Where to Live in
Topeka

2026 Topeka Neighborhood Shortlist

Topeka isn't sprawling out anymore; it's filling in. The old lines drawn by the Shunganunga Trail and I-70 are blurring as the city's core gets a second wind. You can feel the shift east of downtown where old warehouses are becoming lofts, and west where the historic bones are getting polished. Forget the '80s suburbs; the action is in the pockets where you can walk to a brewery and still afford your mortgage. The gentrification push is real along the Gage corridor, but the true value is getting in before the next wave hits.

The Shortlist

Westboro

• The Vibe: Historic Craftsman
• Rent Check: A solid 1BR here runs about $850, well above the city average. You're paying for the address and the trees.
• The Good: This is the gold standard for established living. The schools, Boswell and Robinson, are consistently top-tier. The walkability along W 17th Ave is unmatched; you can hit The Weather Room at the Ward Hotel for a craft cocktail or grab a bagel at The Classic Bean without touching your car. The pocket parks are numerous, and the properties have actual, mature canopies.
• The Bad: Parking can be a nightmare on the blocks closer to 17th. The homes are not cheap, and the property taxes reflect the historical value. You will be maintaining a 100-year-old structure, so get friendly with your plumber.
• Best For: Families who refuse to live in a generic subdivision and want walkable roots.
• Insider Tip: Drive down S Winslow Ave between 17th and 21st to see the best concentration of restored Craftsman and Four-Square homes.

Downtown / North Topeka (NOTO)

• The Vibe: Urban Industrial
• Rent Check: A mixed bag. You can find a renovated 1BR loft for $750, right on the city average, or a basic studio for less. The new builds are pushing $900+.
• The Good: This is the only part of the city where you can live without a car if you're strategic. The Shunganunga Trail cuts right through, connecting you to everything. The NOTO Arts District is the city's actual cultural hub, not a marketing term. Javacentro is the daytime spot for remote workers, and The Wheel is where you go for live music and a no-frills beer. The energy is palpable, especially on a Friday when the Fireside Pub is packed.
• The Bad: Noise is a factor, especially if you're near the railroad tracks or the entertainment spots. Street parking is a competitive sport. Crime rates are marginally higher than the suburbs, but it's mostly opportunistic property crime. You need to be street-smart.
• Best For: Young professionals, artists, and anyone who wants to be in the middle of the action.
• Insider Tip: Check out the lofts above the Wheel or any new build on N Kansas Ave between 6th and 10th for the best balance of access and quiet.

Sherwood Lake

• The Vibe: Mid-Century Suburban
• Rent Check: The value king. A 1BR apartment here can be found for $600-$650, making it one of the most affordable pockets that isn't a total food desert.
• The Good: If you want space and quiet, this is it. The homes were built in the '60s and '70s, so they have decent square footage and actual yards. Commuting is a breeze with quick access to I-70 and the Kanza Fire Commerce Park. You're five minutes from Lake Shawnee, which is the city's best park for actual recreation—boating, hiking, and the Shawnee North Community Center.
• The Bad: It is car-dependent. There is no walking to a coffee shop. The architecture is bland, and the strip malls along SE 29th St are purely functional. It can feel isolated from the core city's buzz.
• Best For: First-time homebuyers who need a garage and families who prioritize square footage over zip code.
• Insider Tip: Look for the brick ranches on cul-de-sacs off SE 21st St. They hold their value better than the split-levels and have better drainage.

College Hill

• The Vibe: Academic Charm
• Rent Check: High. You're competing with Washburn University students and faculty, so 1BRs average $800+ for the good stuff.
• The Good: The streets are incredibly quiet and shaded. You're walking distance to Washburn University's campus, which provides green space and library access. The neighborhood association is strong, and it shows. The housing stock is a mix of historic homes and well-kept rentals. You're a stone's throw from Tina's Crepes and the iWan.
• The Bad: Parking is atrocious during the academic year. Expect student noise, especially in the blocks immediately bordering the campus. The rental market is competitive, and landlords know they can charge a premium.
• Best For: Graduate students, professors, and single buyers who want a quiet, walkable life without the Westboro price tag.
• Insider Tip: The streets west of MacVicar are the sweet spot—quieter, less student traffic, and larger lots. Check out the homes on SW Lane Ave.

Strategic Recommendations

• For Families: Westboro is the clear winner. The combination of Boswell and Robinson schools, the established community, and the sheer number of parks (including Holliday Park) makes it the most stable and enriching environment. The higher price is an investment in your kid's school zone.
• For Wall St / Tech: Sherwood Lake. Your office is likely in the Kanza Fire Commerce Park or you're commuting via I-70. This area gives you the fastest, most predictable commute. It's a 15-minute drive to downtown for client dinners, but you get a quiet, low-maintenance home to come back to.
• The Value Play: North Topeka (NOTO). The city is pouring resources into the arts district, and new housing developments are breaking ground every six months. Buy a property on the edge of the district now, before the next wave of development pushes prices up like they did in Westboro. Look at the blocks just north of the Kansas River.