Homes

In the summer of 2026 a couple wanted to buy a place in Andrew County together with their son and daughter in law. One property, three generations, room enough for horses. Then the inspection came back with the septic system draining greywater onto the land, which is the kind of finding that ends deals. We negotiated the repair and kept everybody at the table instead of walking. Read the full story: one property for three generations in Rea

Relocating to Kansas City

Plenty of my clients are new to the area and trying to figure out which suburb fits before they ever look at a house. Our Kansas City relocation guide is the place to start, and our living in Kansas City neighborhood research goes community by community on what each area is actually like to live in. Once you have a shortlist, I will get you on the ground and show you the difference in person.

These are the towns where our team recommends me for a move: Liberty and De Soto.

Why Clients Work With Me

That is the job as I understand it. Get you through the door fast when the market is moving, and keep the deal alive when something goes wrong at the worst possible moment. Here is the track record behind that, where I do it, and the questions I get asked most.

Buying and Selling Across the Metro

Through early October 2026 I have closed 24 homes and more than $5.7 million in volume in 14 different cities on both sides of the state line, 17 of them representing buyers and 7 representing sellers. The financing ran from VA and FHA to conventional and cash, and the prices ran from $55,000 to $525,000.

In a Client’s Own Words

After the Liberty closing, the buyer posted this publicly on Google. Nobody asked him to.

“Josh was always available to answer questions, explain every step of the process, and advocate for our best interests. What stood out most was how much he genuinely cared about helping us find the right home for our family’s needs, not just making a sale.” James, verified Google review

Where I Work

My closings this year are spread across the metro and across the line: Kansas City, Missouri, Kansas City, Kansas, Liberty, Leavenworth, Raytown, Lee’s Summit, Belton, De Soto, Spring Hill, Richmond and St. Joseph, plus Grandview, Elwood and rural Andrew County. If your search covers ground on both sides of State Line Road, that is a normal week for me rather than a special request.

Common Questions

Do you really work in Kansas as well as Missouri?

Yes. I hold an active license in both states and I have closed homes in both this year, including Kansas City, Kansas, Leavenworth, De Soto, Spring Hill and Elwood. You will not be handed to another agent when your search crosses the line.

Is there a price range you will not work in?

No. My 2026 closings run from $55,000 to $525,000 and every one of those clients got the same process.

Do you work with VA buyers?

Yes, and I have closed VA purchases this year in both Missouri and Kansas, including a 1920 home that a lot of people assumed a VA appraiser would reject. Our veteran home buying resource has the full picture.

Do you list homes, or only work with buyers?

Both. I represent sellers and buyers, and seven of my 24 closings this year were listings.

How quickly can you show me a house?

Same day whenever the seller allows it. In this market the family that sees a good house first is usually the family that gets it.

Credentials and Recognition

• Licensed in two states: Missouri license 2024050411 and Kansas license SP00252084
• 2026 production through early October: 24 homes closed, more than $5.7 million in sales volume, 14 cities
• Price range closed this year: $55,000 to $525,000
• Financing experience: VA, FHA, conventional and cash purchases
• Both sides of the transaction: buyer representation and seller listings
• Brokerage: Nelson Home Group, Keller Williams KC North
• Before real estate: more than 30 years managing teams, operations and client relationships

If your search or your sale crosses the state line, or you are just not sure which side you belong on yet, call me and we will figure it out together. Nelson Home Group, Keller Williams KC North is an Equal Housing Opportunity brokerage. I am licensed in Missouri and Kansas.