I. The Invisible Crisis
A house is not a luxury; it is the prerequisite for all other forms of stability.
Wichita has historically marketed itself as a low-cost alternative to coastal metropolises. For decades, this promise held true. However, post-2020 economic shifts have shattered this narrative. Since 2020, rent prices in Sedgwick County have risen by nearly 28%, a rate that dramatically outpaces wage growth in the region's service and manufacturing sectors (Bureau of Labor Statistics).
The problem is not a lack of physical land; Kansas has plenty of space. The problem is a lack of legal land use. Current zoning maps make it illegal to build affordable multi-family homes (like duplexes, triplexes, or courtyard apartments) on over 75% of our residential land. This artificial scarcity drives prices up, forcing working families into substandard conditions or pushing them into long, expensive commutes from outlying towns like Derby and Goddard.
Official Thesis Statement
"The housing affordability crisis in Wichita is not solely a result of national inflation, but a localized failure of restrictive zoning policies that prioritize single-family sprawl over fiscal sustainability. To secure its economic future, Wichita must legalize 'Missing Middle' housing, incentivize infill development, and overcome NIMBY opposition."
The Burden
Of Wichita renters spend >30% of their gross income on housing, categorized as "Cost Burdened" (Sedgwick County Government).
The Shortage
Current deficit of entry-level homes (<$200,000) available for purchase in the county (Sedgwick County Government).
II. A History of Exclusion
Redlining Maps Drawn
Federal government outlines Northeast Wichita in red ("Hazardous"), cutting off mortgage capital.
The "White Flight" Era
Wichita expands outward. Zoning codes are updated to ban duplexes in new suburbs.
The Affordability Lock
Land values rise, but zoning prevents splitting lots. Only luxury homes are profitable.
The Ghost of 1937
While racial covenants were outlawed in 1968, they were effectively replaced by Euclidean Zoning. This system separates land uses rigidly (housing here, shops there) and bans density.
The impact is still visible. The neighborhoods marked "Hazardous" in 1937 are the same areas suffering from underinvestment today. By preventing the construction of affordable multi-family units in wealthier areas, the city enforces economic segregation that mirrors the racial segregation of the past (Nelson et al.).
III. The "Growth Ponzi Scheme"
The Math Doesn't Add Up
Many Wichitans believe that building "out" (suburban sprawl) is cheaper than building "up" (density). Economically, the opposite is true.
When the city expands outward, it must build and maintain miles of new roads, sewer pipes, and power lines. However, low-density housing produces very little tax revenue per acre. Eventually, the maintenance costs of that infrastructure exceed the tax revenue collected (Not Just Bikes).
Tax Revenue Yield Per Acre
Data approximated from Urban3 analysis of similar mid-sized cities. Dense, mixed-use buildings subsidize the infrastructure of the suburbs.
IV. Addressing the Opposition
Any proposal to increase density faces opposition, often grouped under the acronym NIMBY ("Not In My Backyard"). While these concerns are often born from a desire to protect neighborhood character, the data does not support the fears.
The Fear: Property Values
"Apartments near my house will lower my property value."
Rebuttal: A 2022 Urban Institute study found that affordable housing developments have no negative impact on nearby property values when the buildings are well-designed. In fact, increased walkability often raises values.
The Fear: Traffic
"Density will make parking and traffic impossible."
Rebuttal: Sprawl creates traffic because it forces every trip to be made by car. Density allows for transit and walking. Adding 500 homes downtown creates less traffic than adding 500 homes in a new subdivision in Goddard.
The Fear: Safety
"Renters bring crime to the neighborhood."
Rebuttal: This is a stigma without data. Urban planner Jane Jacobs proved that "eyes on the street" (more neighbors, porches, and pedestrians) actually deter crime. Empty streets are less safe than active ones.
V. The Solutions: "Missing Middle"
We don't need skyscrapers in the suburbs. These housing types bridge the gap between detached houses and large apartment complexes.
1. The Duplex
Two homes on one lot. Indistinguishable from a large single-family house, but half the land cost per family.
2. Townhomes
Attached homes sharing walls. Highly energy efficient and creates excellent walkability.
3. ADUs
Accessory Dwelling Units. Small backyard homes that provide income for homeowners and cheap rent for students.
The Affordability Check
Federal guidelines state a household is "cost-burdened" if they spend more than 30% of their gross income on housing. See the reality for Wichita workers.
HOUSING COST RATIO
*Calculated on standard 40-hour work week
A Call to Reform
Wichita cannot build its way out of this crisis using only the tools of the past. To preserve our community's accessibility, we must advocate for the Wichita-Sedgwick County Planning Commission's recent proposals to allow ADUs and mixed-use zoning. We must shift from "Not In My Backyard" to "Welcome To My Neighborhood."