Kansas is the 10th most affordable state for housing in 2025. With a growing demand for homes for sale in Kansas, the state has offered a 57% ROI in real estate over the last 4 years. But buying a house in the Sunflower State can be tricky without the right tools.
With Houzeo, Kansas’ best home buying website, managing your home search is simple. You can look through the latest listings, save your favorites, schedule showings, and submit offers, all at your fingertips.
👉 Download the Houzeo mobile app to simplify your Kansas home search.
At a Glance:
- Get a mortgage pre-approval and set your budget to make competitive offers in Kansas’ hot housing market.
- Assess long-term livability, schools, and amenities based on past market trends to pick the right neighborhood for you.
- Consider seasonal risks like flash floods, winter storms, and tornadoes.
- Conduct a home inspection to look for termite damage, pest infestation, storm-related issues, and other possible defects.
- Account for additional expenses like HOA dues, flood insurance, property taxes in Kansas, and closing costs in Kansas.
7 Steps for Buying a Home in Kansas 🏞️
Buying a home in Kansas doesn’t have to be complicated. Whether you’re just starting your search or are already browsing homes for sale in Kansas City or any other city in the Sunflower State, these 7 simple steps will help you move forward with confidence:
Step 1: Decide Your Homebuying Purpose
Whether you’re looking for a getaway or seeking an investment, knowing why you’re buying real estate in Kansas is essential. It sets your expectations and helps you make smarter choices. Here’s what you should keep in mind:
- Primary Residence vs. Investment: If you’re buying a home, choose places that fit your lifestyle, whether it’s a city like Topeka or a suburb like Oakland. For investment, consider homes for sale in Wichita, where a robust aerospace industry drives demand.
- Short-Term or Long-Term: If you plan to live in the house for only a few years, focus on neighborhoods with strong resale value and upward market trends. You can check out homes for sale in Overland Park or Wichita, where the housing market continues to grow.
- Space Requirements: If you’re looking for larger lots or big backyards, consider suburbs like Olathe and Leawood. But if you prefer something easier to manage, condos in places like the Country Club Plaza can be a smart option.
Calculate the cost of living in Kansas to get a detailed breakdown of expenses like housing, utilities, transportation, and more. 🏡
Step 2: Explore Financing Options
Before making a purchase, it’s important to understand the financing options available for you to make an informed decision. Here’s what you need to do:
1. Prepare Financially
- Check Your Credit Score: Lenders will check your credit score to determine if you’re eligible for a loan. Aim for a score of 500+ for an FHA loan and 620+ for a conventional loan.
- Calculate Your Debt-to-Income (DTI) Ratio: Lenders often use your DTI ratio to assess how much home you can afford. Keep your DTI below 36%, particularly if you’re buying in pricier areas such as Mission Hills and Lake Quivira.
- Set Your Budget: Ensure your budget includes property taxes, homeowners’ insurance, and potential flood or tornado insurance. This is important, especially in high-risk areas such as Wichita, Kansas City, and Lawrence.
👉 Use a Kansas mortgage calculator to estimate how much property you can afford in the Sunflower State.
2. Explore Loans and Assistance Programs
Down payments in Kansas usually range between 10% and 20%, but often vary based on the financing option you choose. You can also look for suitable Down Payment Assistance Programs (DPAs) to help you cover part or all of your down payment.
| Program | Description |
| FHA Loans | Require just 3.5% down and are ideal if you’re a first time home buyer in Kansas. |
| VA & USDA Loans | Offer 0% down with lower interest rates. Perfect for veterans or those purchasing homes in rural areas. |
| KHRC First-Time Homebuyer Program | The program offers a 0% mortgage up to 15%-20% as a down payment and closing cost assistance to first-time home-buyers. To qualify, your median income must be 80% or less of the median income in your area. |
| KansasDPA (Kansas Down Payment Assistance Program) | Offers a 30-year fixed-rate mortgage or a grant to homebuyers who are approved by a KHRC lender, meeting the 80% AMI income limit, and buying an existing home with minimal repair requirements. |
| FHLBank Topeka Homeownership Set-Aside Program | The program offers $2,500 to $15,000 as grants to cover down payment, repairs, and closing costs. To qualify, buyers must meet the 80% or less AMI income limit and live in the home for at least 5 years. |
Step 3: Get Pre-Approved for a Mortgage
The Kansas housing market is competitive, so get a mortgage pre-approval to show sellers you’re a serious buyer. In fact, 86% of sellers prefer buyers who are pre-approved. It also helps you negotiate better and reduces delays in the transaction.
Shop around to find the best Kansas mortgage lenders—compare their programs, rates, and terms. Once you’ve narrowed down your options, get pre-approved by submitting documents like proof of income, credit history, bank statements, and your ID.
Step 4: Dive Into the Kansas Market
Whether you’re looking at houses for sale in Lawrence or anywhere else in the Sunflower State, here’s how to buy smart:
- Online Listings: If you’re wondering how to buy a house, starting with online listings is a good first step. Use platforms like Houzeo to search homes for sale by price, zip code, and more. You can also filter for must-haves like a backyard, waterfront view, etc.
- FSBO (For Sale By Owner) Homes: Explore FSBO listings, as they often offer more flexibility in price negotiations. This is because sellers aren’t paying 5% to 6% in agent fees.
Salina is the nicest and cheapest place to buy a house in Kansas. The number of homes for sale in Salina is on the rise, thanks to its safe neighborhoods and diverse job opportunities.
Step 5: Make a Competitive Offer
In Kansas’ competitive housing market, homes tend to sell fast. Make sure you focus on real estate comps for a more accurate picture. Here’s a checklist to help you craft a strong offer:
- Seller’s Name and Address: Don’t forget the basics—include the seller’s legal name and property address.
- Price and Terms: Offer a price based on Fair Market Value (FMV) and comparable sales. In high-demand areas like Overland Park and Leawood, you might need to offer above the asking price to stand out.
- Down Payment: In Kansas, down payments usually range from 3% to 20%. In competitive markets like Mission Hills and Prairie Village, a larger down payment can strengthen your offer.
- Earnest Money: Boost your earnest money deposit to show you’re serious, especially in hotspots like Wichita and Overland Park, where homes can go fast.
- Contingencies: Include protections like home inspection, financing, and tornado or flood safety. These can safeguard you from damage caused by extreme weather events or structural problems common in homes.
- Concessions: Request the seller to cover some closing costs. In Kansas, it’s common to negotiate repairs after the inspection, such as roof issues, HVAC problems, or plumbing leaks.
- Deadline for Seller’s Response: Set a 24–72 hour deadline to encourage a prompt reply. This helps prevent delays and keeps you on track for Kansas’ average 44-day closing timeline.
- Closing Costs: Expect closing costs around 2% to 5% of the home’s price, including title insurance, property taxes, and lender fees.
Step 6: Conduct Inspections and Appraisals
A standard home inspection in Kansas should cover:
- Exterior: Examine doors, trim, windows, and siding for any damage or wear. Additionally, check the drainage systems, such as gutters, and proper grading to ensure everything works smoothly.
- Plumbing: Check for leaks, corrosion, and water pressure issues, especially in Kansas homes built before the 1980s. These houses may have outdated pipes that are prone to damage from freezing temperatures during the winter season.
- HVAC System: Make sure the heating and cooling systems are properly checked and can handle Kansas’ cold winters and hot and humid summers. It is essential for year-round comfort.
- Electrical System: Verify everything is up to code and can withstand storm and tornado-related power surges, especially during snowstorms, blizzards, and tornadoes, which are common in this area.
- Roof and Attic Condition: Carefully assess for damage or age-related wear. It’s crucial in this tornado and heavy snow-prone area. Check if the attic has adequate insulation, proper ventilation, and if there are any signs of water damage or leaks.
- Termite or Pest Infestation: Termites, wood-destroying insects, bed bugs, and rodents are common in Kansas. So it’s important to inspect for them early and address any major pest control needs during final negotiations with the seller.
- Hidden Problems: Careful inspection of mold growth, faulty electrical wiring, and foundation issues is crucial before buying a house. It’s impossible to see behind walls or under floors, but an inspector can spot signs of prior damage like foundation movement.
- Foundation and Structure: Look for cracks, moisture, or settlement issues, particularly in flood-prone or sandy-soil areas.
Additionally, due to a high risk of tornadoes and winter storms, a wind mitigation inspection is recommended before buying a house in Kansas. Also, if you have a condo over 30 years old and higher than two stories, get a Milestone Inspection for structural safety.
Once the inspection is complete, your lender will order a home appraisal to confirm the property’s market value. This step ensures the loan amount aligns with what the home is actually worth. It can impact final loan approval, especially if the appraisal comes in low.
Step 7: Close on Your Kansas Home
Almost there! Closing usually takes 30–45 days, from signing the contract to getting the keys in your hand. Here’s what you can expect:
- Final Walkthrough: Make sure all repairs have been completed, and the home is in the agreed-upon condition.
- Buyer Closing Costs: Expect to pay 2%–5% of the home price. This includes title fees and lender charges, plus prepaid taxes or insurance.
Once you sign the dotted line and transfer funds to the escrow account, congratulations, you’re officially a homeowner. Grab those keys and cue your happy dance! 🎉
What Should You Do After Closing?
Welcome home! Now it’s time to handle a few must-dos to protect your investment:
- File for Homestead Exemption: If it’s your primary residence, apply for Kansas’ Homestead property tax refund. You could get up to a $700 rebate for the property taxes paid—especially valuable in high-tax areas like Lenexa.
- Set Up Utilities: Get water, electric, internet, and trash service connected through the Kansas Corporation Commission (KCC). And don’t forget pest control, due to its natural landscape, rodents, cockroaches, bed bugs, and termites are a persistent issue here.
- Get Insurance: Homeowners insurance is required if you’re financing. Flood and tornado insurance may also be needed in FEMA-designated high-risk zones. The insurance rates are higher in the high-risk areas, such as Kansas City and Johnson County.
- Home Maintenance Plan: Schedule AC tune-ups at least twice a year, clear gutters regularly, and inspect roofs for storm damage or algae buildup. Consider wind mitigation upgrades to reduce insurance costs.
How to Buy a House in Kansas Without a Realtor?
Start by researching neighborhoods and browsing listings on trusted sites like Houzeo. Then, schedule showings directly with sellers or their agents. You can also hire a real estate attorney to review contracts and handle legal details.
Next, get pre-approved for a mortgage, make an offer, schedule inspections, and negotiate repairs. With the necessary due diligence, you can buy a house without a Realtor.
Should You Buy a House in Kansas?
Absolutely! Kansas offers incredible opportunities for homeowners, whether you’re buying for investment, residence, or vacation. Moreover, with more homes being sold below the list price, now’s the best time to buy a house in Kansas.
Whether you’re drawn to Kansas City’s growing job market or Lawrence’s natural landscape, Kansas has it all. There’s a spot to match every lifestyle and budget. So if you’re on the hunt, check out our list of the best places to live in Kansas!
