Kansas has two things going for investors, affordable houses in its big metros and no transfer tax, and one thing that trips them up: it is a non-disclosure state, so recorded sale prices are not public. This page explains where lenders will finance in Kansas, how to build a reliable after-repair value without public sale data, the state's landlord rules, and our lending partners' terms.
Our lending partners' underwriting guidelines look for property within about 45 to 60 minutes of a metro area of 200,000 people or more. In Kansas that draws a clear line: the eastern third of the state and Wichita fit, and most of the west does not.
The Kansas side of Kansas City: Johnson County, Overland Park, Olathe, Shawnee, Kansas City, Kansas, and Wyandotte County, with Lawrence well inside the hour.
Wichita and Sedgwick County, with Derby, Andover and Hutchinson within reach.
Topeka, the state capital, and its surrounding towns. Manhattan sits roughly an hour away, at the edge of the guideline.
Western Kansas is the hard case. Dodge City, Garden City, Liberal and Hays are hours from any of those metros. Salina and Emporia are borderline and worth checking address by address. Two rules apply anywhere: a finished value of at least $100,000, which excludes some of the state's least expensive neighborhoods, and a lot of two acres or less.
This is the Kansas fact that changes how you work. Kansas is a non-disclosure state: sale prices do not become part of the public record the way they do in most of the country. Look up a Kansas house online and you may find its tax assessment and its listing history, but not a reliable recorded sale price.
For a flipper that matters twice. Your after-repair value, which sets both your loan and your profit, depends on comparable sales you cannot easily see. And the automated value estimates that investors elsewhere use as a sanity check are weaker here, because the data behind them is thinner.
The fix is people. Work with an agent who has multiple listing service access in the neighborhood and will pull closed sales for you, and expect the lender's appraiser to lean on that same data. Build your after-repair value from those closed sales, not from a website estimate.
No transfer tax. Kansas does not charge a state tax when property changes hands. In states that do, a flipper can lose one to two percent of the price between the purchase and the sale. In Kansas that money stays in the deal.
A statewide landlord act. The Kansas Residential Landlord and Tenant Act applies across the state. Security deposits are capped at one month's rent for an unfurnished unit and one and a half months' for a furnished one, plus up to half a month more for pets. The deposit comes back within 14 days after deductions are figured and never later than 30 days after the tenancy ends and the tenant asks for it. For unpaid rent, a written notice gives the tenant three days to pay, or ten days once the tenancy has run three months or more. Other serious lease breaches get a 14-day notice to fix the problem. Month-to-month tenancies end on 30 days' written notice.
A caution on foreclosure. Kansas forecloses through the courts, and borrowers can have a right to redeem the property for a period after the sale. That makes lenders careful about exits everywhere in the state.
No Kansas county is on the list where our lending partners cap leverage at 50 percent, so standard terms apply wherever the location test is met.
Fix and flip and bridge loans: from $50,000, up to 100 percent of cost but no more than 70 percent of after-repair value, with a 600 minimum credit score. Standard pricing under the underwriting guidelines is 12.99 percent and 2.99 points. The 10.99 percent starting rate is available after two loans have been paid off in good standing with our lending partner; a first-time borrower should expect to start above it and earn the way down.
DSCR rental loans: $75,000 to $2 million at up to 80 percent of value, qualified on the rent, with rates from 5.99 percent on the program page.
Construction loans: $100,000 to $3 million on non-owner-occupied single-family homes, from 8.5 percent.
Loans close in an entity such as an LLC, and every owner of 30 percent or more personally guarantees the loan. Terms change, so we confirm them for your property before you commit.
Yes. Kansas is one of the states our lending partners finance in. The property must be non-owner-occupied, have an after-repair value of at least $100,000, and sit within roughly 45 to 60 minutes of a metro area of 200,000 people or more, which covers the Kansas City side of the state, Wichita and Topeka.
Yes. Kansas does not make sale prices part of the public record the way most states do, so you cannot simply look up what the house next door sold for. Investors and appraisers rely on the multiple listing service and agents with access to it to find real comparable sales.
No. Kansas does not charge a state transfer tax when property changes hands, which leaves a flip more of its margin than in states that tax both the purchase and the sale.
One month's rent for an unfurnished unit and one and a half months' for a furnished one, plus up to half a month more if pets are allowed. The deposit must be returned within 14 days after deductions are figured, and never later than 30 days after the tenancy ends and the tenant asks for it.
Under the Kansas Residential Landlord and Tenant Act, the landlord gives written notice, and the tenant has a short period to pay before the rental agreement can be terminated: three days, or ten days once the tenancy has lasted three months or more. Other serious lease breaches get a 14-day notice to fix the problem.
Usually not through our lending partners. Their guidelines look for property within about 45 to 60 minutes of a metro area of 200,000 people or more. Towns such as Dodge City, Garden City and Hays are several hours from Wichita, Kansas City or Topeka.
Holding a Kansas rental? Our two free landlord books compare what a rental costs to carry across the states.
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Dominion Hard Money does not lend its own funds; it arranges financing through third-party lending partners. All financing is arranged for business purposes only and secured by non-owner-occupied investment property. Not a commitment to lend. All loans subject to underwriting, property review, and approval by the lender. Terms vary by property, borrower experience, and exit strategy.
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