Average Rent in Kansas: ZIPs, Reletting & Collected Income

What the rent evidence changes for a rental decision

Price the next lease against matching nearby homes, document reasonable reletting efforts and budget actual collections. Keep any former-tenant claim outside operating cash until received; do not count the same future month under both tenancies.

Overland Park and Kansas-side comparables

A different mix of sales does not prove a tenant rent reset

Northmarq’s Q2 report says roughly half the first-half Kansas City apartment properties sold were in Overland Park, after only a minor share a year earlier. It covers a cross-state metro and a different period from Wichita’s Q3 snapshot; it is not a statewide Kansas rent series.

A shift toward Kansas-side transactions can change the apparent market without improving the subject’s tenant collections. An Overland Park apartment sale does not establish achievable rent for a Wyandotte house or a Lawrence student lease.

Decision. Separate Kansas and Missouri addresses, then match building type, tenancy and condition. Read the acquired rent roll against deposits and bank receipts before treating a broker’s market rent or sale price as current income.

What could change it. Verified below-market leases and comparable signed renewals may support a reset after the actual lease permits it. A change in sale composition alone supplies neither that rent evidence nor the cash needed during turnover.

Records to obtain. Subject address and jurisdiction, executed leases, renewal schedule, bank reconciliation and comparable property characteristics.

Read the source reports

• Northmarq Kansas City Q2 2026 market insights — Published October 7, 2026; Q2 / first-half apartment observations across Missouri and Kansas; forecasts separate; read October 24, 2026.

Compare rents across these county groups

These analyst-selected sets use the listed county labels and the same September 2026 observation month. Each ZIP receives one equal vote. They are not official metro definitions, exhaustive regions or bedroom comparisons.

16 distinct county labels appear in the current sample; geographic coverage is incomplete and uneven. Only currently available observations from the same latest month enter these comparisons. Older retained records and missing ZIPs do not enter as zero rents.

How much reletting delay can the annual budget absorb?

Hypothetical unit: $1,500 monthly rent, 5% vacancy/noncollection, no free month, $6,000 operating expenses, $8,500 debt and $1,000 replacement reserve. These are explicit assumptions, not a Kansas rental quote. Former-tenant claims, deposits, acquisition cash, initial work and income tax are separate.

Initial calculated result: $17,100 collected rent, $11,100 NOI before debt/reserves, and $1,600 cash after debt/reserves. Change the assumptions below to test your own budget.

Continue with the right geography and tool

• Sedgwick County market overview — Continue the Wichita location screen before matching actual leases.
• Johnson County overview — Keep Kansas-side transactions separate from the wider cross-state metro.
• Single-family rental calculator — Add actual financing, buyer costs and turnover work to the collection budget.
• ZIP and bedroom HUD rent reference — a different measure from asking-rent ZORI; a PHA must still establish its payment standard and approve the actual contract.
• Property income calculator — use signed comparables and actual expenses for the subject property.

Kansas rent questions

How these rent figures are calculated

State: Kansas · USPS KS · Census state FIPS 20. Zillow supplies postal ZIP observations with city and county labels. We filter to valid positive rents in this state and the latest common observation month, sort the values, and take the middle value, or the mean of the two middle values for an even count. Means are the sum divided by included ZIPs. No population, household or rental-unit weighting is added.

The all-home, all-bedroom ZIP series is smoothed, not seasonally adjusted. A bedroom rent cannot be inferred from it. Membership can change after a refresh, so a change in this page’s median is not a matched-sample rent-growth rate. This edition does not publish a ZIP-sample growth claim.

Data: Zillow Research · ZORI method · National ZIP source CSV. The state benchmark is our ZIP-based calculation, not a provider-published statewide estimate. Occupied-unit Census rent, listing medians, effective broker rents and HUD gross-rent references answer different questions and are not blended here.

The observation month identifies the rent data available for this comparison. Historical or missing latest observations stay out of the current sample. Check the date before comparing a property with a newly advertised offer.

Market and legal sources below were reviewed 2026-10-24. Their own periods are shown next to each claim. Broker samples and boundaries are not fully disclosed; surveys may share underlying providers and should not be treated as independent experiments. The market interpretation is conditional research, not a property-level income guarantee. Recheck local rules, signed comparable leases and actual expenses before using an illustration in a transaction.