Hays (Wichita, Salina, Ellis: sales, vehicle registration, house insurance)

[2112]

Ok looking real hard at Hays for a move from OKC. Trying to figure out what to expect. If those that know could let me know, I'd appreciate it.

Seeing a range of houses about 1500-2500 SF in the $100-150k range in the City. Lots with basements, which I love. Where are the good and bad areas to live?

Looks like property & state income taxes will be higher. Sales taxes look to be lower. Vehicle registrations around the same or possibly higher. Gas prices will be somewhat higher, groceries will be mixed but come out near the same. How are car and house insurance rates?

I live outside of a city now and would be moving into a city, so I will probably start having a bill for city-provided services like water, sewer, gas, and trash. But perhaps power, phone, internet, and cable costs will be lower. Does Hays have a fiber service like AT&T U-Verse or Verizon FiOS available?

How is cellular service out there with the major players? I'm on AT&T now but I don't mind changing.

How are the public-safety services in Hays? How is the local government? Does it seem like they have their priorities in order, or does government tend to serve the egos of a few? What are the major issues facing the community right now? Is the water decent?

I know there are rattlesnakes in this part of Kansas, what about other poisonous critters like spiders & scorpions? I don't think killer bees have made it that far north yet.

I figure the summers will be about the same as OKC hot hot hot, winters will probably be more harsh with more snow & ice and probably colder overall.

Obviously tornadoes & hail storms are regular hazards to the area. Does the City experience regular flooding, and if so are there certain areas that are more prone to it? Are there any large prisons, chemical manufacturing, or other potentially hazardous facilities to worry about?

What's the deal with radon gas? I know the area has a higher risk for radon gas to seep into basements, but is it a widespread problem or is it just an occasional occurrence? Do homeowners have to disclose radon gas to potential buyers?

How is medical/dental service up there? I am concerned with moving away from a large metro with lots to pick from in this regard.

Overall, what is the livability of the area? Does it seem like most people are happy with their community? More happy than they are in OKC?

Thanks everyone!!

[greenways]

I don't know much about Hays, but I would never voluntarily move to western Kansas. Is there a reason you are moving there? IMHO, the suburbs of OKC would be far better than Hays for jobs, quality of living and cost of living...

[Okey Dokie]

I know little specifically about Hays, except it's a PITA to try to turn left onto US 183 from the businesses south of I-70. But I can answer a couple of your questions.

Vehicle licensing: in addition to the fees associated with obtaining the tags, you will also have to pay personal property tax on your vehicles. Ellis County, KS - Official Website - Individual Personal Property Based on the appraised value and taxed at your local levy rate, which is determined by which taxing jurisdictions you live in: state, county, city, school, possibly road districts, hospital districts, library districts, etc. etc. This can run into hundreds of dollars each year, depending on what sort of vehicles you own.

Radon gas is customarily tested as a part of a pre-purchase home inspection. I've lived in several homes with basements and never had a problem.

[Samantha S]

Originally Posted by 2112

Ok looking real hard at Hays for a move from OKC. Trying to figure out what to expect. If those that know could let me know, I'd appreciate it.

Run of the mill small town. About 16-20K with the small university that's there (Fort Hays State). Surrounded by smaller farming towns. A little industry, but not much.

Not a lot of cultural diversity outside of the college although there is a greater Hispanic population than there was when I lived there 20 years ago. I consider lack of diversity a con, but it's to be expected in any small midwestern town.

Seeing a range of houses about 1500-2500 SF in the $100-150k range in the City. Lots with basements, which I love. Where are the good and bad areas to live?

If I were you, I'd stay away from the older parts of town and close to campus. There are soem 30-40 year old neighborhoods on the West side of town. 27th and Canterbury is quite decent for that price range.

Does Hays have a fiber service like AT&T U-Verse or Verizon FiOS available?

I don't think so, but I could be wrong. Check out Nex-tech, they will probably be your cable/phone/internet provider unless you go with satellite.

How is cellular service out there with the major players? I'm on AT&T now but I don't mind changing.

It's decent. I think AT&T is out there. Nex-tech may have cell options as well

How are the public-safety services in Hays? How is the local government? Does it seem like they have their priorities in order, or does government tend to serve the egos of a few? What are the major issues facing the community right now? Is the water decent?

It's a small town. That's about all I can say about that. I drink bottled water when I go there. But the tap water isn't awful. It's just very "hard" water.

I know there are rattlesnakes in this part of Kansas, what about other poisonous critters like spiders & scorpions? I don't think killer bees have made it that far north yet.

You won't likely see any rattlesnakes unless you venture out of town. Brown recluse and black widow spiders are seen, but they are not all that common. No scorpions or killer bees.

I figure the summers will be about the same as OKC hot hot hot, winters will probably be more harsh with more snow & ice and probably colder overall.

Hot and windy in the Summer. Cold and windy in the winter. Did I mention WINDY???

Obviously tornadoes & hail storms are regular hazards to the area. Does the City experience regular flooding, and if so are there certain areas that are more prone to it? Are there any large prisons, chemical manufacturing, or other potentially hazardous facilities to worry about?

Yes, tornadoes and hail storms. Not unlike OK. flooding is not a problem. In fact there are water restrictions in place because it's pretty dry there. No potentially hazardous industries that I know of.

What's the deal with radon gas? I know the area has a higher risk for radon gas to seep into basements, but is it a widespread problem or is it just an occasional occurrence? Do homeowners have to disclose radon gas to potential buyers?

Yes, you have to disclose it. It's not a huge problem that I know of and mitigating it is pretty easy.

How is medical/dental service up there? I am concerned with moving away from a large metro with lots to pick from in this regard.

You can probably find a decent dentist. Hays has a large medical center. Personally, I wouldn't use it unless I ABSOLUTELY had to. Salina which is about 90 miles East has much better options. And if you REALLY need a good specialist, Wichita is 3 hours to the Southeast and KC is 4 hours to the East.

Overall, what is the livability of the area? Does it seem like most people are happy with their community? More happy than they are in OKC?

Meh. Again it's a small town. Some people think it's the greatest place on Earth. Others think it's a craphole. I have lived in KC long enough that the smalltown "mentality" and attitudes get to me more easily than they used to. I wouldn't live there now. But if you LIKE small town living, then it's not a bad one all in all.

Thanks everyone!!

You're welcome! Best of luck to you!!