Rent & Housing in Kansas
Based on comprehensive economic data across 65 tracked municipalities, Kansas presents diverse cost of living environments. Macroeconomic modeling identifies Coffeyville as the most cost-efficient market, contrasting starkly with the elevated real estate valuations found in Leawood. Kansas assesses a 5.7% progressive income tax, while residential property taxes average 1.41%. Financial planning in KS requires careful alignment of localized housing costs against state-level tax obligations.
Use this state hub to understand the statewide housing baseline first, then drop into city pages for a household-level feasibility verdict. The key question here is not just whether Kansas is “cheap” or “expensive”, but which cities look most livable once rent, home values, taxes, and household income are considered together.
Kansas looks comparatively accessible at the state level, with 17% average rent burden and 2.7x home-price-to-income. Start with Coffeyville, KS if your goal is to find the easiest relocation entry points before checking city-level verdicts.
Kansas Tax Radar
At a gross income of $74,580, the localized Kansas marginal tax brackets exact an effective state penalty of 4.2%. This results in an absolute "tax drag" drain of $3,131/year compared to states with no income tax.
Lower Housing Pressure Cities
These city pages have comparatively lower rent burden inside Kansas, making them strong candidates for the next housing-feasibility clicks.
Biggest Move-Market Cities
These are the highest-population city pages in the state, useful when you want the major relocation targets before exploring the full table.
Rent Pressure Outliers
These city pages show the highest rent burden inside Kansas. They are useful when you want to see where renting starts to materially squeeze household budgets.
Buy Pressure Outliers
These city pages have the toughest home-price-to-income ratios in Kansas, making them the first places to inspect when buy-side affordability is the core concern.
All Cities in Kansas
| City | Pop. | Home Value | Rent | Income | Index |
|---|---|---|---|---|---|
| Wichita | 396,488 | $179,500 | $1,125 | $63,072 | 79 |
| Overland Park | 197,199 | $384,400 | $1,666 | $103,838 | 109 |
| Kansas City | 154,776 | $147,100 | $1,316 | $59,183 | 78 |
| Olathe | 143,720 | $340,600 | $1,314 | $112,232 | 100 |
| Topeka | 126,103 | $186,856 | $1,169 | $55,902 | 81 |
| Lawrence | 95,459 | $269,500 | $1,054 | $62,838 | 89 |
| Shawnee | 68,175 | $332,900 | $1,233 | $106,312 | 98 |
| Lenexa | 57,986 | $368,800 | $1,429 | $102,344 | 105 |
| Manhattan | 53,951 | $243,700 | $1,100 | $58,441 | 87 |
| Salina | 46,432 | $164,500 | $911 | $60,624 | 77 |
| Hutchinson | 39,837 | $122,600 | $883 | $58,801 | 72 |
| Leavenworth | 37,176 | $176,000 | $1,135 | $71,239 | 79 |
| Leawood | 33,844 | $620,400 | $1,753 | $184,976 | 137 |
| Garden City | 27,781 | $186,200 | $990 | $72,511 | 80 |
| Dodge City | 27,652 | $122,800 | $982 | $67,958 | 73 |
| Derby | 25,801 | $221,600 | $1,082 | $82,089 | 84 |
| Emporia | 24,098 | $127,500 | $793 | $52,787 | 71 |
| Gardner | 24,020 | $276,000 | $1,296 | $92,579 | 93 |
| Prairie Village | 22,937 | $402,600 | $1,655 | $107,664 | 111 |
| Junction City | 22,431 | $162,500 | $1,019 | $60,317 | 77 |
| Hays | 21,078 | $220,100 | $890 | $56,861 | 83 |
| Pittsburg | 20,606 | $110,800 | $840 | $40,220 | 70 |
| Liberal | 19,107 | $134,500 | $931 | $61,875 | 73 |
| Newton | 18,443 | $151,800 | $903 | $67,015 | 74 |
| Andover | 15,508 | $272,600 | $1,481 | $106,676 | 94 |
| Great Bend | 14,596 | $118,700 | $744 | $53,323 | 70 |
| McPherson | 13,956 | $204,300 | $898 | $77,746 | 81 |
| El Dorado | 12,882 | $113,800 | $877 | $54,828 | 69 |
| Ottawa | 12,632 | $165,700 | $949 | $64,655 | 77 |
| Arkansas City | 11,909 | $81,700 | $762 | $53,475 | 66 |
| Winfield | 11,731 | $121,200 | $770 | $58,140 | 70 |
| Lansing | 11,229 | $247,500 | $1,163 | $100,871 | 88 |
| Haysville | 11,117 | $155,100 | $966 | $69,057 | 75 |
| Merriam | 11,036 | $242,400 | $1,161 | $71,665 | 87 |
| Atchison | 10,795 | $130,200 | $736 | $54,695 | 71 |
| Mission | 9,928 | $268,500 | $1,181 | $74,396 | 90 |
| Parsons | 9,482 | $70,300 | $743 | $50,838 | 64 |
| Augusta | 9,252 | $162,200 | $950 | $60,581 | 75 |
| Valley Center | 8,937 | $214,300 | $1,017 | $73,480 | 82 |
| Coffeyville | 8,752 | $55,600 | $715 | $41,901 | 62 |
| Spring Hill | 8,691 | $323,300 | $1,096 | $108,007 | 96 |
| Bel Aire | 8,654 | $213,500 | $1,454 | $93,182 | 87 |
| Chanute | 8,629 | $77,900 | $653 | $47,885 | 64 |
| Fort Riley | 8,595 | $222,100 | $1,283 | $52,823 | 87 |
| Independence | 8,469 | $78,500 | $790 | $49,164 | 66 |
| Bonner Springs | 7,735 | $223,800 | $1,069 | $81,865 | 84 |
| Park City | 7,726 | $163,800 | $1,065 | $70,317 | 77 |
| Wellington | 7,643 | $90,000 | $786 | $49,526 | 66 |
| Fort Scott | 7,551 | $89,400 | $796 | $60,799 | 67 |
| Basehor | 7,229 | $314,100 | $1,183 | $106,325 | 96 |
| Roeland Park | 6,800 | $262,700 | $1,552 | $89,385 | 94 |
| Pratt | 6,559 | $103,300 | $809 | $63,512 | 69 |
| Abilene | 6,449 | $136,000 | $788 | $56,592 | 72 |
| De Soto | 6,333 | $370,700 | $1,097 | $105,500 | 101 |
| Eudora | 6,036 | $231,500 | $1,242 | $106,356 | 87 |
| Maize | 5,990 | $280,500 | $1,340 | $68,750 | 93 |
| Mulvane | 5,829 | $168,900 | $1,156 | $70,224 | 79 |
| Ulysses | 5,812 | $123,100 | $692 | $63,765 | 70 |
| Paola | 5,757 | $195,000 | $1,069 | $73,281 | 81 |
| Tonganoxie | 5,693 | $227,700 | $1,158 | $77,500 | 85 |
| Colby | 5,389 | $150,700 | $736 | $66,731 | 73 |
| Iola | 5,368 | $78,100 | $689 | $50,417 | 64 |
| Goddard | 5,361 | $203,500 | $1,437 | $92,220 | 86 |
| Concordia | 5,067 | $96,100 | $698 | $50,213 | 67 |
| Louisburg | 5,034 | $257,600 | $1,446 | $75,556 | 92 |
FAQ: Living in Kansas
What is the most affordable city to live in Kansas?+
Among the cities we track, Coffeyville stands out as the most affordable option in Kansas. The median home value there is $55,600, and monthly rent typically runs around $715. The local median household income is $41,901, which tends to go further here than in much of the state.
What is the most expensive city in Kansas?+
Leawood is currently the priciest market in KS. Homes there are valued at a median of $620,400, and renters can expect to pay around $1,753/month. Incomes are higher too — the median household earns $184,976 — but whether that fully offsets the cost premium depends on your lifestyle.
How are taxes in Kansas?+
Kansas has a progressive income tax with a top rate of 5.7%. Property taxes average 1.41% statewide. Combined state and local sales tax can reach 8.71%.
How much does housing vary across Kansas?+
There's a huge range. In Coffeyville, the median home costs around $55,600. In Leawood, that number jumps to $620,400 — roughly 10x more. Rents follow a similar pattern: approximately $715/month vs. $1,753/month. Where you choose to settle within KS can make a dramatic difference in your monthly budget.
Is Kansas a good state to move to?+
It depends on your priorities and budget. Kansas offers a wide range of living costs depending on the city. You can find very affordable communities alongside expensive metro areas. Home prices range from around $55,600 in budget-friendly areas to $620,400 in premium markets. Use the city comparison tool to compare housing, rent, property tax, and everyday cost pressure across locations in KS.
Explore Other States
- 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)