Updated 2026 · Based on median market data for Hays, KS
Hays's price-to-income ratio is 4.3x — homes cost 4.3 times the local median household income of $55,200. This is moderately affordable. A healthy portion of the workforce can still aspire to homeownership, but many find renting more practical — creating a solid tenant base of working professionals.
A typical mortgage payment on a median-priced home in Hays (20% down at 7%) is approximately $1,563/mo for principal and interest alone — add taxes and insurance and the all-in payment reaches roughly $1,912. The median rent of $890/mo is significantly less than buying — this rent-vs-buy gap is one of the strongest indicators of sustainable rental demand. When renting is cheaper than buying, the renter pool stays deep and vacancy stays low.
The median household income in Hays is $55,200, with a population of 50,000 growing at 0.7% per year. Hays is a smaller market. Research the local employment base carefully — smaller cities can be significantly impacted by a single employer's decisions. Moderate population growth indicates a stable economic foundation.
Hays is affordable with moderate returns. Focus on volume — the low entry point lets you scale to multiple properties faster than in more expensive markets.
Hays vs Kansas state average and national average across key investment metrics. Hays's cap rate is below both benchmarks — deal sourcing is critical here.