A solid choice for building in Flint Hills. Defined zoning, low flood risk, and very affordable land.
📊68/100AcreScore
💰$5KLand $/acre
🏠$210KHome Value
👥74,200Population
📈+0.8%Growth (10yr)
🌊10%Flood RiskLow
🌡️Mixed HumidClimateZone 4A
🏗️ Can You Build Here?
Riley County has local zoning regulations. Check with the county building department for specific rules on your parcel. Barndominiums may require conditional use permits in some zones.
Zone
Min Lot
Barndo OK?
Residential
Varies
⚠️ Conditional
Agricultural
None
✅ Yes
Commercial
Varies
❌ No
Riley County has local zoning. Contact the county building department for specific regulations.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check Kansas requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Riley County Building Department
Manhattan, KS
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 10% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
10%
In Flood Zone
Good
Soil Drainage
Varies
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Extremely affordable. Median land prices around $4,500 per acre make Riley County one of the most budget-friendly options in Kansas.
$5K
Median $/acre
$210K
Median Home Value
$120–200
Build Cost $/sqft
1.42%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Riley County Assessor
🏔️ Why People Love Living Here
Riley County sits in the heart of Flint Hills. Topeka is 55 min away. Kansas has a state income tax — factor that into your cost-of-living calculations.
🏗️
Affordable Land
Median land at $4,500/acre means you can buy more, build bigger, and still stay under budget.
🏠
Established Community
Zoning provides predictability — you know what your neighbors can and can't build. Good for long-term property value.
At a Glance
Population74,200
10-Year Growth+0.8%
County SeatManhattan
State Income TaxYes
ClimateMixed Humid (Zone 4A)
How Close Is Everything?
Topeka55 min
MHK10 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Riley County land uses well water and septic systems. Municipal utilities are available near Manhattan. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageGood
Natural GasPropane common in rural areas
🏦 Financing & Incentives
USDA Rural Development loans are generally not available in Riley County due to urban classification. FHA, VA, and conventional financing options are available.
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❓ Frequently Asked Questions
Can I build a barndominium in Riley County?
Check with the Riley County Building Department for specific zoning rules on your parcel. Some zones allow barndominiums outright, others may require conditional use permits.
How much does land cost in Riley County?
Median price is approximately $4,500 per acre, though prices vary by location, road access, and improvements.
Is Riley County eligible for USDA Rural Development loans?
Most of Riley County is not eligible for USDA Rural Development due to its urban/suburban classification. Check the USDA eligibility map for specific addresses.
What is the property tax rate in Riley County?
The effective property tax rate is approximately 1.42%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Riley County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Kansas, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.