Real Estate Agent in Manhattan, KS

The Salary Picture: Where Manhattan Stands

As someone who’s watched the Manhattan, KS real estate market for years, the first thing to know is that this isn’t a “get rich quick” market. It’s a stable, community-focused area where agents build reputations over time. The salary data tells a clear story: you’re trading the high-volume frenzy of coastal markets for a lower cost of living and a more manageable pace.

The median salary for a Real Estate Agent in Manhattan is $59,690/year. At $28.7/hour, this is slightly below the national average of $61,480/year. However, with a cost of living index of 90.3 (where 100 is the US average), that local salary stretches further than it would in many other places. The metro area supports 107 jobs for real estate agents, with a modest 10-year job growth of 3%. This isn't a boomtown, but it's a resilient one, anchored by Kansas State University and Fort Riley.

Let’s break down what you can expect to earn at different stages of your career. Keep in mind, these figures are medians—your income is directly tied to your hustle, network, and niche.

Experience-Level Salary Breakdown:

Experience Level	Estimated Annual Income	Key Characteristics
Entry-Level (0-2 years)	$40,000 - $55,000	Requires heavy prospecting. Often supports a senior agent. Focus on learning the city's unique neighborhoods.
Mid-Career (3-7 years)	$59,690 (Median)	Established client base. Consistent transactions. Likely specializing in residential resale or working with KSU faculty.
Senior (8-15 years)	$70,000 - $90,000	Strong referral network. May handle luxury properties in areas like Pottawatomie County or senior relocation.
Expert (15+ years)	$90,000+	Market leader. Often a broker-owner, team lead, or specializes in commercial real estate or land development.

How Manhattan Compares to Other Kansas Cities:
Kansas real estate salaries are generally stable, but you’ll find some variation based on local economy and cost of living.

City	Median Salary	Cost of Living Index	Key Economic Driver
Manhattan	$59,690	90.3	Kansas State University, Fort Riley
Wichita	~$58,500	86.5	Aerospace (Spirit AeroSystems)
Kansas City	~$65,000	94.5	Corporate HQs, Tech, Logistics
Topeka	~$57,000	88.0	State Government, Healthcare

Manhattan sits in a comfortable middle ground. You’re not competing with the higher salaries (and higher costs) of Kansas City, but you’re also not in a lower-cost, slower market like some parts of western Kansas. The presence of a major university and military base provides unique opportunities that other markets lack.

The Real Take-Home: After Taxes and Rent

Let’s get real about the numbers. A $59,690 salary sounds solid, but what does it mean for your monthly life in Manhattan? Let's break it down with some realistic assumptions.

Monthly Budget Breakdown (Estimated):

Category	Monthly Cost	Notes
Gross Income	$4,974	$59,690 / 12 months
Taxes (Est. 25%)	-$1,244	Federal, State, FICA. (Consult a tax pro for your situation)
Take-Home Pay	~$3,730	This is your usable cash.
Rent (1BR Average)	-$817	The average rent for a 1-bedroom.
Car Payment/Insurance	-$450	Essential for showing properties across town.
Utilities (Elec, Gas, Int)	-$220	Can be higher in older apartments.
Groceries	-$400	Manhattan's cost is close to national average.
MLS Fees/Professional Dues	-$100	Local Board, KWVAR, etc.
Misc. & Savings	~$1,743	This is your discretionary income and savings.

Can They Afford to Buy a Home?
With $1,743 in discretionary income after a budget that includes a 1BR rent, buying a home is absolutely feasible. The median home price in Manhattan is around $260,000. A 20% down payment is $52,000, which is a significant savings goal, but achievable on this salary over several years. With a lower down payment (e.g., 3.5% FHA loan), you’re looking at ~$9,100. However, as an agent, you know the hidden costs: property taxes, homeowners insurance, and maintenance. Your take-home pay after owning a home (with a mortgage) would likely be closer to $3,200/month. It’s tight, but manageable with careful budgeting. The real advantage is that you’re buying in a market where your mortgage payment could be comparable to, or even less than, renting a larger space.

Where the Jobs Are: Manhattan's Major Employers

Your clients won’t appear out of thin air. They work for major local employers. Knowing these hubs is key to networking and understanding buyer needs. Manhattan’s economy is a unique blend of education, military, and agriculture.

1. Kansas State University (K-State): The city’s largest employer. Faculty, staff, and graduate students are a constant source of buyers and renters. Insider tip: K-State retirees are a specific market—they often downsize within Manhattan or move back to their home states. Connect with the K-State Alumni Association.

2. Fort Riley: A massive Army installation just west of Manhattan. Military families are a perpetual market. They often rent first, then buy when they decide to stay. Hiring trend: Steady. Focus on the Aggieville area for rentals and the western suburbs (like Westwood or the new developments near Tuttle Creek) for family homes.

3. Manhattan-Ogden USD 383 & Riley County: Public school districts and county government provide stable, long-term employment. These employees often look for homes in the established neighborhoods close to schools, like the Northview or College Heights areas.

4. Via Christi Hospital & Ascension Health: The healthcare sector is growing. Doctors, nurses, and specialists often have higher incomes and are looking for quality housing, from downtown lofts to larger homes in the Tara Hills or Crestview areas.

5. The Manhattan Co-op & Farm Bureau: A cornerstone of the local economy. Employees and stakeholders in the agricultural sector are a core client base, often looking for land, acreage, or homes with space for hobbies.

6. Local Tech & Research: Companies like Battelle (manages the National Bio and Agro-Defense Facility) and KSU’s Innovation Institute are creating a small but growing tech corridor. These professionals often prefer the walkability and vibe of Downtown Manhattan or the Aggieville district.

Getting Licensed in KS

The process is straightforward but requires commitment. The Kansas Real Estate Commission (KREC) oversees it.

Requirements & Costs:

• Education: You must complete 60 hours of approved pre-licensing education. This can be done online or in person. Cost: $450-$650.
• Exam: After your course, you must pass the state and national portions of the Kansas Real Estate Exam. Exam fee: $82.
• Background Check: A fingerprint-based background check is required. Cost: ~$65.
• License Application: The application fee to KREC is $100.
• Sponsorship: You must be sponsored by a licensed Kansas broker to activate your license. Interview several firms (from large nationals like Keller Williams, RE/MAX, to local boutique agencies) to find the right fit.

Timeline to Get Started:

1. Weeks 1-8: Complete the 60-hour pre-licensing course.
2. Week 9: Schedule and pass the state exam. This can be the longest wait, as exam slots can fill up.
3. Week 10: Complete background check and submit your license application.
4. Week 12-14: Receive your license and find a sponsoring broker.
5. Total Time: 2.5 to 3.5 months from start to active license, assuming you pass the exam on the first try.

Best Neighborhoods for Real Estate Agents

As an agent, you’ll live where you work. Your neighborhood choice affects your commute, social life, and client perception.

1. Downtown Manhattan: The historic heart. Walkable, with coffee shops, boutiques, and restaurants like The Chef. You’ll be close to first-time homebuyers and empty-nesters. Rent Estimate: A 1BR in a renovated historic building can be $900-$1,200/month.
2. Aggieville: Adjacent to K-State, this is a vibrant, youthful area with bars, shops, and a high concentration of rentals. Great for networking with students and young professionals. Rent Estimate: $750-$1,000/month for a 1BR apartment.
3. Northview / College Heights: Established, quiet, and full of post-WWII brick homes. Perfect for agents targeting families and K-State faculty. Excellent schools. Rent Estimate: A 2BR rental is hard to find; buying is more common. Rent for a house might be $1,200-$1,500/month.
4. Tara Hills / Westview: Newer subdivisions on the west side, popular with military families from Fort Riley and young professionals. Modern homes, good amenities. Rent Estimate: $900-$1,100/month for a modern 1BR or 2BR apartment.
5. Pottawatomie County (just east): If you want space, acreage, and a quieter lifestyle, look just across the river. This is where you’ll find land listings and larger homes. Commute to Manhattan is about 15-20 minutes. Rent Estimate: Very limited; more common to rent a house on acreage, $1,000-$1,500/month.

The Long Game: Career Growth

In Manhattan, career growth isn’t about explosive leaps; it’s about deepening your expertise and reputation.

• Specialty Premiums: You can command higher fees or commissions by specializing:

  • Military Relocation Certification (MRC): Essential for Fort Riley clients.
  • Senior Real Estate Specialist (SRES): Taps into the retiree and downsizing market.
  • Accredited Land Consultant (ALC): For the large land and acreage market in the surrounding counties.
  • Graduate, Realtor® Institute (GRI): A respected designation showing deep local market knowledge.

• Advancement Paths: After 5-7 years, you can:

  • Build a Team: Hire a transaction coordinator and showing agent to scale.
  • Move to Brokerage Management: Become a managing broker for your firm.
  • Open Your Own Firm: This is where the real earning potential lies, but it requires significant capital and business acumen.

• 10-Year Outlook: The 3% job growth indicates a stable, not explosive, market. Your success will depend more on your personal brand than market trends. However, watch for developments at the National Bio and Agro-Defense Facility (NBAF) at K-State—any expansion there will bring in high-income specialists, creating a new niche for luxury and executive housing.

The Verdict: Is Manhattan Right for You?

Pros	Cons
Low Cost of Living: Your salary goes much further than in larger cities.	Slower Market Cycle: Fewer transactions than major metros; you must be patient.
Stable Demand: KSU and Fort Riley provide a consistent client base.	Limited Luxury Market: High-end sales are less frequent than in KC or Wichita.
Strong Community: Easier to build a personal brand and get referrals.	Income Ceiling: It's harder to reach top-tier national agent incomes here.
Manageable Competition: Fewer agents than in big cities; easier to stand out.	Seasonal Fluctuations: The market slows during summer (K-State breaks) and winter holidays.

Final Recommendation:
Manhattan, KS is an excellent choice for a real estate agent who values stability, community, and work-life balance over chasing the highest possible income. If you’re willing to put in the work to build a network over 2-3 years, you can build a very comfortable, sustainable career. It’s ideal for agents who are self-starters but don’t want the cutthroat competition of a major metro. It’s not for someone looking for a fast-paced, high-volume launch.

FAQs

1. Is the market saturated with agents?
Not saturated, but competitive. With 107 jobs in the metro, it’s a manageable number. Success comes from being known as the agent for a specific neighborhood or client type (e.g., military families, K-State faculty), not from being the agent for everyone.

2. How important is the military connection?
It’s a huge advantage. Fort Riley is a constant churn of families moving in and out. Being MRC-certified and understanding VA loans is a fast track to building a consistent business. Don’t ignore it.

3. What’s the biggest mistake new agents make here?
Trying to sell in every neighborhood. Manhattan’s neighborhoods are distinct. A new agent should pick 2-3 to learn intimately. For example, master the Aggieville rental market before trying to sell a $500k home in Tara Hills.

4. Can I work part-time as an agent here?
It’s possible but challenging. The $59,690 median is for full-time agents. Part-timers often struggle to build the necessary momentum and network. The market rewards consistent, visible presence. If you’re part-time, be prepared for a much longer ramp-up period.

5. Where do most agents hang out to network?
Beyond the usual board meetings, smart agents are at K-State football games, Chamber of Commerce events, and volunteering with local organizations like the Manhattan Arts Center or the Flint Hills Discovery Center. It’s a "who you know" town, and that happens in the community, not just in the office.