How to Buy a House in Kansas

For many people, buying a home in Kansas is even more of an ordeal than they imagined. A 2024 study found that around 48% of buyers say purchasing a home was more stressful than they expected.[1]

But buying a home in Kansas doesn't have to feel overwhelming. This step-by-step guide will walk you through everything you need to know about buying a home in Kansas in 2025. From determining your budget to getting your keys, we'll break down each phase so you can start home shopping with confidence.

You don't have to go it alone when buying your new home. A good buyer's agent can help you get pre-approved for a mortgage, assist with making an offer, and guide you through closing.

🔎 Get started: Match with top Kansas buyer's agents near you and get cash back at closing.

Step 1: Decide on a budget and timeline

Before you start looking through listings, you need to get crystal clear on your finances. Knowing what you can afford to spend will guide every other decision in your home-buying journey.

How to determine what you can afford

Most financial experts recommend following the 28/36 rule: your total monthly housing costs shouldn't exceed 28% of your gross monthly income, and your total monthly debt payments shouldn't exceed 36%.

Here's how to calculate your budget:

1. Take your gross monthly income (before taxes)
2. Multiply by 0.28 to get your maximum housing payment
3. Subtract estimated taxes and insurance
4. What's left is your maximum mortgage payment

For example, if you earn $5,000 a month, your budget should look something like this: 

• Maximum housing payment: $1,400/month
• Minus taxes/insurance: $300/month
• Maximum mortgage payment: $1,100/month

Government-backed loans

If you don't have enough saved to make a 20% down payment (which would be $63,600 based on Kansas's median home value of $242,044), government-backed loans can help. The Federal Housing Administration and Veterans Affairs offer ways to make homeownership more affordable. 

FHA loans:

• Down payment: as low as 10%
• Credit score requirement: 500
• Mortgage insurance required
• Loan limits: up to $766,550 in most areas

VA loans (for eligible veterans):

• Down payment: 0% required
• Credit score requirement: Varies by lender, but usually 620
• No private mortgage insurance
• Competitive interest rates
• One-time funding fee applies

📊 Credit score requirements

Before you start looking for a mortgage loan, take a look at your credit score. If you have an account, many credit card companies and banks will provide a snapshot of your credit score for free on their website. 

Your credit score directly impacts your mortgage rate and loan options:

Down payment assistance (DPA) programs

Struggling to save for a down payment? Kansas offers several programs to help homebuyers with down payments and closing costs.

Topeka Opportunity To Own (TOTO) Program

• Max household income: $43,120 - $81,360
• Max purchase price: $75,000
• Credit score: N/A

First-Time Homebuyer Program

• Max household income: $72,375 - $136,500
• Max purchase price: Varies
• Credit score: N/A

Chenoa Fund FHA Down Payment Assistance Repayable

• Max household income: Varies
• Max purchase price: $766,550
• Credit score: 600

Chenoa Fund FHA Down Payment Assistance Forgivable

• Max household income: Varies
• Max purchase price: $766,550
• Credit score: 600

Step 2: Find a real estate agent

A great buyer's agent will save you time, help you avoid costly mistakes, and guide you through negotiations.

What a buyer's agent does for you

Your agent will:

• Search for homes that match your criteria
• Schedule showings and accompany you to view properties
• Provide market analysis and pricing guidance
• Write and submit offers on your behalf
• Negotiate terms with the seller's agent
• Coordinate inspections and appraisals
• Review all contracts and paperwork
• Attend closing with you

Look for agents who have:

• At least 2-3 years of experience in your target area
• Recent transaction history with buyers in your price range
• Local market knowledge of neighborhoods you're considering
• Good communication skills and responsiveness
• Positive reviews from recent clients

Step 3: Get pre-approved for a mortgage loan

Getting pre-approved is crucial before you start house hunting. It shows sellers you're serious and gives you a clear budget to work with.

What is a pre-approval letter?

A pre-approval letter is a document from a lender stating you qualify for a mortgage up to a specific amount. It's different from pre-qualification (which is just an estimate) because the lender actually verifies your financial information.

Once you are pre-approved, you'll be able to:

• Know your exact budget
• Show sellers you're a serious buyer
• Speed up the closing process
• Lock in interest rates for 60-90 days
• Identify any credit issues early

What will I need for pre-approval?

Here are some of the documents you can expect the bank to ask you for during the pre-approval process.

Step 4: Make a wish list

Before you start touring homes, create a detailed wish list. This keeps you focused and helps your agent find properties you'll like.

Location priorities

Consider these factors when choosing where to buy:

Practical considerations	Safety and community
🚗 Commute time to work	🚨 Crime rates and neighborhood safety
🏫 School district quality (affects resale value even if you don't have kids)	🏗️ Future development plans
📍 Proximity to family and friends	📈 Property value trends
🛒 Access to shopping and amenities	🌳 Community amenities (parks, libraries, rec centers)

Size and amenities needs

Think about your current and future needs for space and home features:

Layout	Amenities and features
🛏️ Number of bedrooms and bathrooms	🍳 Updated kitchen and bathrooms
💻 Home office space	🧹 Hardwood floors vs. carpet
📦 Storage needs (closets, garage, basement)	❄️ Central A/C or heat
🏡 Yard size and maintenance level	🅿️ Garage or covered parking
👶 Room for guests or future family growth	🐶 Fenced yard for pets/kids

🏠 Insurance cost considerations

Home insurance rates are expected to rise as much as 8% in 2025.[2] The condition of a home and its location will factor into the cost of a homeowner's policy.

When looking at homes, remember that a higher homeowner's insurance policy will likely increase the cost of your monthly mortgage payment.

Be prepared to pay more for a homeowner's policy for:

• Homes in wildfire zones
• Properties in earthquake fault zones
• Homes with pools
• Older homes with outdated systems
• Homes in locations prone to flooding or landslides

Step 5: Start house shopping

Time for the fun part! But successful house hunting requires strategy and patience. Expect to take around one to three months before you're ready to make an offer. 

If you're not in a rush to find a new house, consider waiting until the best time to buy. Market timing affects both selection and pricing.

November through February are the best months for buyers:

• Less competition from other buyers
• Motivated sellers
• Better negotiation opportunities
• Possible price reductions

March through June are the best months for selection:

• More homes hit the market
• Better weather for moving
• More competition but more choices

Choose your location

Pare down your list of possible neighborhoods by researching the affordability and desirability factors of towns that you're interested in.

The most affordable cities in Kansas

Several Kansas cities offer excellent value for homebuyers:

• 🥇 Parsons
  • Median home value: $69,277
  • Property taxes: $1,553
  • Median household income: $55,667
• 🥈 Coffeyville
  • Median home value: $73,638
  • Property taxes: $1,301
  • Median household income: $46,473
• 🥉 Liberal
  • Median home value: $139,338
  • Property taxes: $2,267
  • Median household income: $56,158

Stay within your budget

Set your maximum budget before you start looking and stick to it. Here are some smart shopping strategies to avoid taking on more house than you can afford.

• Look at homes 5-10% below your max budget.
• Factor in potential bidding wars.
• Stick to your budget even if you're approved for a larger mortgage.
• Consider renovation costs for fixer-uppers.

After you've identified your ideal location and neighborhoods, decided upon a budget, and compiled your wishlist, you can start the search. 

Your agent will search the local Multiple Listing Service (MLS) to locate properties that fit your needs and wants. You can help by searching on your own, too. 

Once you've chosen a few homes you're interested in, your agent will call to schedule showings, then accompany you to tour the homes.

Step 6: Make an offer

Submitting an attractive offer in a competitive market requires both strategic thinking and thorough preparation. Your goal is to present an attractive package to the seller while protecting your interests and managing costs effectively. 

Remember, most buyers make multiple offers before closing a deal on a home, so understanding the key components of a strong offer is essential.

Essential elements of an offer

Purchase price: Your offer amount should reflect current market conditions and be supported by comparable sales data. In competitive markets, you may need to exceed the listing price, while slower markets might allow for below-asking offers. Your agent will help you analyze recent sales to determine the most strategic price point.

Earnest money deposit: Typically ranging from 1-3% of the purchase price, this deposit demonstrates your serious commitment to the purchase. For context, on a median-priced home, this could range from approximately $2,420 to $7,261. This amount will be credited toward your down payment if the sale proceeds.

Pre-approval documentation: Include your lender's pre-approval letter, as many sellers won't consider offers without this crucial financing verification.

Contingencies: Protect yourself with appropriate contingencies, such as inspection, appraisal, and financing conditions. These safeguards allow you to withdraw from the purchase if specific requirements aren't met.

Closing timeline: Propose a realistic closing date that accommodates both parties' needs. While 35 days is typical, this can vary based on your financing type and market conditions.

Additional considerations: Depending on your situation, you might include seller concessions for closing costs, repair credits for known issues, or other terms that could strengthen your position. Your agent will help you determine which elements will make your offer most competitive while serving your best interests.

Step 7: Negotiate with the seller

When sellers respond to your initial offer, they typically have 72 hours to accept, reject, or present a counteroffer. This opens the door to negotiation, and the statistics are encouraging: 52% of home buyers attempt to negotiate their purchase, with an impressive 94% achieving some level of success.[3]

Successful negotiation extends far beyond simply adjusting the purchase price. Smart buyers understand that multiple elements can be leveraged to create a win-win scenario while addressing their primary concerns.

How to negotiate strategically

Be flexible: Rather than focusing solely on price reductions, consider asking sellers to contribute toward closing costs or buyer's agent commissions. This approach reduces your out-of-pocket expenses while potentially keeping the seller's net proceeds higher. Recent data shows 93% of buyers successfully negotiated agent commission assistance.[3]

Offer repair and improvement credits: Instead of requesting specific repairs, negotiate credits at closing that give you control over the work quality and timeline. This strategy works for both necessary repairs (83% success rate) and cosmetic updates (89% success rate), simplifying the transaction while addressing your concerns.[3]

Tailor your offer to the seller's needs: If faced with a counteroffer or "highest and best" request, you can enhance your offer's appeal through increased earnest money deposits (increasing it to 3-5% of purchase price, for example), timeline flexibility that accommodates the seller's needs, or modest price increases of 1-2% that demonstrate serious intent.

Think outside the box: Consider alternative approaches like asking sellers to contribute toward mortgage points to lower your interest rate (77% success rate) or including desirable appliances and furniture in the deal (91% success rate).[3]

Remember that effective negotiation requires give and take from both parties. Stay focused on your primary objectives while remaining flexible on secondary details, and lean on your agent's local Kansas market expertise to guide your strategy.

Step 8: Review inspection and appraisal

Once your offer is accepted, you enter the "due diligence" period to verify the property's condition and value.

Due diligence is your opportunity to thoroughly investigate the property before finalizing the purchase. Typically lasts 7-14 days and includes inspections, appraisal, title search, and financing finalization.

Home inspections

A home inspection in Kansas costs $250–$328 on average, and the cost is usually paid by the buyer.

A professional inspection typically covers:

• Foundation and structural elements
• Electrical systems and safety
• Plumbing systems and water pressure
• HVAC systems and air quality
• Roof condition and drainage
• Insulation and ventilation
• Windows, doors, and exterior

Home appraisal

Your lender orders an appraisal to ensure the home's value supports the loan amount. This costs around $250–$328 on average in Kansas, and is paid for by the buyer.

During an appraisal, a licensed appraiser visits property and examines the location, condition, and features of the property. The appraiser will compare the property to recent similar sales in the neighborhood to provide a detailed valuation of the property.

Title search and insurance

A title company performs a property title examination, which looks at ownership records to verify that the seller has legitimate ownership rights to the property.

This title search also uncovers any existing liens against the home. A lien represents a legal right against real estate that serves as security for outstanding debt obligations.

Because liens remain connected to the real estate rather than following the individual owner, you could inherit financial obligations from prior owners. Without proper title examination, responsibilities such as overdue property taxes, HOA dues, or other outstanding debts could unexpectedly transfer to you.

Step 9: Complete the financing process

While you're inspecting the property, your lender is verifying your finances through underwriting. Underwriting is detailed verification of your ability to repay the mortgage.

Underwriters verify:

• Income stability and employment
• Credit history and current debts
• Assets and down payment source
• Property value and condition
• Debt-to-income ratios

The underwriting process usually 1-2 weeks, but can take longer if there are complications.

📄 Documents you'll need for underwriting

What to do (and avoid) during underwriting

Your finances are being intensely scrutinized during the underwriting process, so it's important to be extra diligent with your bill paying and creditworthiness during this time. 

💡 Underwriting tip: Stay in regular contact with your loan officer. Quick responses to document requests can keep your closing on schedule.

Step 10: Attend closing

You're almost there! A few days before closing, you'll need to wire your down payment and closing costs to your escrow agent as directed by your lender. 

This is also a good time to schedule a final walk-through with your agent to ensure the property remains in expected condition, all agreed-upon repairs are complete, and no new issues have emerged.

What to expect at closing

On closing day, plan to spend approximately 1.5 to 2 hours at a title company, real estate attorney's office, or lender's location to finalize the transaction. You'll review and sign numerous documents, including the closing disclosure, deed, mortgage or deed of trust, settlement statement, and various affidavits and insurance documents. 

Don't hesitate to ask questions about anything unclear—verify that all names and property details are accurate and request copies of every signed document.

Do I need an attorney at closing in Kansas?

In Kansas, state law doesn't mandate a real estate attorney for home closings, but having legal representation can provide valuable protection during your purchase. An experienced attorney can meticulously review your purchase agreement, conduct a thorough title search, identify potential legal complications, and ensure all transaction documents are accurate and properly handled.

Understanding your closing costs

Buyer closing costs in Kansas typically range from 3%–5% of the purchase price, which translates to approximately $9,540–$15,900 on a median-priced home. These expenses include:

Agent and professional fees: Unless negotiated otherwise, you'll cover your buyer's agent commission (averaging 2.69% in Kansas) along with various lender fees for loan origination, underwriting, and processing.

Property-related expenses: You'll pay for the home inspection, appraisal, title search, recording fees, and title insurance.

Prepaid homeownership costs: Expect to pay upfront for homeowners insurance, property taxes, and HOA dues where applicable.

After completing all paperwork and financial transactions, you'll receive the keys to your new home! Remember that your first mortgage payment will typically be due within a month of closing, so coordinate with your lender about payment schedules and automatic payment options.

Frequently asked questions about buying a house in Kansas

Methodology

In researching this article, our team used historical housing data from Realtor.com, Redfin, and Zillow, mortgage rate data from Freddie Mac, and home loan information from multiple government websites. Local service costs were gathered using price quotes and Thumbtack.

Related articles