Hays, KS
Your dollar goes further in Hays, KS — everyday costs run about 17% below the national average (Cost Index: 83). Housing is especially affordable: the median home is valued at $220,100, well under the $303,400 US median. The local median household income of $56,861 tends to stretch further here than in most parts of the country.
Hays sits in the stretch zone: not impossible, but household feasibility will depend heavily on rent, down payment, debt load, and whether you are renting or buying. Start with the verdict panel, then compare scenarios before treating this city as affordable.Data Sources: U.S. Census Bureau ACS 2023 · BEA RPP 2023 · Zillow ZHVI
Based on your household income, housing mode, local rent, home value, property tax, and mortgage assumptions for Hays.
Cost of Living Breakdown
Each index uses 100 as the US national average. A score of 150 means 50% more expensive; 80 means 20% cheaper.
Hays Mortgage Calculator
Pre-filled with the local median home value of $220,100 and Kansas's property tax rate of 1.41%.
Household Housing Budget
Local median household income is shown only as a place-side affordability input. Personal salary, filing status, and take-home pay analysis belong in salary.city.
Property Tax in Hays, KS
Kansas Place Tax Context
Compare Hays to Another City
Compare place-side costs such as housing, rent, groceries, utilities, services, and tax context.
Cost of Living Comparison
Compare place-side housing, rent, goods, services, and utility pressure between cities.
Cost Index Comparison (100 = National Avg)
FAQ: Living in Hays
Is Hays, KS an affordable place to live?+
Yes — everyday expenses in Hays run about 17% below the US average (Cost Index: 83). Housing is especially affordable: the median home is valued around $220,100, compared to the $303,400 national median. Monthly rent is typically around $890, versus $1,348 nationally.
How does Hays fit a household housing budget?+
Start with housing. Typical monthly rent is $890, while local median household income is $56,861. That implies a rent-burden proxy of about 19% before utilities and other costs. For a specific job offer, filing status, or take-home pay scenario, use salary.city.
How much are taxes in Hays, KS?+
Kansas has a progressive state income tax with a top rate of 5.7%. The effective property tax rate is 1.41%. On a home worth $220,100, that translates to roughly $3,103 per year in property taxes. Sales tax (state + local) averages around 8.71% on everyday purchases.
How much does it cost to rent in Hays, KS?+
The typical monthly rent in Hays is around $890. That's roughly 34% lower than the $1,348 national median. For comparison, the median home value here is $220,100, so buyers should also factor in mortgage payments, property taxes, and insurance.
How much does a house cost in Hays, KS?+
The median home in Hays is valued at $220,100. With 20% down and a 6.5% mortgage rate, you'd be looking at roughly $1,113/month for principal and interest alone — before property taxes and insurance. About 58% of residents here own their homes.
Are groceries and utilities expensive in Hays?+
Grocery prices in Hays are about average compared to the rest of the US (index: 96, where 100 is the national average). Utility bills (electricity, gas, water) are below average (index: 88). Overall, these everyday costs shouldn't cause major surprises if you're moving from another similarly-sized US city.
What is Hays, KS like to live in?+
Hays is a small town with a population of about 21,078. The median age of residents is 30.2, skewing younger — often a sign of a college town or fast-growing area. The local poverty rate is 19.89%, above the national average of 12.4%.
Lower-Pressure Alternatives in Kansas
If Hays feels tight, start with these same-state cities that look easier on rent burden or buy-side pressure.
Higher-Pressure Comparisons in Kansas
Use these city pages when you want to compare Hays against tougher same-state markets before deciding whether the current city is already a stretch.
- Real Estate & Housing: Zillow Home Value Index (ZHVI, Smoothed & Seasonally Adjusted) and Zillow Observed Rent Index (ZORI). Structural fallback utilizes U.S. Census Bureau ACS 5-Year Estimates.
- Goods, Utilities & Services: U.S. Bureau of Economic Analysis (BEA) Metropolitan Area Regional Price Parities (MARPP), incorporating verified State Nonmetropolitan averages.
- Mortgage Rates: Freddie Mac 30-Year Fixed Rate Mortgage Average in the United States (PMMS) via Federal Reserve Economic Data (FRED).
- Tax Context: State-level property, sales, and income-tax context used for place-side relocation planning. Personal take-home pay and offer analysis are handled by salary.city.
- Index Methodology: Weighting matrix derived from Bureau of Labor Statistics (BLS) Consumer Expenditure Surveys (CEX) distributional models. Baseline standardized at 100. (Read methodology details)