Homes for Sale Under 800K in Stilwell, KS

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Frequently Asked Questions

Where is the cheapest place to buy a house in Kansas?

Coffeyville is the cheapest place to buy a house in Kansas, with a median price of $110,000. The cost of living is 32.8% lower than the national average.

Other affordable places include Parsons, Arkansas City, and Chanute. These cities have median home prices under $160K and also offer a lower cost of living.

What is the average cost to buy a house in Kansas?

The average cost to buy a house in Kansas is $312,600. Home prices have increased by 6.2% compared to last year. Additionally, the cost of living in Kansas is 12% lower than the national average.

How many homes are available for sale in Kansas?

There are currently 12,884 homes for sale in Kansas. Of these, 50 are Kansas's hot properties and 4,932 are Kansas homes without HOA fees.

What are the average HOA fees in Kansas?

The average HOA fee in Kansas ranges from $150 to $300 per month, depending on the location and type of property. Fees in suburban areas tend to be moderate and are often used for maintaining common spaces and basic services.

In cities like Overland Park and Wichita, HOA fees typically range between $200 and $350. These fees often cover landscaping, snow removal, exterior maintenance, and shared amenities like pools or clubhouses.

Some upscale or gated communities may charge over $400 per month for added services such as private security or recreational facilities. It's important to check what's included in the fee before buying, as HOA rules and coverage can vary widely.

What is the average utility cost in Kansas?

The average monthly utility cost in Kansas is about $405, which is lower than the national average. This total includes electricity, natural gas, water, sewer, and trash services.

Electricity averages around $132 per month, while natural gas costs about $94. Water and sewer typically add up to $78, and trash removal usually costs $35 to $50, depending on the city.

Actual utility expenses can vary based on usage, season, and household size. Overall, Kansas offers relatively affordable utility rates, helping residents keep monthly living costs under control.

Is it smarter to rent or buy a home in Kansas?

Buying is often the better long-term option in Kansas's housing market. The median home price is around $312,600, and home values have been steadily rising. In many areas, monthly mortgage payments are comparable to or even less than rent.

A typical two-bedroom rental in Kansas costs around $1,075 per month. In cities like Wichita or Topeka, rental prices vary by neighborhood but often remain below national averages. Renting is a good choice for those needing short-term flexibility or unsure about long-term plans.

If you're planning to stay for several years, buying usually makes more sense. It lets you build equity, lock in housing costs, and avoid rising rents. A mortgage calculator can help estimate your monthly payments and see what fits your budget best.

Is Kansas a good place to live?

Yes, Kansas is a great place to live if you value affordability, space, and a slower pace of life. The cost of living is about 13% below the national average, and housing costs are especially low compared to other states. Popular cities like Overland Park, Lawrence, and Manhattan offer a mix of good schools, strong communities, and job opportunities.

Overland Park is one of the top cities in Kansas. It offers excellent schools, low crime rates, and a strong job market. The median home price is around $525,500, and the area is known for its family-friendly neighborhoods and community amenities.

Kansas also offers wide open spaces, low traffic, and access to outdoor activities like hiking, fishing, and hunting. While winters can be cold and public transportation is limited, the overall lifestyle is peaceful, practical, and budget-friendly.

What's the safest place to live in Kansas?

Valley Center is considered the safest city in Kansas. It has a violent crime rate of 1.0 and a property crime rate of 5.5 per 1,000 residents. Both are well below the national averages. The city is known for its quiet neighborhoods, strong community ties, and overall peaceful environment.

Other safe places include Eudora, Tonganoxie, and Spring Hill. These cities consistently report low crime rates, offer good schools, and have a family-friendly atmosphere. Their walkable streets and active neighborhood associations make them ideal for safety-conscious residents.

Can a foreigner buy a house in Kansas?

Yes, foreigners can legally buy a house in Kansas. There are no restrictions on owning residential property, whether it's for personal use, investment, or as a second home. The process is generally accessible for international buyers.

Foreign buyers may need to provide documents such as a passport, a visa, and proof of income. If using a US lender, a higher down payment may be required, typically around 30 percent. Agricultural land may have certain restrictions, but standard home purchases are usually straightforward.

What are the disadvantages of moving to Kansas?

Severe weather: Kansas faces extreme weather, including hot summers, cold winters, and frequent tornadoes. These storms can occasionally cause property damage and disrupt daily life.

Limited public transportation: Most cities lack strong transit systems. Owning a car is often necessary, especially outside major urban areas.

Rural healthcare access: While cities have quality hospitals, many rural communities have limited medical facilities. This means longer travel times for care.

Economic disparities: Urban centers like Wichita and Kansas City offer jobs and amenities, but smaller towns may have fewer employment options and slower economic growth.
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    Based on information from the Kansas City Regional Association of REALTORS® or Heartland MLS through Sep 1, 2026, 1:46 PM. The information displayed on this page is confidential, proprietary, and copyrighted information of Heartland Multiple Listing Service, Inc. (“Heartland MLS”). Heartland MLS does not make any warranty or representation concerning the timeliness or accuracy of the information displayed herein. In consideration for the receipt of the information on this page, the recipient agrees to use the information solely for the private non- commercial purpose of identifying a property in which the recipient has a good faith interest in acquiring. Some IDX listings have been excluded from this website.
    The data relating to real estate displayed on this website comes in part from the Heartland Multiple Listing Service database compilation. The properties displayed on this website may not be all of the properties in the Heartland MLS database compilation, or all of the properties listed with other brokers participating in the Heartland MLS IDX program. Detailed information about the properties displayed on this website includes the name of the listing company. © 2025 Heartland Multiple Listing Service, Inc. All Rights Reserved.

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