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Towns / Kansas

Garnett, Kansas

Garnett is a small town of about 3,200 people in Anderson County, Kansas. It's the county seat. Its population has held about steady since 2020. A typical home costs about 2.3 years of the typical household's income, compared with 4.1 across the U.S. The nearest metro area of about a million people or more, Kansas City, is about 69 miles away as the crow flies.

County seat

Population
3,242
down 0% since 2020
Typical home, 2020-24
$149,100
Anderson County prices up 24% since 2022
Household income
$65,230
U.S.: $80,734
Prices, rural Kansas
85.9
U.S. average = 100
Emergency room
In town
Anderson County Hospital
To Kansas City
69 mi
straight line

The book's checklist

  • Lower cost of livingEveryday prices run 14.1% below the U.S. average in the parts of Kansas outside metro areas.
  • More house for the moneyA typical home costs 2.3 years of the typical household's income here. Across the U.S. it's 4.1.
  • A safer neighborhood7 violent crimes were reported in 2025, about 2.2 per 1,000 people (U.S.: 3.3). Property crime: 10 per 1,000 (U.S.: 15.3).
  • Schools in town2 public schools: 1 elementary and 1 high school.
  • A hospital close byAnderson County Hospital is in town and has an emergency room.
  • Within reach of a big cityKansas City is about 69 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Garnett meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024
$149,100U.S.: $332,700
Home prices since then
Up 24%Anderson County, 2022 to 2025
Typical rent, with utilities
$929 a monthU.S.: $1,413
Typical household income
$65,230U.S.: $80,734
Homes owned by the people living in them
68%U.S.: 65%
Typical property tax bill
$2,238 a yearKansas: $2,798
Homes built before 1940
35%U.S.: 12%
Homes built since 2010
0%U.S.: 11%
Vacation and seasonal homes
0%U.S.: 3%
Everyday prices
85.9U.S. average = 100 (the parts of Kansas outside metro areas)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 24% since 2022. Everyday prices are the government's average for the parts of Kansas outside metro areas, not Garnett alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate
3,2422020: 3,243
Median age
34.6 yearsU.S.: 38.9
Age 65 and older
20%U.S.: 17%
Under 18
27%U.S.: 22%
Adults with a bachelor's degree or more
12%U.S.: 36%
Moved here from another county or state in the past year
9%U.S.: 6%

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work
Schools, health care and social services (39%); manufacturing (23%); government (7%)
Unemployment rate
5%U.S.: 5%
Average commute
28 minutesU.S.: 26 minutes
Work from home
0%U.S.: 15%
Below the poverty line
6%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Anderson County Hospital, Garnett, KS, in town. It's a critical access hospital (a small rural hospital with 25 or fewer beds). Medicare hasn't given it a star rating.

Nearest general hospital: Miami County Medical Center, Paola, KS, about 29 miles away. Medicare hasn't given it a star rating.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

2 public schools in Garnett, run by Garnett.

See each school on the federal school search, then check test scores and graduation rates on Kansas's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with any internet subscription
81%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low
20°F
July average high
89°F
Days 90°F or hotter
46 a year
Nights at or below freezing
107 a year
Rain and melted snow
40.6 inches a year
Snow
13 inches a year
Elevation
1,060 feet

Weather station: Garnett 1 E (1 mile away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Lawrence, Kansas City.

Anderson County is outside any metro area, with fewer than 5,000 people in its towns, next to a metro area (USDA rural-urban code 8, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

3 places on the National Register of Historic Places.

National Park Service sites within about an hour:

  • Fort Scott National Historic Site42 miles
  • Brown v. Board of Education National Historical Park57 miles
  • Harry S Truman National Historic Site57 miles

Read about Garnett's history on Wikipedia.

Know Garnett?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Smaller places

  • Richmond, KS440 people, 8 miles
  • Welda, KS (unincorporated)233 people, 8 miles
  • Greeley, KS281 people, 8 miles
  • Lane, KS244 people, 14 miles
  • Parker, KS232 people, 14 miles
  • Princeton, KS255 people, 14 miles
  • Kincaid, KS109 people, 15 miles

Sources

  1. U.S. Census Bureau, Population Estimates (Vintage 2025)
  2. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates
  3. Federal Housing Finance Agency, House Price Index for counties (all transactions)
  4. U.S. Bureau of Economic Analysis, Regional Price Parities, 2024
  5. FBI, Crime in the United States, Table 8 (offenses known to law enforcement by city)
  6. Centers for Medicare & Medicaid Services, Hospital General Information
  7. National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal)
  8. National Center for Education Statistics, IPEDS institution directory, 2024
  9. NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020
  10. U.S. Geological Survey, 3D Elevation Program
  11. National Park Service, National Register of Historic Places listings
  12. National Park Service, park unit boundaries
  13. USDA Economic Research Service, Rural-Urban Continuum Codes, 2023
  14. U.S. Census Bureau, 2025 Gazetteer files and 2020 urban areas

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.