The Best Places to Live in Kansas

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Affordable prices, highly-ranked school systems, and low cost of living help make towns like Pratt, Overland Park, and Mission Hills some of the best places to live in Kansas.
When you think of Kansas, Dorothy and her ruby slippers may come to mind—and “there’s no place like home” rings true for Kansas. The low cost of living and an economy supported by agriculture, bioscience, and manufacturing make Kansas a good state to settle down in. But how can you find the right place for your new home in the Sunflower State?
Jerry is here to help! The No. 1 rated insurance super app won’t just help you save on car and homeowners policies—the experts are here to help you decide on your ideal place to live in Kansas based on your personal preferences and requirements.
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What makes a good place to live? 

Picking a place to live can be stressful—especially if you don’t know where to start. There’s a multitude of factors to consider when picking your new home, from local businesses to climate to grocery conditions. You’ll also need to take your own wants into account: the bustling Kansas City metro area probably won’t suit someone looking for a slow-paced farm town.
We’ve done the hard part for you by researching seven Kansas towns: Beverly Estates, Leawood, Pratt, Arkansas City, Concordia, Mission Hills, and Overland Park. There are options for both city and small town living, and we’ve included the following details:
  • Average commute times
  • Cost of living
  • Crime rates
  • FEMA risk index ratings
  • Healthcare
  • Median home price
  • Median household income
  • School system ratings
Using these factors, the experts at Jerry divided these cities into three groups: the best places for families to live, the most affordable towns, and the best spots to buy a house.

The best places for families to live in Kansas

Parents and guardians typically prioritize crime rates, school systems, and community resources when searching for a new home. Two towns in Kansas are at the top of the list for families when we take those three variables into account.

Beverly Estates

Location: Johnson County
Population: 3,161
Median household income: $100,944
Median home price: $277,942
Located in Overland Park, the neighborhood of Beverly Estates is a great place for families to live. It has a more sparse suburban feel, with a selection of parks, restaurants, and coffee shops. Beverly Estates has highly rated public schools, including Shawnee Mission High School which is ranked the #7 best public high school in the state.
The crime rate in Beverly Estates is well below the national average, which can be expected in a small neighborhood like this. Some of the surrounding areas may have higher rates, but this community is a safe place for families.

Leawood

Location: Johnson County
Population: 34,670
Median household income: $157,515
Median home price: $463,200
Leawood is a perfect place to raise kids in Kansas. Everyone can enjoy Gezer Park, the Prairie Fire Museum, escape rooms, and more in this family-friendly city. Schools like the Blue Valley School District are some of the best public schools in the Sunflower State, so you can count on your children getting an excellent education.
The crime rate in Leawood is fairly low as well. The chances of becoming a victim of a violent crime are just 1 in 2,260—compared to 1 in 237 for the state of Kansas. Leawood is one of the safest places in the Kansas City metro area, making it a perfect spot for families to settle down.

The most affordable places to live in Kansas

One of the most vital parts of deciding on a place to live is the cost of living. The overall cost of living in Kansas is below the national average of 100 at 83.1, but that number can be higher in specific cities—including places with low crime rates and top-rated school systems.
Based on the overall cost of living and average commute time (which helps decide gas costs), we’ve narrowed down the most affordable places to live in Kansas to three towns.

Pratt

Location: Pratt County
Population: 6,703
Median household income: $49,767
Median home price: $84,900
If you want an affordable place to live with easy access to beautiful views, look no further than Pratt. Lemon Park has lush scenery to see on its walking trails, and you can tour the Pratt Fish Hatchery to learn about local wildlife.
Pratt is a very inexpensive place to live—the cost of living is only 70.1. You won’t spend a lot of money on daily commutes either since the average commute time in Pratt is a mere 11.4 minutes. You’ll save on daily expenses and gasoline—and Jerry can save you even more on car insurance.

Arkansas City

Location: Cowley County
Population: 11,767
Median household income: $42,576
Median home price: $66,900
Arkansas City is a smaller town located about 46 miles south of Wichita. If you pronounce the s at the end of Arkansas while you’re there, you’ll surely be branded as a “carpetbagger.” The town hosts festivals like PrairieFest and the Cherokee Strip Western Heritage Day every year.
Residents of Arkansas City pay the lowest portion of their income on houses anywhere in the state. They also have one of the lowest costs of living in Kansas, ranking at only 67.3. Commutes are fairly short as well, with an average commute time of 15.7 minutes.

Concordia

Location: Cloud County
Population: 5,005
Median household income: $44,185
Median home price: $76,400
The town of Concordia is nestled in the Smoky Hills region in North Central Kansas. It’s home to Camp Concordia, a WWII German POW camp—if you love history, this is a must-see for you.
Concordia’s cost of living is ranked at 70.8, making it more affordable than many other areas across the Sunflower State. The shorter average commute time of 13.1 minutes helps residents save on fuel costs. Concordia residents spend an average of $281 per month on car insurance, but Jerry can help cut down your rates.

Best places to buy a house in Kansas

The climate and housing market of your future town need to be thoughtfully considered if you’re wanting to fully settle down there. The FEMA Risk Index and housing market summaries from Realtor.com helped us how each city ranks according to these factors.

Mission Hills

Location: Johnson County
Population: 3,533
Median household income: $227,098
Median home price: $1,183,400
The Kansas City metro area is home to Mission Hills, one of the best spots to buy a home in the state. It is a more affluent neighborhood, where the residents are usually wealthy and highly educated.
The houses may be more expensive in Mission Hills, but when compared to the median household income, the ratio is not as shocking. The FEMA risk index categorizes Mission Hills as “Relatively Low” with a rating of 10.9. Mission Hills residents are at the most risk for heat waves, tornados, and winter weather.

Leawood

Location: Johnson County
Population: 34,670
Median household income: $157,515
Median home price: $463,200
You read that correctly—Leawood isn’t just great for families as shown earlier, it’s also one of the best cities in Kansas to buy a house! 
Leawood isn’t quite as affordable as other places in Kansas, but it has a lower ratio of income to home prices compared to Mission Hills. FEMA rates Leawood as a 10.9 on their risk index, with the most prominent risks being tornados, winter weather, and heat waves in the summer.

Overland Park

Location: Johnson County
Population: 197,381
Median household income: $72,231
Median home price: $373,800
Overland Park is a nationally recognized city known for its attractions, corporate presence, top school districts, and low overall crime rate. The Arboretum and Botanical Gardens would be just a short drive from your new home!
As another city in Johnson County, Overland Park’s FEMA rating is 10.9 and categorized as “Relatively Low.” Residents also face the risks mentioned earlier—winter weather, heat waves, and tornados.

How to find affordable homeowners and car insurance in Kansas 

Jerry is ready to find the lowest rates on car and homeowners insurance for you, no matter where you call home.
Finding affordable insurance has never been easier. Just download the app, enter your information, and Jerry will compare quotes from trusted insurance companies across the nation. In just 45 seconds, you’ll get a list to choose from—pick your favorite, Jerry takes care of the paperwork, and you can even get help canceling your old policy!
By using the app, Jerry users save over $800 per year on average—that’s just on car insurance alone. You can save even more when you bundle your car insurance with a homeowners policy.
“I have been with the same insurance provider for over 10 years. Jerry found me a new policy with Travelers that is $107/month cheaper. The pandemic has made finances tight, but Jerry helped me out.” —Gabriel T.
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