Best Affordable Places to Live in Kansas in 2024

Best Places to Live in Kansas

Maybe you already live in Kansas and are hoping to relocate within the state, or perhaps you’re thinking about moving to Kansas for the first time. Either way, it’s important to research locations that meet your unique wants, needs, and budget. That’s why we’ve compiled multiple lists of the best places in Kansas to live. Let’s start with the basics, the most affordable spots.

💡 Quick Tip: When house hunting, don’t forget to lock in your home mortgage loan rate so there are no surprises if your offer is accepted.

Best Affordable Places to Live in Kansas

Like many Midwestern states, Kansas offers an affordable state cost of living, though there are some highly sought after suburbs where costs are on the rise. If you’re trying to stick to a tight budget, these are the best places in Kansas to live.

1. Topeka

Photo credit: iStock/ChrisBoswell

The capital city of Kansas is surprisingly affordable. With a cost of living of just 82.5% of the U.S. average, Topeka enables residents to live on a budget and access top-notching dining, entertainment, outdoor recreation, and basic goods and services. You’ll find plenty of job opportunities here; Topeka’s largest employer is the state itself, but you’ll also find opportunities in healthcare, education, insurance, and manufacturing.

Population: 125,449

Median Household Income: $50,870

Cost of Living: 82.5% of U.S. average

Median Rent Price: $895

Home Price-to-Income Ratio: 3.43

Average Property Tax: 1.65%

Housing Affordability: Topeka’s average home value is a reasonable $174,000, although it has been rising steadily. Rent is also manageable at less than $900 a month — and those prices have been going down over the last year.

2. Wellington

Photo credit: iStock/BOB WESTON

Wellington is a small town south of Wichita and offers a number of great job opportunities, including careers in aviation, manufacturing, railroad services, and food processing. Despite its small size, Wellington offers residents on a budget plenty to do, including multiple museums and outdoor parks.

Population: 7,640

Median Household Income: $50,676

Cost of Living: 76.5% of U.S. average

Median Rent Price: $795

Home Price-to-Income Ratio: 2.17

Average Property Tax: 1.90%

Housing Affordability: The median rent price in Wellington is under $800 — quite manageable on Wellington’s median household income (more than $50K). About 40% of Wellington households are renters. If you’re interested in buying a home in Wellington, you’ll find prices are rather affordable as well — the average home value is under $100,000.

3. Salina

Photo credit: iStock/DenisTangneyJr

Close to the heart of Kansas, Salina offers an affordable place to live, with a cost of living that’s just 82.7% of the U.S. average. Looking for a job in Salina? The city is known for an abundance of manufacturing jobs. There’s plenty to do in the area, even if you’re on a tight budget; grownups may enjoy the Smoky Hill Museum while the Kenwood Cove Aquatic Park is great for families.

Population: 46,231

Median Household Income: $52,702

Cost of Living: 82.7% of U.S. average

Median Rent Price: $1,200

Home Price-to-Income Ratio: 3.12

Average Property Tax: 1.47%

Housing Affordability: The median rent, at $1,200 a month, is higher in Salina than in many other Kansas cities and it’s been steadily rising over the last year. Home prices are also disproportionately high compared to the median household income; homes cost more than 3 times as much as what the typical family brings in. For those who wish to live in a regional transportation and employment hub (the city sits at the intersection of two Interstate highways), the convenience is worth the somewhat elevated cost.

4. Hays

Photo credit: Flickr/Kevin Anderson , Creative Commons Attribution-NonCommercial-ShareAlike 2.0 Generic

Thanks to a low cost of living, your dollar goes 20% further in Hays, Kansas, than it does elsewhere in the U.S., on average. More than 40% of Hays residents have attained some kind of college degree, and major employers in the area offer jobs across healthcare, education, government, retail, and manufacturing; Hays Medical Center is the city’s largest employer.

Population: 21,136

Median Household Income: $50,941

Cost of Living: 80.4% of U.S. average

Median Rent Price: $850

Home Price-to-Income Ratio: 4.59

Average Property Tax: 1.29%

Housing Affordability: Linn County property taxes are higher at 1.94% than the state average of 1.5% Rent prices are also on the rise. The median rent price is warming, with a slight increase from the previous year.

Is this your first time navigating the housing market? Check out our guide for first-time homebuyers before starting your search in Hays.

5. Pittsburg

Photo credit: Wikimedia Commons/
Sarah Runyon , Creative Commons Attribution-ShareAlike 4.0 International

About 2 hours due south of Kansas City is the town of Pittsburg. Pittsburg offers a low cost of living, affordable housing, and plenty of employment opportunities across education and manufacturing (packing and plastics). You’ll still find a charming downtown in this old mining town, and there’s always good eats: Pittsburgh is a part of Crawford County, the Fried Chicken Capital of the World.

Population: 20,658

Median Household Income: $36,657

Cost of Living: 84.9% of U.S. average

Median Rent Price: $775

Home Price-to-Income Ratio: 3.25

Average Property Tax: 1.36%

Housing Affordability: The median rent in Pittsburg is an affordable $775, and that’s been fairly consistent in recent years. Buying a home in Pittsburg can be challenging if you make the median annual household income — but if you’re a higher earner, you’ll find housing to be quite affordable. The median home price is around $120,000.

Best Places to Live in Kansas for Families

Kansas is a wonderful state for families to move to. Across the state, you’ll find affordable housing, plenty of great parks and things to do, and a nice offering of community activities. Here are some of the best places to live in Kansas for families:

1. Overland Park

Photo credit: iStock/Sebastian Bodemer

Overland Park, one of four cities that make up the Kansas City metropolitan area, is not just one of the best places in the state to live; it also lands on lists of the best places for families to live across the entire country. That’s thanks to its abundance of things to do and close location to jobs in the urban center. Parents also like the well-rated school system here.

Population: 197,726

Median Household Income: $92,769

Cost of Living: 106.2% of U.S. average

Median Rent Price: $1,749

Home Price-to-Income Ratio: 4.56

Average Property Tax: 1.28%

Housing Affordability: Given Overland Park’s overwhelming desirability for families, housing is on the higher side, with an average home value of $423,349. The median home value here is 4.5 times as much as the median household income, above the recommended 3x that some experts recommend. (In the southern part of the city, you might even need a jumbo mortgage loan to purchase a home.) Rent is also on the higher side, but the abundance of available properties means those who have time to hunt will be rewarded.

2. Olathe

Housing Affordability: The median rent price is $1,700, but costs have been trending downward. The home price-to-income ratio is 3.81. Given that the typical household makes more than $100K a year, that means home prices are on the higher side, though still affordable by national standards.

3. Andover

Housing Affordability: Andover’s a desirable suburb of Wichita, and it shows in the median rent price (nearly $2,000). In fact, rent prices have been going up over the last year. High earners may instead prefer to buy (most residents of Andover own their homes); the median price is just above $300,000.

4. Wichita

Photo credit: iStock/DenisTangneyJr

If your family likes to stay active, Wichita is a great city to move to. Wichita offers so much for families to do, from museums and restaurants to parks and sports teams. And families on a budget will appreciate the city’s low home price-to-income ratio: just 1.69, which makes it possible to buy a house for your family to enjoy for years to come.

Population: 396,192

Median Household Income: $56,374

Cost of Living: 91.0% of U.S. average

Median Rent Price: $1,125

Home Price-to-Income Ratio: 3.26

Average Property Tax: 1.44%

Housing Affordability: Buying a house in Wichita is considerably more affordable than it is in other parts of Kansas; the median home value here is $183,706. However, many of Wichita’s residents are more likely to rent; luckily for families on a tight budget, the typical rent price is just over $1,100. Ready to purchase a house in Wichita? Check out a home loan help center to get started.

5. Dodge City

Photo credit: iStock/Steven White

There’s always something going on in Dodge City. This small town goes all out for holidays throughout the year. In the warmer months, families can enjoy weekends at the Dodge City Raceway Park, and for 10 days each summer, the city throws a huge festival, called Dodge City Days. Families will also likely appreciate Dodge City’s well-regarded school system and low cost of living.

Population: 27,422

Median Household Income: $56,897

Cost of Living: 87.1% of U.S. average

Median Rent Price: $1,200

Home Price-to-Income Ratio: 3.37

Average Property Tax: 1.76%

Housing Affordability: The median rent price in Dodge City is $1,200. Buying a home in Dodge City is still affordable by U.S. standards, although the average home value here has been steadily creeping toward $200,000. Already own a home in Dodge City but want a more affordable monthly payment? See if a mortgage refinance is right for you.

Best Places to Live in Kansas for Young Adults

Young adults looking to settle down in the state of Kansas should consider one of these five locations:

1. Kansas City

Photo credit: iStock/Cheri Alguire

Just across the border from Kansas City, Missouri, is Kansas City, Kansas. It gives young adults access to all the great nightlife in the larger city — bars, clubs, and restaurants galore — but at a lower cost of living. Kansas City also abounds with job opportunities, and sports fans can catch several big teams, including the Kansas City Chiefs and the Kansas City Royals.

Population: 153,345

Median Household Income: $50,707

Cost of Living: 83.3% of U.S. average

Median Rent Price: $1,195

Home Price-to-Income Ratio: 3.49

Average Property Tax: 1.81%

Housing Affordability: Young adults who haven’t decided to settle down permanently in Kansas City may be more interested in renting; the median rent here is just below $1,200 a month. Buying a home in Kansas City, Kansas, isn’t a bad idea though; the home price-to-income ratio is 3.49. Just budget for the high effective property tax rate (1.81%).

2. Wichita

Photo credit: iStock/DenisTangneyJr

Young professionals in search of a reliable job should add Wichita to their list for consideration. Wichita is home to multiple aircraft assembly and manufacturing, healthcare, and education jobs — and the McConnell Air Force Base is a huge employer. There’s always something to do in Wichita for young adults, whether that’s bars and clubs or festivals, concerts, and touring shows.

Population: 396,192

Median Household Income: $56,374

Cost of Living: 91.0% of U.S. average

Median Rent Price: $1,125

Home Price-to-Income Ratio: 3.26

Average Property Tax: 1.44%

Housing Affordability: Now could be the time to buy a home in Wichita; the home price-to-income ratio is 3.26 and prices have been on a steady upward march. Rent is just over $1,100 in the city, but it’s been rising over the last year. Ready to make an offer on a home in Wichita? Check out our tips to qualify for a mortgage.

3. Topeka

Photo credit: iStock/ChrisBoswell

Topeka is the capital of Kansas and offers plenty of government jobs for recent college grads. Young adults in search of an active lifestyle will feel right at home in Topeka, which has a hot dining scene and lots of outdoor spaces to get out and enjoy some fresh air.

Population: 125,449

Median Household Income: $50,870

Cost of Living: 82.5% of U.S. average

Median Rent Price: $895

Home Price-to-Income Ratio: 3.43

Average Property Tax: 1.65%

Housing Affordability: Another reason young adults are drawn to Topeka? It’s an affordable place to rent a house or apartment, just in case you’re not ready to plant roots permanently and purchase a home. The median monthly rent is under $900. And if you are ready to buy a home, you’ll find them to be relatively affordable in Topeka.

4. Manhattan

Photo credit: iStock/DenisTangneyJr

Sure, some young adults would probably love to live in the high-energy, always-busy Manhattan, New York, but Manhattan, Kansas, moves at a decidedly slower pace. Its location — just below Turtle Creek Lake and not far from Milford Lake — makes it perfect for more outdoorsy young adults, who enjoy hiking, kayaking, paddle boarding, and swimming. Plus, it’s only an hour outside Topeka, if you sometimes crave big-city life.

Population: 53,829

Median Household Income: $52,747

Cost of Living: 94.5% of U.S. average

Median Rent Price: $1,050

Home Price-to-Income Ratio: 4.79

Average Property Tax: 1.65%

Housing Affordability: Home prices in Manhattan, Kansas, can be on the higher side for Kansas, with a median home value of $252,000. Renting is much more affordable (and much more popular; only about 40% of residents own their homes).

5. Dodge City

Photo credit: iStock/Steven White

With multiple festivals, an auto-racing track, and the annual 10-day Dodge City Days, Dodge City offers young adults plenty to do, even though it’s far from the major cities on the eastern side of the state. You’ll find ample restaurants, bars, and outdoor places to explore, and the city has plenty of job opportunities.

Population: 27,422

Median Household Income: $56,897

Cost of Living: 87.1% of U.S. average

Median Rent Price: $1,200

Home Price-to-Income Ratio: 3.37

Average Property Tax: 1.76%

Housing Affordability: If you earn a little more than the median household income, you should be able to manage a mortgage in this part of Kansas. Just note: The effective property tax rate is somewhat high at 1.76%. If renting is the better option, be prepared to spend about $1,200 a month.

💡 Quick Tip: Not to be confused with prequalification, preapproval involves a longer application, documentation, and hard credit pulls. Ideally, you want to keep your applications for preapproval to within the same 14- to 45-day period, since many hard credit pulls outside the given time period can adversely affect your credit score, which in turn affects the mortgage terms you’ll be offered.

Best Places to Live in Kansas for Retirees

Thinking of living out your golden years in Kansas? Whether you want easy access to an airport for frequent travel, close proximity to medical care, or just a relaxing spot with beautiful land and calm waters to enjoy, Kansas has you covered.

1. Overland Park

Photo credit: iStock/Sebastian Bodemer

If you’re looking for a community where you can get involved in ample activities but also enjoy peace and quiet, the suburb of Overland Park is the right spot to retire. Plus, you’re not far from the Kansas City International Airport — perfect for spontaneous retirement travels or simply flying to see your kids and grandkids.

Population: 197,726

Median Household Income: $92,769

Cost of Living: 106.2% of U.S. average

Median Rent Price: $1,749

Home Price-to-Income Ratio: 4.56

Average Property Tax: 1.28%

Housing Affordability: Retirees can certainly rent their home in Overland Park, but it’s a bit costly at $1,749 a month. Most people who live here own their homes; if a mortgage is within your retirement budget, it’s probably a better idea to own your home in Overland Park. The city also has many retirement and assisted-living communities to choose from.

2. Salina

Photo credit: iStock/DenisTangneyJr

Salina has everything you could want in a place to retire: great community activities, several local golf courses, and a low cost of living. It’s also located at the intersection of two major interstates (I-70 and I-135), which is great if you plan to take lots of road trips during your golden years.

Population: 46,231

Median Household Income: $52,702

Cost of Living: 82.7% of U.S. average

Median Rent Price: $1,200

Home Price-to-Income Ratio: 3.12

Average Property Tax: 1.47%

Housing Affordability: Homes are affordably priced in Salina — about 3 times as much as the median household income. If you’d rather not get a mortgage in retirement, you can rent in Salina, but keep in mind that rent prices have been slowly rising here over the last year.

3. Wichita

Photo credit: iStock/DenisTangneyJr

Wichita is ideal for retirees: It has a low cost of living, it offers seniors plenty of activities, and it has its own airport — great if you want to travel the world during retirement. Wichita also has more than 100 parks, meaning there’s always something new to explore.

Population: 396,192

Median Household Income: $56,374

Cost of Living: 91.0% of U.S. average

Median Rent Price: $1,125

Home Price-to-Income Ratio: 3.26

Average Property Tax: 1.44%

Housing Affordability: Homes are notably affordable in Wichita — less than 2 times the median household income. Rent is also low (the median cost is $1,125), but it’s been trending upward in recent months. There are 55+ communities here, as well as assisted-living options for those who need more care.

4. Topeka

Photo credit: iStock/ChrisBoswell

As the seat of the Kansas government, Topeka is an interesting place for seniors to live. There’s plenty going on downtown, and history buffs will enjoy the capital city’s significance in overturning racial segregation in public schools. With a low cost of living, Topeka is great for retirees on a strict budget. Plus, it’s surrounded by ample lakes for those who enjoy spending their days boating, fishing, and hiking.

Population: 125,449

Median Household Income: $50,870

Cost of Living: 82.5% of U.S. average

Median Rent Price: $895

Home Price-to-Income Ratio: 3.43

Average Property Tax: 1.65%

Housing Affordability: If you’re a retiree on a tight budget but owning a home is important, Topeka may be a solid bet. The home price-to-income ratio is 3.43. Rent is similarly affordable at less than $900 a month.

5. Leawood

Photo credit: Flickr/Gary Gamso , Creative Commons Attribution-NonCommercial-NoDerivs 2.0 Generic

Like Overland Park, Leawood is a lovely (though more costly) suburb of Kansas City. If you want to stay close to Kansas City for its great hospitals and airport, but you want the quiet of a peaceful suburb, Leawood could be the right spot for you.

Population: 33,713

Median Household Income: $159,540

Cost of Living: 106.2% of U.S. average

Median Rent Price: $2,600

Home Price-to-Income Ratio: 4.27

Average Property Tax: 1.38%

Housing Affordability: The median rent here is $2,600 a month, high for Kansas, and it’s on an upward trajectory. Buying a house may also be difficult if you’re on a fixed retirement budget; the home price-to-income ratio is 3.73. However, Leawood does offer multiple retirement communities with pricing and services tailored with seniors in mind.

Best Places to Live in Kansas Near the Water

Kansas is a very flat state. Despite all the fields, however, Kansas offers a lot of geographically stunning locations, particularly near its lakes and rivers. Here are five of the best spots near the water:

1. Manhattan

Photo credit: iStock/DenisTangneyJr

Manhattan sits on the southern tip of Turtle Creek Lake and isn’t far from Milford Lake, which is the biggest body of water in Kansas. That means residents have ample options for kayaking, boating, paddle boarding, swimming, fishing, and just relaxing by the water. Milford Lake in particular is enticing, with 163 miles of shoreline that includes several sandy beaches.

Population: 53,829

Median Household Income: $52,747

Cost of Living: 94.5% of U.S. average

Median Rent Price: $1,050

Home Price-to-Income Ratio: 4.79

Average Property Tax: 1.65%

Housing Affordability: The median sale price of a home here is around $250,000. Renting may be more approachable if you’re on the lower earning end; the typical rent price is $1,050 in Manhattan. Wondering if you can afford a house in Manhattan (or if you have the credit score to qualify for a loan)? Learn more about the mortgage preapproval process.

2. Junction City

Photo credit: iStock/BOB WESTON

Fans of Milford Lake can get even closer to Kansas’ largest body of water by settling down in Junction City, just south of the lake. It’s also right where three major rivers converge: the Smoky Hill River, the Republican River, and the Kansas River. That means river kayaking and canoeing opportunities abound.

Population: 22,264

Median Household Income: $56,410

Cost of Living: 77.3% of U.S. average

Median Rent Price: $825

Home Price-to-Income Ratio: 3.02

Average Property Tax: 1.71%

Housing Affordability: Junction City, Kansas, is the ideal place to buy a home. Why? The median home price is 3 times as much as the median household income, and conventional wisdom states that a home should be no more than 3 times your annual salary. Rent prices in Junction City are also attractive, though; the median rent is just $825 a month.

3. Topeka

Photo credit: iStock/ChrisBoswell

Topeka is an all-around great place to live in Kansas, but the capital city is particularly attractive for people who like to be near the water. The city itself is built along the river, and the Greater Topeka Partnership is currently working toward developing the riverfront area to be designed as a community space. But the city is also located close to several large lakes, including Lake Shawnee, Clinton Lake, and Perry Lake, meaning multiple opportunities for swimming, hiking, boating, hunting, and fishing.

Population: 125,449

Median Household Income: $50,870

Cost of Living: 82.5% of U.S. average

Median Rent Price: $895

Home Price-to-Income Ratio: 3.43

Average Property Tax: 1.65%

Housing Affordability: Although it’s a major city (and the capital of the state), Topeka is a very affordable city to purchase a home in. The home price-to-income ratio is 3.43, and a fixer-upper can be had here for less than $100,000. The average property tax is 1.65%, but the city’s low cost of living makes that more than manageable. Renters are also in luck in Topeka; the median monthly rent is just $895.

4. El Dorado

Housing Affordability: El Dorado is an affordable place to live in Kansas. Home prices are less than three times the median household income, and renters pay roughly $700 a month to live here. Thinking of buying a home in El Dorado. Here are all the different types of mortgage loans you might want to consider.

5. Kansas City

Photo credit: iStock/Cheri Alguire

Kansas City, Kansas, may not offer ocean views or easy access to a humongous lake, but you can easily visit the Kansas River here, right where it feeds into the Missouri River. You’ll get stunning riverfront views, and you can even paddle the waters if you’re interested.

Population: 153,345

Median Household Income: $50,707

Cost of Living: 83.3% of U.S. average

Median Rent Price: $1,195

Home Price-to-Income Ratio: 3.49

Average Property Tax: 1.81%

Housing Affordability: Buying a house in Kansas City is pretty affordable for the typical family; the home price-to-income ratio is 3.49. Property taxes are on the high side, however, at 1.81%. Rent is also moderate at $1,195 a month.

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The Takeaway

No matter your needs, Kansas is a great state to live in. Whether you’re a family looking for fun things to do, a young adult seeking a vibrant nightlife and job opportunities, a sports fan who wants a team to cheer on, or a retiree who needs a welcoming place to settle down, you’ll likely find a suitable spot in Kansas.

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FAQ

What is the cheapest place to live in Kansas?

One of the cheapest places to live in Kansas is surprisingly the capital city of Topeka, which has a low cost of living of only 82.5% of the U.S. average and a home price-to-income ratio of 3.43. Other cheap places to live in Kansas include Wellington, Salina, Hays, and Pittsburg.

What is the cost of living in Kansas?

The cost of living in Kansas is 83.1% of the U.S. average, meaning it’s considerably more affordable to live in the Sunflower State. However, the cost of living can vary from city to city.

What salary can you live comfortably on in Kansas?

The salary you need to live comfortably in Kansas depends on the cost of living in the city you move to, as well as your housing costs. The median household income is more than $64,500, but if you live in a city with a low cost of living and affordable rent, you can likely live comfortably with even less.

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