Wichita Suburb Comparison
Bel Aire vs Andover: Which One Fits Your Family?
Bel Aire and Andover both have a lot going for them. Here's an honest look at how they compare on the things that matter most.
Side-by-Side Stats
Key numbers, straight from the data.
| Category | Bel Aire | Andover |
|---|---|---|
| Median Sale Price | $290,000 | $336,000 |
| Price Change Since 2021 | +32% | +24% |
| Niche Schools | C+ / B+ (USD 259 / 375) | A (#1 metro) |
| Eff. Property Tax Rate | ~1.60% | ~1.75-1.8% |
| Typical Tax Bill | $3,931 | $5,394 |
| Median Days on Market | 20 days | 24 days |
| New-Construction Share | 21% | 17% |
| Typical Specials (New Builds) | $202/mo | $188/mo |
| Drive to Downtown | ~16 min | ~21 min |
Median sale price of existing homes, closings Sept 30, 2025 to Sept 29, 2026. Source: SCKMLS data analyzed by Caleb Claussen. Information deemed reliable but not guaranteed. School grades: Niche 2026 Best School Districts, Oct 2026.
Price change: change in the median sale price of existing homes from 2021 to 2026 (2026 is year to date through Oct 9, 2026). Source: SCKMLS data analyzed by Caleb Claussen.
Effective rate = 2025 certified total mill levy × Kansas's 11.5% residential assessment ratio, before the statewide $75K school exemption. New subdivisions may carry additional special assessments. Specials are the typical monthly amount on homes built since 2023.
Price Change Since 2021
Here's how much the median existing-home price changed in every area since 2021.
See the numbers
| Area | Change since 2021 |
|---|---|
| Haysville | 48% |
| Goddard | 45% |
| Park City | 37% |
| Wichita | 35% |
| Valley Center | 34% |
| Bel Aire | 32% |
| Maize | 30% |
| Derby | 30% |
| Andover | 24% |
Lower-priced areas gained the most in percentage terms over the last five years, all across the Wichita area. A smaller number usually means higher prices, not lower demand.
Price change: change in the median sale price of existing homes from 2021 to 2026 (2026 is year to date through Oct 9, 2026). Source: SCKMLS data analyzed by Caleb Claussen.
Drive Times to Major Employers
If you already know where you'll be working, this is the fastest way to compare Bel Aire and Andover.
| Drive to | Bel Aire | Andover |
|---|---|---|
| Boeing Wichita (former Spirit AeroSystems) | 21 | 21 |
| Textron Aviation, East Campus (HQ) | 13 | 11 |
| Textron Aviation, West Campus (Eisenhower Airport) | 27 | 30 |
| McConnell Air Force Base | 22 | 21 |
| Koch Industries HQ | 6 | 17 |
| Wesley Medical Center | 13 | 19 |
| Ascension Via Christi St. Francis | 16 | 23 |
| Wichita State University | 11 | 19 |
| Downtown Wichita | 16 | 21 |
Minutes, without traffic, measured from each city center. The shorter drive is in bold. Drive time without traffic, from OpenStreetMap routing (OSRM). Rush hour can add a few minutes. Times as of Oct 2026.
The Quick Answer
They're both on the northeast side of Wichita, but they feel different. Andover has the top-ranked school district and more growth happening. Bel Aire has lower prices, a lower property tax rate, and a slightly shorter commute, and its median sale price runs about $45,000 below Andover's.
Schools
Andover USD 385 is rated A by Niche and ranked #1 in the Wichita metro, and it's the main reason many families choose Andover.
Bel Aire is different. Homes there are in either Wichita USD 259 (Niche C+) or Circle USD 375 (Niche B+, ranked #5 in the metro), depending on the address. Bel Aire freshmen in USD 259 get automatic acceptance to Northeast Magnet High School, which Niche grades A-. Always check the district for a specific Bel Aire address.
Prices and What You Get
The median existing-home sale price is about $290,000 in Bel Aire and about $336,000 in Andover. Since 2021, prices are up about 32% in Bel Aire and up about 24% in Andover. Homes took about 20 days to sell in Bel Aire and about 24 days in Andover over the past year.
Taxes and Specials
The effective property tax rate is about 1.60% in Bel Aire and about 1.75-1.8% in Andover. On homes that sold over the last year, the typical tax bill was about $3,931 in Bel Aire and about $5,394 in Andover.
If you're looking at new construction, plan for specials too. New builds in Bel Aire typically carry about $202 a month in specials. New builds in Andover typically carry about $188 a month in specials. You can compare every area on my property tax page and read more in my new construction guide.
Commute and Location
Bel Aire sits right against Wichita's northeast side with K-254 running through it. Downtown is about 16 minutes away without traffic. Andover is mostly in Butler County east of Wichita, and downtown is about 21 minutes away.
Things To Do
In Bel Aire, some of the local favorites are Eagle Lake Park, Alley Park, Central Park, and Bel Aire Recreation Center. In Andover, you've got Central Park, 13th Street Sports Park, Fire Station Park, and Redbud Trail.
Both full guides have the complete lists, including local food and annual events: Bel Aire and Andover.
The Bottom Line
If the school district is the deciding factor and you want one clear answer, Andover is it. If you want to keep more money in your pocket and you've done your homework on the school options for a specific address, Bel Aire can be a really smart call.
Who Each One Fits
Andover fits if:
You want a traditional suburban school district with the top ranking in the metro, and you're comfortable paying a bit more for it.
Bel Aire fits if:
You want a close-in suburb with a lower price and a lower tax rate, and you're open to the magnet model, Circle schools, or private school.
Bel Aire vs Andover: Common Questions
Is Bel Aire cheaper than Andover?
Yes. Over the past year, the median existing-home sale price in Bel Aire ran about $45,000 below Andover's.
What school district is Bel Aire in?
Bel Aire homes are in either Wichita USD 259 or Circle USD 375, depending on the address. Check a specific address with the district before you buy.
Which has lower property taxes, Bel Aire or Andover?
Bel Aire. Its effective rate is about 1.60%, compared with about 1.75-1.8% in Andover, which is mostly in Butler County.
Read the Full Suburb Guides
This comparison covers the key numbers. The full guides go deeper on neighborhoods, schools, things to do, and what daily life actually looks like.
Still Not Sure Which One Fits?
Tell me what matters most to your family and I'll give you a straight answer on which one fits, usually in a 20-minute call.
Schedule a Free Call with Caleb →