Starting values: $238,700, which is the Kansas median (43rd of 51), 20% down and a 7.40% rate. Monthly cost: $1,715.25 ($1,322.17 loan, $248.67 property tax, $144.42 homeowners insurance). Put 5% down and add PMI and it rises to $2,057.64.
Homestead exemptions and property tax relief
Kansas uses a refund instead of an exemption. The Homestead Refund (form K-40H) pays up to $700 to owners with 2025 household income of $43,389 or less and a home worth $350,000 or less who are 55 or older, disabled, have a dependent child, or are disabled veterans. Seniors may also qualify for the SAFESR refund.
First-time buyer programs
Kansas Housing Resources Corporation's First Time Homebuyer program provides a 0% second mortgage of 15% to 20% of the price (up to $40,000) to low- and very-low-income buyers, forgiven after 10 years. It is not available in Johnson County or inside the cities of Kansas City, Lawrence, Topeka and Wichita.
Transfer and recording taxes
There is no transfer or mortgage tax; deeds and mortgages pay only recording fees.
Closing costs to plan for
Buyer costs are mostly lender and title fees, and the escrow deposit reflects the higher property tax rate.
When property tax bills are due
Kansas county treasurers send tax statements by mid-December. You pay at least half by December 20 and the rest by May 10. Homes are assessed at 11.5% of appraised value, and the first $20,000 of appraised value is exempt from the 20-mill statewide school levy. A higher value does not always mean a higher bill, because local budgets set in August decide how many dollars must be raised.
Before you buy in Kansas
Watch for the valuation notice, which counties must mail by March 1. If you think the value is too high, you have 30 days from the mailing date to appeal to the county appraiser. The other option is to pay under protest: file the form with the county treasurer by December 20, or by January 31 if escrow pays your taxes. You cannot use both routes for the same year. You can estimate the bill yourself: multiply the appraised value by 11.5%, then multiply by the mill levy and divide by 1,000.
2026 loan limit in Kansas
FHFA 2026 one-unit conforming limits: no county is high-cost, so $832,750 applies statewide. So $190,960, the 80% loan on a median home, needs no jumbo financing.
Kansas numbers used above
| Measure | Kansas | U.S. |
|---|---|---|
| Median home value (ACS 2024) | $238,700 | $360,600 |
| Effective property tax rate | 1.25% (10th highest) | 0.89% |
| Average HO-3 premium (NAIC 2023) | $1,733 | $1,737 |
| Median household income | $75,514 | $81,604 |
| Median gross rent | $1,079 | $1,487 |
| Income needed at 28% (20% down) | $73,511 | – |
Frequently asked questions
When are Kansas property taxes due?
At least half by December 20, and the rest by May 10 of the next year.
How do I appeal my Kansas valuation?
Contact the county appraiser within 30 days after the spring valuation notice is mailed, or pay under protest by December 20 (January 31 if escrow pays). You cannot do both.
How is a Kansas home assessed?
At 11.5% of appraised value, and the first $20,000 of value is exempt from the statewide school levy.
What is the median-home payment in Kansas?
About $1,715.25 a month on a $238,700 home with 20% down at 7.40%, including tax and insurance.
Sources
- Kansas DOR, property tax calendar
- Kansas DOR, homeowner guide
- Kansas DOR, SAFESR
- Kansas DOR, Homestead refund FAQs
- KHRC First Time Homebuyer manual
- FHFA, 2026 conforming loan limits
- Census ACS 2024 1-year (B25077, B25103, B19013, B25064); NAIC homeowners report (2023); Freddie Mac PMMS.
See also: all states · house affordability · Kansas paycheck