Real Estate Investing in Manhattan, Kansas
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Manhattan, KS? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (81/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- Elevated vacancy: 11.5% vacancy may signal weakening demand.
What’s happening in Manhattan, KS?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$157,544
Avg Monthly Rent
$1,413
ZIP Codes
4
Market Trends — Manhattan, KS
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Manhattan, KS. Updated on demand as visitors ask.
Growth & development in Manhattan, KS Updated 136 days ago
Manhattan, KS is experiencing significant development in housing, infrastructure, and business, alongside some job losses.
Opportunities
- Developers broke ground on 40 new affordable homes in Manhattan in November 2025, including 28 for-sale and 12 rental units. — This expands housing options for workforce households and revitalizes neighborhoods. Kansas Housing Resources
- The Manhattan City Commission approved an agreement in June 2025 for streetscape improvements around a new 80,000-square-foot retail and residential building at 700 Poyntz Ave. — This will create new retail and residential spaces, enhancing downtown vibrancy. theMercury.com
- Torgeson Electric Company plans to build a new $5 million facility in the Manhattan Business Park, creating up to 25 new jobs. — This expands local employment opportunities and supports growth in the electrical services sector. Manhattan Area Chamber of Commerce
- Evergy is building approximately 37 miles of new 115 kV transmission line to increase electrical capacity and strengthen reliability in the region, starting in 2025. — This enhances electricity reliability and prepares for future growth in Manhattan and surrounding counties. Evergy
- The National Bio and Agro-Defense Facility (NBAF) announced plans to hire 150 people in Manhattan in March 2026. — This provides significant new high-paying job opportunities in a key research sector. Greater Manhattan Economic Partnership
Concerns
- Champion Teamwear announced in August 2025 its plans to close its Manhattan facility, impacting 72 jobs. — This results in job losses and a reduction in local employment opportunities. Apparelist
- Federal budget cuts in February 2025 have led to job impacts for federal employees in the Manhattan area. — This restricts employment opportunities for affected federal workers. Manhattan Area Chamber of Commerce
Bottom line: Manhattan is experiencing growth in housing and infrastructure, with new businesses and job creation, despite some recent job losses.
Local news & events in Manhattan, KS Updated 136 days ago
Manhattan, KS sees increased crime rates, ongoing water quality concerns, and housing affordability challenges, alongside vibrant community events and economic development efforts.
Opportunities
- The Yuma Street Cultural Center groundbreaking occurred, representing cultural investment and entrepreneurial opportunity. — This expands cultural and economic choices for residents. Manhattan Area Chamber of Commerce
- Manhattan earned a Top 10 finish among Tier 3 metros in Site Selection Magazine's 2025 Top Metros rankings. — This recognition can attract further investment and job opportunities. Manhattan Area Chamber of Commerce
- The 'Beyond Tomorrow Downtown Plan,' adopted in 2024, aims to further develop downtown as a vibrant cultural and economic hub. — This plan fosters diverse shopping, dining, art, entertainment, and housing options. APA Kansas
- Manhattan hosts numerous annual events like the Flint Hills Festival, Third Thursdays, and Arts in the Park. — These events provide diverse entertainment and community engagement opportunities. Visit Manhattan
- The second HirePaths Career Hunt in March brought together 370 students, connecting them to opportunities in the Greater Manhattan Region. — This initiative helps students find local employment, expanding career choices. Manhattan Area Chamber of Commerce
Concerns
- February's overall crime rate was up 30% compared to last year, with violent crimes 63.6% above the five-year average. — Increased crime restricts personal safety and security for residents. News Radio KMAN
- Manhattan's drinking water has reported 4 contaminants above EPA health-based guidelines (MCLGs). — This poses potential health risks and limits access to safe, uncontaminated drinking water. TapWaterData
- Harmful blue-green algae in Kansas waterways have been reported unusually early in 2024, possibly due to warmer weather and rain. — This can restrict recreational use of waterways and pose health risks to humans and animals. K-State Extension
- Tuttle Creek reservoir, a water source for Manhattan, has lost 47% of its capacity due to sediment, projected to be 10% by 2070. — This long-term issue threatens future water supply for residents and local industries. Kansas State University Foundation
- Manhattan faces challenges with housing affordability, high property taxes, and a specialized job market. — These factors can limit housing options, increase living costs, and restrict diverse employment opportunities for residents. Riley County Official Website, YouTube
Bottom line: Manhattan is experiencing both positive economic and community growth alongside significant challenges in public safety, environmental health, and housing affordability.
Schools in Manhattan, KS Updated 136 days ago
Manhattan-Ogden USD 383 has seen facility upgrades from a past bond, slight enrollment growth, and changes to school start times and special education policies.
Opportunities
- The 2018 voter-approved school bond has funded significant facility upgrades, with the final project at Manhattan High East campus approved in May 2023 for $9.1 million. — Modernizes learning environments and enhances safety for students and staff. News Radio KMAN
- USD 383 reported an enrollment increase of 17 students, reaching a total of 6,567 students as of February 2025. — Indicates continued community growth and sustained student population. News Radio KMAN
- The district offers a Multi-Tiered System of Support (MTSS) and various early learning programs for children prenatal to age five. — Provides comprehensive support for diverse student needs and early childhood development. USD 383 Website
- Manhattan Virtual Academy reported a 97% graduation rate and serves over 250 students through various enrollment models as of November 2025. — Offers flexible learning options and successful outcomes for students. citizen journal
Concerns
- In July 2025, USD 383 banned Applied Behavior Analysis (ABA) therapy in classrooms by outside providers, citing liability and potential disruption. — Restricts access to a previously available therapy for students with Autism Spectrum Disorder. The Sentinel
- The proposed USD 383 budget for fiscal year 2025 includes a 5% property tax hike for the average homeowner. — Imposes increased financial costs on local residents. News Radio KMAN
- The school board approved schedule changes for the 2026-27 school year, moving elementary start times more than an hour earlier to 7:30 a.m. — May disrupt family schedules and impact younger students' sleep and readiness for school. News Radio KMAN
Bottom line: Manhattan-Ogden USD 383 is completing bond-funded facility improvements while navigating enrollment changes, new state assessment scores, and controversial policy shifts.
Civic & policy in Manhattan, KS Updated 136 days ago
Manhattan and Riley County are seeing significant tax increases and zoning changes, alongside state-level tax adjustments and upcoming ballot measures.
Opportunities
- Manhattan city commissioners approved rezoning K-State's Unger Complex to high-density residential in May 2025, allowing conversion into 106 workforce housing units. — This decision increases housing supply, specifically for middle- to moderate-income residents. News Radio KMAN
- Manhattan city commissioners approved rezoning 15.7 acres near K-State's Snyder Stadium to mixed-use in November 2025, enabling condominium and commercial development. — This rezoning facilitates new housing and commercial opportunities in the area. News Radio KMAN
- Riley County Commissioners approved an updated Comprehensive Plan, 'Riley County Together – Comprehensive Plan 2040,' in December 2025. — This plan guides future land use, housing, transportation, and economic development, aiming for a higher quality of life. Riley County News Flash
- Kansas eliminated state sales tax on food effective January 1, 2025. — This reduces the cost of groceries, saving families approximately $500 or more annually. Withum
- Kansas enacted a new law in April 2026 offering a 75% tax credit to businesses providing or establishing childcare services. — This incentivizes expanded access to affordable childcare for employees. KSNT
Concerns
- Riley County property owners will see an average 5% increase in county taxes in 2026 due to the approved budget. — This imposes higher property tax costs on residents. News Radio KMAN
- Manhattan City Commission approved a 2026 budget with a 1.35 mill levy increase, raising average property taxes by 7.7%. — This results in higher property tax burdens for city residents. News Radio KMAN
- Riley County decided in April 2026 to indefinitely cease involvement in joint meetings with Manhattan and Pottawatomie County commissions. — This decision may limit inter-jurisdictional cooperation and city input on regional issues. Kansas Press Association
- Kansas state tax changes effective January 1, 2026, will increase federal and state income taxes for many households. — This will lead to higher tax liabilities for residents due to increased federal brackets and a shrinking standard deduction. Uncle Kam
Bottom line: Residents face increasing local property taxes and state income tax changes, while also seeing new housing developments and childcare tax credits.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Manhattan, KS
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Landlord Ground Truth
Real numbers from people who own or manage rentals in Manhattan, KS. Anonymous, moderated, never written by AI.
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Avg Home Value
$157,544
Avg Monthly Rent
$1,413
1% Rule
✗ Below
Landlord Friendly (KS)
★★★★★
⚖️
Balanced Market
— Manhattan, KS metro
33
Days to pending
9.9%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Manhattan
4 Colleges
21,081 Students
4,399 Off-Campus Renters
B
4-Year Public · 19,745 students
📍 ~3,593 students rent off-campus
C
2-Year Public · 968 students
📍 ~806 students rent off-campus
C
Vocational For-Profit · 223 students
C
4-Year Private · 145 students
Investor Insight: With 4,399 students living off-campus, Manhattan has substantial rental demand from the college population — typically stable, lease-renewing tenants.
ZIP Codes in Manhattan, KS
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View PlansFrequently Asked Questions About Manhattan, KS
Where do rents currently stand in Manhattan, KS?
The typical rental in Manhattan, KS commands about $1,413/mo monthly. That rent profile even-keeled cash flow against the $158K purchase basis.
What type of investing works in Manhattan, KS?
A careful cash-flow rentals with hands-on management strategy Manhattan, KS best. The market produces consistent results for that approach at the $158K price point.
Is housing expensive in Manhattan, KS?
Manhattan, KS home values average about $158K. That price point suits investors targeting rentals with $1,413/mo in monthly income.
Can I live-in-and-rent in Manhattan, KS?
House hacking in Manhattan, KS is a challenging. With home values around $158K and rents at $1,413/mo, owner-occupants can offset a meaningful share of PITI.
Is Manhattan, KS a friendly market for rental owners?
For rental operators, Manhattan, KS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
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