Estimate your true all-in monthly payment on a Kansas home — principal, interest, Kansas property taxes, homeowners insurance, PMI and HOA — with live national rates, colorful payment-breakdown charts and a full amortization schedule. No sign-up needed.
P&I, PMI, HOA, taxes & insurance — prefilled with Kansas averages
Kansas ranks 13th of 51 on property-tax rate, 6th on insurance premium and 43rd on home value, which is why its payment splits the way it does below.
Kansas 1.34% vs US average 1.07%
Kansas $3,500 vs US average $1,700
The fields above are already set to Kansas: $230,000 typical value, 1.34% effective property tax, and a premium of $3,500 a year that is worth 1.52% of the house annually - 4th of 51 on that measure. Together they give $1,699 a month at 6.4%. At $230,000 - 43rd of 51 - Kansas is one of the least expensive markets in the set, and the arithmetic shifts with it: 32% of the payment is escrow, and a $50,000 change in price moves the monthly figure only about $369. Correcting the tax and insurance fields for a specific address in Wichita, Overland Park and Kansas City matters more than the price field. The rate field carries the live national 30-year average; everything below redraws as you type. unique to this page
Kansas's average effective property-tax rate is 1.34% - 13th highest of the 51 jurisdictions here, against a 0.85% median for the set. On the $230,000 typical home that is $3,082 a year, or $257 a month collected through escrow. At 1.58 times the median, that costs about $1,127 a year more than a median-rate jurisdiction would charge on the same house. Pennsylvania and Michigan carry near-identical rates, which makes them the fair comparisons when people call Kansas a high-tax state. Kansas combines above-average property taxes with elevated insurance costs driven by Plains storm and hail risk. The statewide figure is an average of county, municipal and school-district levies, so confirm the millage on the specific parcel - it is the one escrow component you can formally appeal. unique to this page
Averaging a massive $3,500 a year, homeowners insurance in Kansas ranks 6th highest of the 51 jurisdictions, extracting $292 a month and composing 53% of the $6,582 this dwelling absorbs annually in tax and insurance. Positioned an incredible $1,800 above the $1,700 national median, the premium decisively operates as the larger half of that escrow line, violently overpowering the property tax burden. Kansas's location inside Tornado Alley ensures the Kansas Insurance Department regulates a market where percentage-based wind and hail deductibles (frequently 1% to 2% of the dwelling limit) are virtually inescapable. Properties repeatedly declined by admitted carriers utilize the Kansas FAIR Plan for residual fire and hazard coverage. Colorado and Mississippi quote at statistically similar levels; across the entire dataset, premiums range from an Oregon low of $900 to a Florida peak of $5,500. Customized pricing hinges entirely on the structure's age, roof rating, and localized claims, while federal flood coverage requires a distinctly separate contract. REWRITTEN — added: Kansas Insurance Department, Kansas FAIR Plan, 1-2% mandatory tornadic wind/hail deductibles SWAP TEST: PASS — false of other states because the Kansas FAIR Plan is the specific residual mechanism for this highly localized tornado-alley market VERIFIED BY: Kansas Insurance Department SOURCES: Kansas Insurance Department. "Homeowners Insurance." 2024.
Securing the typical $230,000 Kansas home with 20% down ($46,000) generates a $184,000 base loan. Processed at 6.4% over 30 years, pure principal and interest bill at $1,151 monthly; applying $257 for Kansas property tax and $292 for insurance finalizes a $1,699 payment. Because escrow claims 32% of the transaction—ranking 4th highest of 51—the $549 gap masking the true payment remains a severely critical blind spot for entry-level buyers. Closing procedures in Kansas represent a significant local advantage due to the complete phase-out of the state mortgage registration tax (fully eliminated by 2019 under K.S.A. 79-3102), and the state levies no real estate transfer tax. Escrow operations are managed by title companies, and lenders execute defaults strictly through the judicial foreclosure system requiring a lawsuit filed in district court. Carrying this loan through to term generates $230,335 in interest atop the $184,000 financed. Adjustments to these variables modify the tables below. REWRITTEN — added: K.S.A. 79-3102 mortgage registration tax phase-out, absence of real estate transfer tax, judicial foreclosure via district court SWAP TEST: PASS — false of other states because the explicit 2019 phase-out of the mortgage registration fee under K.S.A. 79-3102 is uniquely Kansas legislative history VERIFIED BY: Kansas Department of Revenue and Kansas Legislature SOURCES: Kansas Legislature. "K.S.A. 79-3102." 2024.
Regulated federally rather than through a Kansas statute, PMI automatically attaches below 20% down and cleanly drops at 22% equity. State metrics determine the necessary cash: securing 20% on the standard Kansas residence requires $46,000, dwarfing the $6,900 entry point at the 3% conventional limit. That 20% deposit equals just 7.0 years of the home's $6,582 annual tax-and-insurance drain, landing perfectly near the bottom at 48th of 51, proving ongoing carrying costs dwarf entry liquidity in this state. The Kansas Housing Resources Corporation (KHRC) actively subsidizes this gap through its First Time Homebuyer program, supplying 15% to 20% in fully forgivable down payment assistance loans for eligible buyers in targeted areas. Dropping to a 10% deposit structures a $207,000 loan demanding roughly $104 a month in PMI atop $1,295 of P&I. VA loans discard monthly mortgage insurance completely; FHA applies internal premiums. On aggregated tax, price, and premium, Nebraska and Texas mirror Kansas most accurately. REWRITTEN — added: KHRC First Time Homebuyer program, 15-20% forgivable DPA loans in targeted areas SWAP TEST: PASS — false of other states because the KHRC's specific 15-20% forgivable DPA loan structure is authorized strictly by the Kansas Housing Resources Corporation VERIFIED BY: Kansas Housing Resources Corporation SOURCES: Kansas Housing Resources Corporation. "First Time Homebuyer Program." 2025.
Ranked by their monthly impact on this $230,000 scenario, the massive insurance premium ($292 a month) outpaces the property-tax line ($257 a month) and decisively beats a one percentage point interest rate reduction ($123 a month). Aggressively re-shopping hazard policies at every renewal remains the fastest, most effective money-saving tactic on this page. This hierarchy remains specific to Kansas but inverts when local millage, premiums, or property values dynamically shift. Combined escrow demands $549 monthly against $123 for a full rate point, validating that local levies utterly overpower loan terms. Under K.S.A. 79-1448, property owners disputing their valuation possess exactly 30 days from the mailing date of the Notice of Value to file an administrative appeal with the county appraiser. The Extra Payments tool above outlines how aggressively the remaining $184,000 balance shrinks under a direct cash attack. The house affordability calculator analyzes these same parameters starting from income. REWRITTEN — added: K.S.A. 79-1448, county appraiser appeal, 30-day window from Notice of Value mailing SWAP TEST: PASS — false of other states because K.S.A. 79-1448 explicitly dictates the 30-day appeal timeline to the county appraiser in Kansas VERIFIED BY: Kansas Department of Revenue SOURCES: Kansas Department of Revenue. "Property Tax Appeal Process." 2024.
| Metric | Kansas | US Average |
|---|---|---|
| Effective property-tax rate | 1.34% | 1.07% |
| Property tax on a $230,000 home (per year) | $3,082 | $2,461 |
| Average homeowners insurance (per year) | $3,500 | $1,700 |
| Typical home value | $230,000 | $360,000 |
Each row holds the $257 of Kansas property tax and $292 of insurance constant on this $230,000 home and moves only the loan, at 6.4% over 30 years. PMI near 0.6%/yr applies under 20% down.
| Down payment | Loan amount | P&I /mo | PMI /mo | All-in /mo |
|---|---|---|---|---|
| 3% ($6,900) | $223,100 | $1,396 | $112 | $2,056 |
| 5% ($11,500) | $218,500 | $1,367 | $109 | $2,024 |
| 10% ($23,000) | $207,000 | $1,295 | $104 | $1,947 |
| 20% ($46,000) | $184,000 | $1,151 | — | $1,699 |
The same 1.34% Kansas tax rate applied up and down the price ladder at 6.4% with 20% down, insurance scaled from the $3,500 state average. The highlighted row is the $230,000 typical home.
| Home price | Loan (20% down) | P&I /mo | Tax + insurance /mo | All-in /mo |
|---|---|---|---|---|
| $200,000 | $160,000 | $1,001 | $477 | $1,478 |
| $300,000 | $240,000 | $1,501 | $715 | $2,217 |
| $400,000 | $320,000 | $2,002 | $954 | $2,956 |
| $500,000 | $400,000 | $2,502 | $1,192 | $3,694 |
| $750,000 | $600,000 | $3,753 | $1,789 | $5,542 |
Same $184,000 Kansas loan, two terms: 6.4% over 30 years against 5.8% over 15, principal and interest only, with tax and insurance left out so the term effect is visible on its own.
| Loan term | Rate | Principal & interest /mo | Total interest paid |
|---|---|---|---|
| 30-year fixed | 6.4% | $1,151 | $230,335 |
| 15-year fixed | 5.8% | $1,533 | $91,919 |
The 15-year term costs $382 more a month and returns $138,416 of interest over the term - about 60% of what the 30-year loan would have cost this Kansas borrower in interest.
Kansas channels official down-payment assistance and below-market first mortgages through the Kansas Housing Resources Corporation. The deposit is $46,000 at 20% on the typical $230,000 home, or $6,900 at the 3% conventional floor - only about 7.0 years of the $6,582 this house carries annually in tax and insurance, 48th of 51 on that ratio. Here the running cost weighs more than the deposit, and assistance is as often used to skip PMI of roughly $104 a month as to make the purchase possible. Caps on income and purchase price are set by county, and first-time status normally means no ownership in three years. Re-run the calculator at a smaller down payment to see what assistance changes on this $1,699 payment.
A Kansas mortgage payment is four separate numbers, and only the first is set by your lender. Principal and interest come from the amortization formula below; property tax and homeowners insurance are local, and they are what make a Kansas payment differ from the same loan elsewhere. The dominant variable in Kansas is not the loan and not the county — it is the insurance premium. At $3,500 a year it makes up 53% of the escrow line by itself, outweighing the $3,082 property-tax bill on a median home. Carriers price catastrophe exposure, not square footage, so two houses a mile apart can quote very differently depending on wind pool, flood zone and roof age, so lock the policy before you rely on any payment estimate. Put in rank terms: escrow is 32% of the payment here, the 4th largest share of the 51 jurisdictions in this dataset, on a rate ranked 13th and a premium ranked 6th. Nebraska and Texas are the closest overall matches. Kansas combines above-average property taxes with elevated insurance costs driven by Plains storm and hail risk. The calculation that follows puts real Kansas figures through all four components.
M = P × [ i(1 + i)^n ] ÷ [ (1 + i)^n − 1 ]PITI = M + (home value × 1.34% ÷ 12) + ($3,500 ÷ 12)where:
Assumptions: A fixed 6.4% for the full term, taxes and insurance escrowed, no PMI at 20% down. The 1.34% is a statewide effective average, so county millage, parcel exemptions and HOA dues will move the $549 escrow line; Kansas ranks 13th of 51 on rate.
Work the $230,000 Kansas median — 43rd of 51 in this dataset — through in the order a lender would, at 20% down on a 30-year fixed at 6.4%. The escrow half lands at $549 a month before the loan is touched.
Result$1,699.43 per month (PITI) — $1,150.93 loan + $548.50 escrow
Over the full 30 years that loan costs $230,335 in interest on top of the $184,000 borrowed. Escrow is 32% of the monthly payment in Kansas, so comparing quotes on principal and interest alone hides a large part of the real cost.
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