Comparing Kansas Towns by Affordability: Which Ones Offer the Best Value?

If you're searching for a cheap house in Kansas, you might be wondering: Which towns give me the best value without sacrificing livability? Whether you're a first-time buyer, investor, or downsizer, understanding Kansas town affordability can help you stretch your budget wisely.

A Snapshot of Affordability in Kansas

Let’s start with a data point that sets the tone:
According to Houzeo’s 2025 rankings, Coffeyville boasts one of the lowest median home values in the state at $56,694, with a cost of living 33% below the national average. That’s what we call budget-friendly.

But Coffeyville isn’t the only town offering great value. Let’s compare several options across the state.

Best Value Kansas Towns for Budget Buyers

1. Coffeyville – Big Savings in Southeast Kansas

• Median Home Price: $56,694

• Perks: Small-town charm, low utility costs, walkable neighborhoods

• Drawbacks: Fewer job opportunities, limited healthcare options
  Best for: Buyers with remote income or retirees

2. Independence – Close to Coffeyville, Big on Space

• Median Home Price: $72,000

• Pros: Historic architecture, community events, decent rental income potential

• Cons: Modest school rankings, older housing stock
  Ideal for: Value-minded investors and families open to light renovation

3. Salina – A Budget-Friendly Mid-Sized City

• Median Home Price: $134,000

• Highlights: Good schools, strong economy, arts and culture scene

• Challenges: Prices rising steadily, some neighborhoods priced higher
  Recommended for: First-time homebuyers wanting an urban-suburban balance

4. Topeka – Capital City on a Budget

• Median Home Price: $145,000

• Advantages: State jobs, medical centers, revitalized downtown

• Trade-offs: Mixed neighborhood quality, higher property taxes
  Great for: Buyers who want city life without Kansas City prices

Affordability ≠ Sacrifice

It’s a myth that cheap houses mean bad homes. Many budget-friendly Kansas homes are:

• Fixer-uppers with strong upside

• Foreclosures with discounted pricing

• Modular homes or mobile-friendly lots in unincorporated areas

Curious how these fit into your budget? Check out our Guide to Buying a Cheap House in Kansas for practical strategies and grant options.

Kansas First-Time Homebuyer Programs to Explore

If you're buying your first home, you’ll want to explore Kansas Housing’s First-Time Buyer Program, which may include:

• Down payment assistance

• Reduced interest rate options

• Credit score support

You can dive deeper into these programs in our first-time buyer’s guide, where we cover what’s available and how to qualify.

Final Thoughts: Where Should You Look?

If affordability is your top priority:

• Start in the southeast (Coffeyville, Independence)

• Expand west for more land and lower taxes (Salina, Great Bend)

• Explore mid-sized cities like Topeka for balance between price and access

The right Kansas town offers more than just low housing costs, it offers lifestyle freedom.

Ready to Begin?

Let’s talk about your goals, budget, and location preferences. I’ll help you find a home that matches your lifestyle and builds your future wealth.

📲 Contact me today or explore affordable listings in real-time on our buyer tools page.

Frequently Asked Questions (FAQs)

🤔 What town in Kansas has the cheapest houses?

Coffeyville consistently ranks as one of the most affordable towns in Kansas, with a median home price under $60,000 and a cost of living significantly below the national average.

🏘️ Is Kansas a good place to buy a home on a budget?

Yes. Kansas offers one of the lowest median home prices in the U.S., along with affordable property taxes, making it ideal for first-time buyers, retirees, and investors.

💸 Can I buy a house in Kansas with no money down?

Yes, there are several loan programs in Kansas, such as USDA Rural Development loans and VA loans, that offer zero down payment options for eligible buyers. First-time homebuyer grants may also reduce upfront costs.

🏠 What types of cheap homes are common in Kansas?

Common affordable home types include:

• Fixer-uppers (great for equity)

• Foreclosures (discounted, often bank-owned)

• Modular homes (cost-efficient new builds)

• Older homes in rural or small-town areas

See our Guide to Buying a Cheap House in Kansas for full breakdowns.

📍 What are the most affordable cities near Kansas City?

Some of the most affordable areas within driving distance of Kansas City include:

• Independence, MO

• Leavenworth, KS

• Topeka, KS
  These towns offer lower prices while still providing access to KC job markets.