Topeka vs Memphis for Families (2026)
A family-focused comparison of housing, income, taxes, and overall affordability in Topeka, KS vs Memphis, TN.
- 2BR rent: $1,250/mo in Topeka vs $1,400/mo — 11% difference
- More affordable homeownership in Topeka: $180K median vs $200K
- Higher median household income in Topeka: $48K/yr vs $42K
- Memphis has no state income tax — more take-home for family expenses
Family cost comparison
| Metric | Topeka Kansas | Memphis Tennessee |
|---|---|---|
| 2BR rent/month | $1,250Better | $1,400 |
| Median home price | $180KBetter | $200K |
| Median household income | $48KBetter | $42K |
| Est. childcare/month | $1,040Better | $1,079 |
| State income tax | 5.7% | NoneBetter |
| Sales tax (combined) | 8.6%Better | 9.8% |
Frequently asked questions
Which city is better for raising a family — Topeka or Memphis?
Based on housing costs, income, and taxes, Topeka scores slightly better for families overall. Topeka has lower 2-bedroom rents, Topeka is more affordable for homebuyers, though both cities have strong family communities.
What is the average 2-bedroom rent in Topeka vs Memphis?
As of Q1 2026, median 2BR rent is $1,250/month in Topeka and $1,400/month in Memphis. Topeka is 11% cheaper for a 2-bedroom apartment.
Can a family afford to buy a home in Topeka or Memphis?
The price-to-income ratio in Topeka is 3.8× ($180K home, $48K income) vs 4.8× in Memphis. A ratio below 3× is generally considered affordable. Topeka is more achievable for first-time family homebuyers.
How much does childcare cost in Topeka vs Memphis?
Based on cost-of-living indices, estimated childcare (infant/toddler) runs approximately $1,040/month in Topeka and $1,079/month in Memphis. These are estimates — actual costs vary by provider and program type.
Which city has lower taxes for families?
Topeka has a 5.7% state income tax rate vs Memphis (Tennessee) has no state income tax. For a dual-income family earning $120K combined, the difference can mean $342+/month in take-home.
Childcare estimates based on national average scaled by COL index. Data: Zillow, BLS, Numbeo, Tax Foundation · Q1 2026
See full side-by-side comparison
All cost categories including groceries, utilities, and leisure.