In Manhattan, a typical home is worth $246,700 and typical rent is $1,003 a month. Home values, rent and income are very close to those of all of Riley County.
Typical home value from Zillow, September 2021 to September 2026: from $232,518 to $294,183.
Typical rent
$1,315a month
▲ 5.3% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $1,015 to $1,315.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Manhattan is in Riley County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Riley County. See the county
What this place has that others do not, from public data, most unusual first.
1
Manhattan has the lowest homeownership rate of the 64 cities in Kansas with more than 5,000 people: 43%.
2
Nearby, in Abilene, the typical home value is $131,500: 47% less than in Manhattan ($246,700).
3
Nearby, in Emporia, the typical rent is $815: 19% less than in Manhattan ($1,003).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Manhattan
What homes there are in Manhattan, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Manhattan
Riley County
Kansas
United States
Kind of home: Manhattan and its comparisons
Measure
Manhattan
Riley County
Kansas
United States
Detached house
48%
50%
72%
61%
Attached house
8%
10%
5%
6%
Building of 2 to 4
10%
10%
6%
8%
Apartments (5 or more)
31%
25%
13%
19%
Mobile home
3%
5%
4%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Manhattan there is a bit of everything: no kind of home reaches half. The most common are detached houses (48%), as in Riley County.
Year built
Before 19601960–19791980–19992000–20092010 or later
Manhattan
Riley County
Kansas
United States
Year built: Manhattan and its comparisons
Measure
Manhattan
Riley County
Kansas
United States
Before 1960
21%
21%
32%
26%
1960–1979
26%
25%
24%
24%
1980–1999
22%
23%
23%
25%
2000–2009
15%
15%
12%
14%
2010 or later
17%
17%
9%
11%
By age, homes in Manhattan look like those in Riley County: the typical year built is 1983.
Homes in Manhattan are smaller: 55% have 3 bedrooms or more; in Riley County, 59%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K13%
$100K–$200K24%
$200K–$300K26%
$300K–$500K29%
$500K–$750K7%
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Manhattan and its comparisons
Measure
Manhattan
Under $100K
13%
$100K–$200K
24%
$200K–$300K
26%
$300K–$500K
29%
$500K–$750K
7%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
By price, most homes in Manhattan sit under the FHA limit for Riley County ($541,287): about 92%.
Monthly rent with utilities
Under the limitOver the limitUnreliable estimate
Under $5004%
$500–$99946%
$1,000–$1,49936%
HUD fair market rent, 2 bedrooms: $1,107
$1,500–$1,9999%
$2,000–$2,4994%
$2,500–$2,999Unreliable
$3,000 or more1%
Monthly rent with utilities: Manhattan and its comparisons
Measure
Manhattan
Under $500
4%
$500–$999
46%
$1,000–$1,499
36%
$1,500–$1,999
9%
$2,000–$2,499
4%
$2,500–$2,999
Unreliable estimate
$3,000 or more
1%
About 57% of rented homes in Manhattan cost less than HUD's 2-bedroom fair market rent for Riley County ($1,107); the rest cost more.
With a mortgage
$1,791 a month
Riley County: $1,761 a month
Without a mortgage
$670 a month
Riley County: $660 a month
Owners with a mortgage
60%
Riley County: 58%
In Manhattan, 60% of owners have a mortgage; their typical cost is $1,791 a month, about the same as in Riley County.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Manhattan+18%
Riley County+18%
Kansas+43%
United States+53%
Typical rent
Manhattan+10%
Riley County+11%
Kansas+25%
United States+33%
Typical household income
Manhattan+19%
Riley County+19%
Kansas+25%
United States+29%
Change since 2015–2019: Manhattan and its comparisons
Measure
Manhattan
Riley County
Kansas
United States
Typical home value
+18%
+18%
+43%
+53%
Typical rent
+10%
+11%
+25%
+33%
Typical household income
+19%
+19%
+25%
+29%
Much as in Riley County, the typical home value in Manhattan rose 18% since 2015–2019.
Much as in Riley County, the typical rent in Manhattan rose 10% since 2015–2019.
While home values in Manhattan changed +18% and rent +10%, the typical household income rose 19%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Manhattan and its comparisons
Measure
Manhattan
Riley County
Kansas
United States
Rental vacancy
5.4%
5.6%
6.2%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
0.9%
0.9%
More than one person per room
Unreliable estimate
2.1%
2.1%
3.4%
People per household
2.14
2.22
2.44
2.53
Drive alone
68%
65%
75%
69%
Carpool
10%
9%
9%
9%
Public transit
Unreliable estimate
Unreliable estimate
0%
3%
Walk or bike
7%
14%
3%
3%
Work from home
13%
11%
12%
15%
Other means
1%
1%
1%
2%
Typical commute
10 to 19 minutes
10 to 19 minutes
10 to 19 minutes
20 to 29 minutes
Much as in Riley County, the rental vacancy rate in Manhattan is 5.4%.
Much as in Riley County, a household in Manhattan has 2.14 people on average.
To get to work, 68% of workers in Manhattan drive alone; in Riley County, 65%.
Do the math
What would you pay each month for a home in Manhattan?
A typical home costs more than the typical income allows
We start with a typical home in Manhattan, worth $246,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 43% of the typical household income in Manhattan, which is $60,172 a year. For that payment to be 28% of income, a household would need to earn about $92,889 a year.
The calculator's FHA and conventional loan limits are those of all of Riley County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Manhattan. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $8,635 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,167
at 7.18% · 30 years
Loan amount
$242,231
Total interest
$348,514
Paid off in
November 2056
Includes $4,166 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,404 a month
Tight
$1,404 to $1,805 a month
Hard
more than $1,805 a month
Your payment · 43%
Compared with the typical household income in Manhattan ($60,172 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,641
Property tax
$315
Home insurance
$103
FHA mortgage insurance (MIP)
$109
You need at least $8,635 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $2,167; principal and interest $1,641.
The city and its county
Manhattan and Riley County
Manhattan is in Riley County, Kansas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Manhattan
Map of Riley County, Kansas, with Manhattan marked. Around it, the neighboring counties.
Manhattan
Riley County
Other cities with a page
Manhattan's own numbers
Typical home value
$246,700
Typical monthly rent
$1,003
Typical yearly household income
$60,172
Households that own their home
43%
Effective property tax rate
1.53%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Riley County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,107
Price change over 5 years (FHFA)
+34%
Homes in a high flood-risk zone
2.3%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Riley County.
A typical home in Manhattan is worth $246,700: 4% above the county and 14% above Kansas. With the typical household income in Manhattan ($60,172 a year), a typical home costs 4.1 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Manhattan4.1 years
Riley3.9 years
Kansas2.9 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Riley County
According to FHFA’s house price index, home prices in Riley County rose 44% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Riley County.
Yearly change in FHFA’s price index in Riley County, 2016 to 2025
2016: +1.4% +1.4% 2016
2017: +2.1% +2.1% 2017
2018: +0.1% +0.1% 2018
2019: +1.5% +1.5% 2019
2020: +2.7% +2.7% 2020
2021: +5.6% +5.6% 2021
2022: +10.3% +10.3% 2022
2023: +5.6% +5.6% 2023
2024: +6.6% +6.6% 2024
2025: +2.0% +2.0% 2025
Change in FHFA’s price index in Riley County, Kansas and the United States
Period
County
Kansas
U.S.
Last year (2025)
+2.0%
+4.1%
+2.9%
5 years (2020–2025)
+34%
+49%
+47%
10 years (2015–2025)
+44%
+84%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Manhattan next to Riley County, Kansas and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Manhattan$246,700
Riley$237,100
Kansas$217,200
United States$332,700
Typical monthly rent
Manhattan$1,003
Riley$1,046
Kansas$1,060
United States$1,413
Typical yearly household income
Manhattan$60,172
Riley$61,098
Kansas$74,275
United States$80,734
See the full table
Manhattan next to Riley County and Kansas
Measure
Manhattan
Riley County
Kansas
U.S.
Typical home value
$246,700 ▲4% above the county
$237,100
$217,200
$332,700
Typical monthly rent
$1,003 ▼4% below the county
$1,046
$1,060
$1,413
Typical yearly household income
$60,172
$61,098
$74,275
$80,734
Households that own their home
43% ▼3 points below the county
46%
67%
65%
Typical yearly property tax
$3,767 ▲9% above the county
$3,466
$2,798
$3,119
Effective property tax rate
1.53% ▲0.07 points above the county
1.46%
1.29%
0.94%
Renters with high rent for their income
52% ▲1 points above the county
51%
43%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Riley County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Manhattan
For a typical $246,700 home in Manhattan, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Manhattan's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,167a month
Least cash to close
Down payment
$8,635
Cash to close
$16,036
Rate
7.18%
Mortgage insurance
FHA MIP · $109
Conventional, 5% down$2,122a month
Down payment
$12,335
Cash to close
$19,736
Rate
7.18%
Mortgage insurance
PMI · $117
Conventional, 20% down, no PMI$1,754a month
Down payment
$49,340
Cash to close
$56,741
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,982a month
Down payment
$37,005
Cash to close
$44,406
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Manhattan
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,167
$8,635
$242,232
7.18%
FHA MIP · $109
$16,036
580
Conventional, 5% down
$2,122
$12,335
$234,365
7.18%
PMI · $117
$19,736
620*
Conventional, 20% down, no PMI
$1,754
$49,340
$197,360
7.18%
None
$56,741
620*
ITIN, 15% down (example)
$1,982
$37,005
$209,695
8.18%
None
$44,406
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in Manhattan is $1,003 a month: 4% below the county. In Manhattan, 52% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Riley County, by unit size. To pay the 2-bedroom one ($1,107 a month) without spending more than 30% of your income, you would need to earn $21.29 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Riley County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$859
$16.52
$34,360
1 bedroom
$924
$17.77
$36,960
2 bedrooms
$1,107
$21.29
$44,280
3 bedrooms
$1,533
$29.48
$61,320
4 bedrooms
$1,850
$35.58
$74,000
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Manhattan
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Manhattan has 3 ZIP codes with their own.
For 2 bedrooms it runs from $1,080 in 66502 to $1,270 in 66503.
1 of the 3 is above the fair market rent for Riley County ($1,107).
2-bedroom fair market rent in each of the 3 ZIP codes of Manhattan, beside the one for Riley County. For 2 bedrooms it runs from $1,080 in 66502 to $1,270 in 66503. 1 of the 3 is above the fair market rent for Riley County ($1,107).
2-bedroom fair market rent in each ZIP code
Each line is one ZIP code: in color, those above the county's fair market rent; in gray, the rest.
County: $1,107
Lowest: $1,080 (66502)Highest: $1,270 (66503)
Fair market rent by ZIP code and size in Manhattan, fiscal year 2027.
66502
$840
$900
$1,080
$1,500
$1,810
66503
$990
$1,060
$1,270
$1,760
$2,120
66506
$840
$900
$1,080
$1,500
$1,810
ZIP code2 bd3 bd
66502 $1,080$1,500
66503 $1,270$1,760
66506 $1,080$1,500
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Manhattan when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 16 buildings with rents for lower incomes in Manhattan. These are the largest.
Apartment Tower300 N 5th St, Manhattan 66502202 low-income homes · Run by Manhattan Housing Authority · Average payment: $334 a month · Average wait: 14 months(785) 776-8588
Highland Ridge Apts509 Stone Dr, Manhattan 6650396 low-income homes · 2 bd: 48 · 3 bd: 48 · In service since 2007
Country Meadow Residences1300 E Marlatt Ave, Manhattan 66502108 homes, 84 low-income · 2 bd: 60 · 3 bd: 48 · In service since 2004 · For families
Birchwood Villas Apartments5428 Ledge Stone Dr, Manhattan 6650348 low-income homes · 1 bd: 24 · 2 bd: 24 · In service since 2015 · For families
Colorado Plaza420 Colorado St, Manhattan 6650247 homes, 46 low-income · 1 bd: 46 · In service since 2002 · For older adults(785) 776-7994
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
We found no HUD-approved agencies with an office in Riley County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Manhattan or Riley County. The ones below are statewide in Kansas: they work in Manhattan the same as in the rest of the state.
Kansas state corporation 0% loan for 15% or 20% of the price for the down payment and closing costs, forgiven after 10 years in the home, for households with income up to 80% of the area median; not available in Johnson County or in Kansas City, Lawrence, Topeka and Wichita.Offered by Kansas Housing Resources Corporation (KHRC).
No legal help resource on our list is for Manhattan or Riley County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Manhattan and all of Riley County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Manhattan?
The typical home value in Manhattan is $246,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Riley County it is $237,100.
How much does it cost to rent in Manhattan?
Typical rent in Manhattan is $1,003 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Riley County is $1,107.
What is the FHA loan limit in Manhattan?
Manhattan uses the FHA limit for all of Riley County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in Manhattan?
The typical homeowner in Manhattan pays $3,767 a year, according to the U.S. Census Bureau. That is 1.53% of the home’s value; in Riley County, the rate is 1.46%.
Where can I find free help to buy or rent in Manhattan?
We found no HUD-approved counseling agencies with an office in Riley County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
