The 10 Most Expensive Places To Live In Kansas For 2021


We used science and data to determine which cities in Kansas that will put a big dent in your wallet.

Editor’s Note: We updated this article for 2021. This is our seventh time ranking the most expensive places to live in Kansas.

Everyone wants a home that mixes affordability with comfort and Kansas does this very well. Families love the Sunflower State's beaches, midlands, and mountains as tourists before moving here and calling it home.

But before you decide to relocate, you have to do some research into the exact cost of living around the state -- and that's how we're going to help you.

These are the places in Kansas that cost a pretty penny -- the most expensive cities in the state.

After we saved up for months and could finally afford it, we landed on this list of the ten most expensive cities in Kansas for 2021.

So where is the most expensive place to live in Kansas? That would be Manhattan.
the 2015-2019 American Community Survey for the 61 places in Kansas with more than 5,000 people.

Here are the 10 most expensive places to live in Kansas for 2021:

  1. Manhattan
  2. Lawrence
  3. Prairie Village
  4. Mission
  5. Junction City
  6. Overland Park
  7. Hays
  8. Basehor
  9. Lenexa
  10. Bonner Springs

What's the most expensive place to live in Kansas? Well, HomeSnacks crunched the numbers and discovered that Manhattan is the most expensive place to live in Kansas.

So hopefully Pratt (the cheapest place to live in Kansas) can show these guys how to live on a budget in the coming years. Read on for how these places had costs rise faster than inflation.

And if you already knew these places were expensive, check out some more reading about Kansas and the most expensive cities in the country:

The 10 Most Expensive Places To Live In Kansas For 2021

1. ManhattanManhattan, KS

Overall SnackAbility

7.5
/10

Population: 55,290
Rank Last Year: 1 (No Change)
Home Price To Income Ratio: 4.1x (most expensive)
Income To Rent Ratio: 55.5x (5th most expensive)
More on Manhattan: Real Estate | Data | Photos

The median income in Manhattan comes in at $50,537 and the median home value is $209,700 for 2021.

2. LawrenceLawrence, KS

Overall SnackAbility

7.5
/10

Population: 96,369
Rank Last Year: 2 (No Change)
Home Price To Income Ratio: 3.6x (3rd most expensive)
Income To Rent Ratio: 58.1x (9th most expensive)
More on Lawrence: Real Estate | Data | Photos

The median income in Lawrence comes in at $53,639 and the median home value is $195,500 for 2021.

3. Prairie VillagePrairie Village, KS

Overall SnackAbility

7
/10

Population: 22,170
Rank Last Year: 3 (No Change)
Home Price To Income Ratio: 3.2x (6th most expensive)
Income To Rent Ratio: 68.2x (3most expensive)
More on Prairie Village: Real Estate | Data | Photos

The median income in Prairie Village comes in at $91,136 and the median home value is $290,600 for 2021.

4. Mission

Overall SnackAbility

7.5
/10

Population: 9,523
Rank Last Year: 6 (Up 2)
Home Price To Income Ratio: 2.9x (10th most expensive)
Income To Rent Ratio: 62.1x (20th most expensive)
More on Mission: Real Estate | Data

The median income in Mission comes in at $61,144 and the median home value is $179,700 for 2021.

5. Junction CityJunction City, KS

Source: Public domain
Overall SnackAbility

7
/10

Population: 23,104
Rank Last Year: 4 (Down 1)
Home Price To Income Ratio: 2.7x (15th most expensive)
Income To Rent Ratio: 56.8x (7th most expensive)
More on Junction City: Real Estate | Data | Photos

The median income in Junction City comes in at $53,932 and the median home value is $143,100 for 2021.

6. Overland ParkOverland Park, KS

Overall SnackAbility

9
/10

Population: 191,011
Rank Last Year: 6 (No Change)
Home Price To Income Ratio: 3.2x (5th most expensive)
Income To Rent Ratio: 74.3x (42nd most expensive)
More on Overland Park: Real Estate | Data | Photos

The median income in Overland Park comes in at $86,487 and the median home value is $276,100 for 2021.

7. HaysHays, KS

Source: Public domain
Overall SnackAbility

7
/10

Population: 20,899
Rank Last Year: 8 (Up 1)
Home Price To Income Ratio: 3.5x (4th most expensive)
Income To Rent Ratio: 70.8x (36th most expensive)
More on Hays: Real Estate | Data | Photos

The median income in Hays comes in at $50,040 and the median home value is $176,900 for 2021.

8. Basehor

Overall SnackAbility

8.5
/10

Population: 5,951
Rank Last Year: 13 (Up 5)
Home Price To Income Ratio: 3.0x (7th most expensive)
Income To Rent Ratio: 75.8x (46th most expensive)
More on Basehor: Real Estate | Data

The median income in Basehor comes in at $79,104 and the median home value is $240,600 for 2021.

9. LenexaLenexa, KS

Overall SnackAbility

9
/10

Population: 54,011
Rank Last Year: 10 (Up 1)
Home Price To Income Ratio: 3.0x (8th most expensive)
Income To Rent Ratio: 75.9x (47th most expensive)
More on Lenexa: Real Estate | Data | Photos

The median income in Lenexa comes in at $87,102 and the median home value is $260,900 for 2021.

10. Bonner SpringsBonner Springs, KS

Overall SnackAbility

6
/10

Population: 7,782
Rank Last Year: 17 (Up 7)
Home Price To Income Ratio: 2.7x (12th most expensive)
Income To Rent Ratio: 66.5x (28th most expensive)
More on Bonner Springs: Real Estate | Data | Photos

The median income in Bonner Springs comes in at $62,245 and the median home value is $167,800 for 2021.

How We Determined The Most Expensive Places To Live In The Sunflower State For 2021

Map Of The Cheapest Places To Live In Kansas
The two most important things to think about when it comes to being able to afford if you can live comes down to:

  1. How much do money do I make?
  2. How much do I have spend to live there?

You need to understand your costs in the context of how much money you make.

For example, if the median household earns $100,000 and spends $40,000 on housing it's actually cheaper to live there than a place with a median income of $50,000 and housing costs of $21,000. You might spend more on housing, but you have more money overall to play with.

With that example in mind, we derived several statistics from the latest Census American Community Survey 2015-2019 around incomes and costs. They are:

  • Median Home Price / Median Income (lower is better)
  • Median Income / Median Rent (Higher is better)
  • Median Home Price

We added simply median home price because high home prices generally correlate with higher expenses for all costs related to homes (heating, electricity, etc).

You can then compare these metrics in each of the places in Kansas to figure out which is the most expensive.

What you are left with is a "Cost of Living Index" by taking the average rank of each of these metrics for each city.

So we used that cost of living index in order to rank all of the 61 places in Kansas that have more than 5,000 people.

The place with the highest cost of living in Kansas according to the data is Manhattan. You can download the data here.

Taking A Chunk Out Of Your Paycheck In Kansas For 2021

Well there you have it, the places in Kansas that have the highest cost of living, with Manhattan ranking as the most expensive city in the Sunflower State.

Here's a look at the most affordable cities in Kansas according to the data:

  1. Pratt
  2. Mulvane
  3. Concordia

For more Kansas reading, check out:

Detailed List Of The Most Expensive Cities In Kansas

Rank City ExpensiveScore Population Home/Income Ratio Income/Rent Ratio
1 Manhattan 5.0 55,290 4.1x 55.5x
2 Lawrence 8.0 96,369 3.6x 58.1x
3 Prairie Village 13.0 22,170 3.2x 68.2x
4 Mission 14.67 9,523 2.9x 62.1x
5 Junction City 16.33 23,104 2.7x 56.8x
6 Overland Park 16.67 191,011 3.2x 74.3x
7 Hays 18.33 20,899 3.5x 70.8x
8 Basehor 19.33 5,951 3.0x 75.8x
9 Lenexa 19.67 54,011 3.0x 75.9x
10 Bonner Springs 20.0 7,782 2.7x 66.5x
11 Merriam 20.67 11,185 2.7x 67.5x
12 Augusta 20.67 9,368 2.6x 58.9x
13 De Soto 21.33 6,254 3.8x 79.5x
14 Leawood 23.33 34,670 2.9x 97.3x
15 Roeland Park 23.33 6,769 2.3x 64.3x
16 Garden City 23.67 26,647 2.7x 68.8x
17 Pittsburg 24.17 20,171 2.5x 49.1x
18 Andover 24.33 13,062 2.3x 68.5x
19 Shawnee 25.0 65,540 2.7x 86.4x
20 Gardner 25.33 21,528 2.4x 73.3x
21 Wichita 25.33 389,877 2.5x 65.0x
22 Ottawa 25.67 12,260 2.3x 59.1x
23 Salina 26.33 46,998 2.6x 66.6x
24 Olathe 26.67 137,618 2.6x 88.7x
25 Paola 26.67 5,611 2.6x 70.5x
26 Kansas City 29.0 152,522 2.1x 51.6x
27 Iola 29.33 5,351 2.2x 54.0x
28 Spring Hill 29.33 6,626 2.5x 85.9x
29 Topeka 29.67 126,397 2.2x 58.8x
30 Leavenworth 30.67 36,064 2.1x 61.7x
31 Liberal 31.0 19,731 2.2x 61.5x
32 Emporia 32.33 24,607 2.2x 60.7x
33 Mcpherson 32.33 13,054 2.5x 76.2x
34 Dodge City 32.67 27,555 2.2x 64.1x
35 El Dorado 32.83 12,988 2.0x 56.8x
36 Tonganoxie 33.33 5,359 2.3x 77.4x
37 Derby 33.67 24,067 2.3x 77.1x
38 Abilene 34.67 6,362 2.3x 74.7x
39 Haysville 36.0 11,132 1.9x 60.6x
40 Valley Center 36.33 7,176 2.1x 75.3x
41 Ulysses 37.33 5,712 2.2x 73.7x
42 Hutchinson 37.33 40,914 2.1x 65.8x
43 Lansing 37.33 11,900 1.9x 76.3x
44 Winfield 38.33 12,085 2.0x 63.8x
45 Independence 40.0 8,698 1.9x 61.4x
46 Chanute 40.33 9,102 2.0x 62.8x
47 Eudora 40.67 6,602 1.9x 78.5x
48 Coffeyville 41.0 9,457 1.7x 55.0x
49 Colby 41.33 5,473 2.2x 88.9x
50 Wellington 42.0 7,788 1.7x 59.9x
51 Great Bend 42.33 15,358 2.0x 72.6x
52 Newton 42.33 18,877 1.9x 74.2x
53 Fort Scott 42.33 7,742 1.6x 56.9x
54 Bel Aire 44.0 7,858 1.8x 82.3x
55 Park City 44.33 8,138 1.8x 77.3x
56 Parsons 44.67 9,736 1.6x 61.2x
57 Atchison 47.0 10,598 1.9x 75.6x
58 Arkansas City 47.33 11,868 1.5x 63.7x
59 Concordia 47.67 5,070 1.8x 68.6x
60 Mulvane 48.33 6,045 1.9x 109.6x
61 Pratt 48.33 6,703 1.7x 71.5x

How Is The Area In ?

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.