In a tale of contrasts emblematic of rural Kansas resilience, Dickinson County's housing market grappled with fewer closings last month but dazzled with soaring median prices, offering a glimmer of optimism for sellers amid a national landscape of cooling momentum. The Flint Hills Association of REALTORS® report, prepared by the Wichita State University Center for Real Estate and released on September 8, reveals a local sector where affordability and quick turns keep buyers engaged, even as broader economic pressures weigh on transaction volumes.
Closed home sales in Dickinson County declined 11.1% to 24 units in August 2025 from 27 the previous year, continuing a year-to-date slide of 3.9% to 146 units. Yet, the story brightens with sales volume surging 22.4% to $5 million, driven by higher values. The median sale price skyrocketed 52.2% to $210,000—up from a modest $138,000 in August 2024—while the average fetched $209,067, a 37.6% leap. Year-to-date, the median stands at $174,000, reflecting a 25.6% gain, underscoring the county's appeal for value-driven buyers drawn to Abilene's historic charm and proximity to Eisenhower's hometown.
Despite the sales dip, the market hummed with efficiency: Homes spent a median 11 days on market, down 42.1% from 19 days last year, and closed at a full 100% of list price—up 3.3% year-over-year. Sellers pocketed 97.0% of asking prices overall, with properties averaging 98.3% of original list.
Inventory painted a picture of growing balance, with active listings up 32.6% to 57 units at month's end, elevating months' supply to 3.0—a 36.4% increase from 2.2. The median list price held steady at $159,900, no change year-over-year, while average list prices rose 2.2% to $198,759. New listings fell 38.7% to 19, but the pipeline showed strain: Contracts written plummeted 48% to 13, and pending deals dropped 47.4% to 20.
For Abilene residents, these figures signal a market where prices reward long-term holders, yet the slowdown in activity—tied to high interest rates and seasonal lulls—echoes national headwinds. As one local broker noted off-record, "We're not immune to the big-picture squeeze, but our prices are a bargain compared to coastal chaos."
Nationally, the U.S. housing market mirrored this moderation in August 2025, with inventory growth slowing and pending sales slipping as buyers adopt a wait-and-see posture. The typical home lingered 60 days on the market, a full week longer than last year, while quarter-over-quarter price growth eased to 1.1%. Year-over-year appreciation dipped to 1.7% in June (latest detailed), below inflation, with over 30% of major metros experiencing at least a 1% price retreat from peaks. Inventory swelled to 1.38 million homes for sale, with 372,000 new listings, pushing supply to 4.6 months in July—levels unseen since 2016. Mortgage rates hovered at 6.7-6.9%, tempering demand despite a national median price of $422,400 in July sales of 4.01 million units.
As fall approaches, Dickinson County's blend of price strength and inventory buildup could position it for steadier footing, potentially attracting out-of-state relocators seeking Eisenhower-era affordability.
The Abilene City Commission voted unanimously Monday to approve an updated connecting links maintenance agreement with the Kansas Department of Transportation (KDOT) for the maintenance of Buckeye Avenue.
The new agreement, which replaces a contract dating back to 1992, increases KDOT's annual payment to the city from $20,500 to $54,190 for maintaining 10.838 lane miles of Buckeye Avenue.
"The old agreement was put in place by KDOT back in 1992. It covered 10.25 lane miles at $2,000 per lane mile for an annual payment of $20,500," said Public Works Director Brad Anderson. "The new agreement will now cover 10.838 lane miles at $5,000 per lane mile."
Anderson explained that the new agreement contains updated termination provisions, noting that the contract "can no longer be ended within 30 days" and termination is "allowed only when a replacement agreement is executed." Lighting responsibilities near the interstate remain unchanged under the new terms.
Anderson indicated that the rate increase appears to acknowledge rising costs associated with maintenance operations. "It's probably just one of them situations where over time, the cost of equipment, material, everything that we do in a maintenance issue on Buckeye, just general cost of increase," he said.
City Attorney Martin addressed the Commission prior to the vote, confirming he had spoken with KDOT representatives to clarify differences between the previous and new agreements. Martin explained that provisions regarding termination "only apply to the portion that KDOT will maintain and that they're not paying us to maintain."
The Commission approved the agreement without further discussion. The maintenance arrangement covers state highway routes that pass through the city.
The Abilene City Commission has authorized Interim City Manager Quinday to sign an engagement letter with Mid-America Sports Construction for the development of the city's new ball fields complex, following a competitive selection process.
Parks and Recreation Director Kelly Timbrook presented the update during the September 8, 2025 commission meeting, explaining that the selection came after a thorough request for qualifications (RFQ) process that began after voters approved a sales tax to fund the project earlier this year.
"After the sales tax was passed, we, as a committee, issued an RFQ and started that process. We had 10 firms respond to that," Timbrook told commissioners. "After we did evaluation of those, we narrowed it down to five. They sent in proposals and requests for bids, the presentations, interviews."
The next step involves signing a letter of engagement with Mid-America Sports, allowing for initial meetings to refine the project scope. The engagement letter carries a cost not to exceed $5,000, which will be deducted from the design fee and has already been incorporated into the overall project budget.
Commissioner Witt noted the competitive nature of the selection process, stating, "I do want to highlight how excited we were that it was that competitive of a process of having 10 different entities, and then ultimately five. There's a lot of quality companies that were wanting to do business with Abilene."
Witt added that the committee found "the greatest comfort in working with Mid-America" and emphasized that the city needs help "to refine the scope, to really understand what's going to provide the best value on tabling matching the intent of that past sales tax."
While the engagement letter falls within the city manager's signing authority, the item was brought before the commission due to the overall size and public visibility of the project. The final contract will be presented to the commission for approval at a future meeting.
The motion to authorize the city manager to sign the engagement letter passed unanimously.
During Monday's City Commission meeting, Abilene Police Chief Jason Wilkins voiced strong opposition to a proposal that would reduce the police force by 20 percent, warning commissioners that a "criminal element" exists in the city that most residents don't see.
The discussion emerged as Commissioner Kolhoff proposed eliminating three positions in the police department, including the vacant deputy chief position and a patrol officer position, as part of a broader effort to reduce the city's budget.
"It's somewhat disheartening that when my first time [addressing] you guys as the chief of police is to try to articulate [against] you guys cutting the department staff by 20%," Wilkins told the commission.
Chief Wilkins emphasized that while he couldn't provide specific data comparing safety levels between different staffing models, he noted the department has maintained a staff of 14 officers for the past 20 years. The proposed cuts would reduce staffing to levels not seen since the 1990s or early 2000s.
"You think of what the world we live in today looks like versus what [it] looked like in the late 90s, early 2000s," Wilkins said. "Police officers are asked to be cops. There has to be marriage counselors, therapists, social workers and everything in between. The expectation of community has a police officer today is not nearly the same as it was in the late 90s, early 2000s."
The chief added, "We can't police the same [in] 2025 as we policed in 2015 as we policed in 2005, certainly not [as] we placed in 1995."
Commissioner Kolhoff, who presented the proposed cuts, clarified that his goal was not to eliminate currently filled positions but to find efficiencies through natural attrition. He asked about the possibility of a ride-along to better understand police operations.
A community member who works with abused children, also spoke against the proposed cuts, stating, "I think our kids would be hurt if we did not have the right number of police officers. The kids I work with have been sex trafficked... I feel like we have a vulnerable population and they need protection."
The commission ultimately voted to table the budget discussion until their September 22 meeting to allow for further consideration of the proposed cuts and their potential impact on city services.
In a split decision during Monday's meeting, the Abilene City Commission voted 3-2 to approve a resolution allowing the city to exceed the revenue neutral rate for the 2026 budget year.
The resolution authorizes a property tax rate of 47.537 mills, which represents an increase of 1.889 mills from the current rate of 45.648 mills. The revenue neutral rate would have been 43.515 mills.
Interim City Manager Jon Quinday presented data showing that while the proposed mill rate is higher than the 2025 rate, it remains lower than the city's five-year average of 48.594 mills. Historical data revealed that Abilene's mill rate has fluctuated over recent years, from 51 mills in 2021 to the current 45.648 mills.
According to Quinday's presentation, the impact on property owners would vary based on property values. A residential home valued at $50,000 would see an annual increase of $10.86, while a $139,000 home (identified as the median value) would experience a $30 yearly increase. Commercial properties would face larger increases, with a $300,000 commercial building seeing an additional $140.84 annually.
Quinday explained that the budget was prepared in a "condensed timeframe" and emphasized that it already includes significant cuts. The proposed 2026 budget eliminates two staff positions, includes no cost-of-living adjustments or merit increases for employees, and cancels all capital improvement and equipment purchases for both 2025 and 2026 that aren't already obligated.
"Without going to the 47.537 mill that is recommended, you would not have any carryover, which means that if your revenue were to drop or you have an unexpected expense, you couldn't cover it," Quinday told commissioners.
Commissioner Kolhoff opposed the increase and proposed further cuts, including eliminating three positions and reducing commissioner pay to $1 annually, which he said would save approximately $292,995.
During public comment, resident Jackie Webb urged commissioners to maintain budget neutrality, stating, "The taxes are going higher and higher and higher. Anything y'all can do to maintain budget neutral and not just go up because you can."
The resolution passed with Mayor Brandon Rein, Commissioner Trevor Witt, and Commissioner Meysenberg voting in favor, while Vice Mayor Miller and Commissioner Kolhoff voted against.
In a related move, the commission later voted to table the adoption of the full 2026 budget until its September 22 meeting to allow for further public input and discussion.
Public hearings on property tax hike and 2026 budget highlight financial challenges facing the city
The Abilene City Commission will hold critical public hearings Monday on both a property tax increase and the city's 2026 budget, marking a pivotal moment in the community's efforts to address ongoing financial challenges.
Property Tax Increase Required
The commission will conduct a Revenue Neutral Rate (RNR) hearing before voting on Resolution 090825-1, which would authorize exceeding the state-mandated revenue neutral rate. The proposed 2026 mill levy of 47.537 mills represents an increase of 1.889 mills from 2025.
For a $100,000 home, the increase amounts to approximately $21.72 per year, or $1.81 per month. The mill levy breakdown allocates:
- General Fund: 34.184 mills
- Library: 8.220 mills
- Debt Service: 2.720 mills
- Fire Apparatus: 2.413 mills
Budget Reflects Financial Constraints
The proposed $17.39 million budget was developed under an accelerated two-month timeline and reflects what city officials describe as "disciplined spending" focused exclusively on essential services.
Key budget features include:
- Workforce reductions
- No cost-of-living or merit pay increases for employees
- Reduced funding for outside organizations
- Limited capital spending to previously obligated projects
"The 2026 budget continues this disciplined approach and incorporates structural changes intended to reduce costs beyond the current year," according to budget documents prepared by Interim City Manager Jon Quinday.
Infrastructure Projects Move Forward
Despite budget constraints, commissioners will consider several significant infrastructure initiatives:
SCADA System Upgrades: The commission will vote on applying for state revolving loans up to $400,000 each for water and wastewater treatment plant control system upgrades. The current systems use obsolete equipment no longer supported by manufacturers, creating risks of extended outages and compliance violations.
Housing Development Support: Commissioners will consider supporting Golden Belt West Multifamily's application for state housing grants for Phase II of the Golden Ridge Apartments, which would add 12 units to the existing development.
KDOT Maintenance Agreement: A new agreement with the Kansas Department of Transportation would more than double the city's annual compensation for maintaining K-15 (Buckeye Avenue) from $20,500 to $54,190, while updating maintenance responsibilities and eliminating the previous 30-day termination clause.
New Leadership Sworn In
The meeting will begin with oath ceremonies for Police Chief Jason Wilkins and Finance Director Kelsey Briand, followed by a badge pinning ceremony for Chief Wilkins. Both positions had been filled on an interim basis during the city's recent leadership transitions.
Employee Recognition Programs
The commission will highlight its Employee Suggestion Award Program and recognize Kellie Olson, Administrative Manager for Community Development, whose cost-saving newsletter initiative saved the city $10,000 annually while improving community engagement.
Routine Business Items
Other agenda items include:
- Adopting updated Standard Traffic Ordinance and Uniform Public Offense Code
- Appointing Megan Powell to the Library Board
- Proclaiming September as Library Card Sign-up Month
The meeting begins at 4 p.m. Monday at the Abilene Public Library, with virtual viewing available online. A study session will follow, including a tour of the Wastewater Treatment Plant to examine structural issues requiring repairs.
The budget and tax decisions come as Abilene continues working to restore financial stability after years of structural deficits that have reduced reserves below policy levels and limited the city's flexibility to respond to unexpected needs or pursue grant opportunities requiring local matches.
The Abilene water utility has been operating at a deficit for the past five years, with the gap between expenses and revenue continuing to widen, according to a presentation by Interim City Manager Quinday at Monday's city commission meeting.
Expenses for the water utility have risen from approximately $1.7 million in 2020 to $2.5 million in 2024, while revenues only grew from $1.6 million to $1.9 million during the same period. This imbalance produced an annual loss of $566,000 in 2024, with projections showing a potential $845,000 deficit in 2025.
"Without an adjustment in revenue, you would have another $850,000 deficit in 2026, which you can\'t do because you don't have any more reserves," Quinday told commissioners.
The cost to produce water is currently projected at $5.47 per thousand gallons and expected to rise to $6.90 per thousand gallons in 2026. Residential and commercial customers within city limits currently pay $4.47 per thousand gallons, while the rural water district pays $1.80 per thousand gallons.
Quinday noted that while the rural water district uses about 20% of all water produced, it only contributes approximately 3% of utility revenue. He explained that the rural water district did contribute $885,000 toward the $8 million water treatment plant in 1998, but "that investment has long since been repaid by more than two decades of discounted wholesale rates."
The current customer base charge of $18.77 is "significantly lower than people around us, other utilities," according to Quinday City staff recommended adjusting the base charge in the next month or two to help cover fixed costs.
"If you were to adjust the customer charge from $18.77 by $10, you have 3,200 customers, you would generate $32,000 additional a month. So, $600,000 additional a year," Quinday explained.
Staff will bring specific recommendations to the commission soon and suggested conducting a full cost of service study to develop an equitable rate structure that would be completed by December or January.
The cost of service study would examine each customer class—commercial and residential within city limits, commercial and residential outside city limits, and wholesale customers like the rural water district—to assign costs based on the demands they place on the utility system.
Commissioners discussed the possibility of implementing a tiered rate system, where costs increase as water usage increases, which could help protect those on fixed incomes while charging more to higher-volume users.
Public Works Director Brad Anderson also presented information about the city's water sources, noting that some wells are experiencing impairment and the system is operating at a "tenable" level.
The Abilene City Commission voted Monday to proceed with the full scope of the Buckeye CC Clip project, despite concerns about costs and questions regarding responsibility for sidewalk improvements.
The commission approved a supplemental agreement with the Kansas Department of Transportation (KDOT) combining two CC Clip projects into one. The first project covers the area from 20 feet north of the Union Pacific Railroad crossing to Fifth Street, while the second extends from Southwest 6th Street to the south city limits.
According to Interim City Manager Quinday, the full scope of the project is estimated at $1.37 million and includes milling and overlay, curb and gutter replacement, sidewalk replacement, and ADA-compliant ramps. The city had previously been awarded two City Connecting Link Improvement Program grants from KDOT valued at $400,000 each, covering 90% of eligible construction costs.
At a previous meeting, commissioners had asked staff to determine if the scope could be reduced to just $800,000. Quinday reported that a reduced scope would cost approximately $1.08 million, with KDOT covering $798,000 and the city responsible for $279,000.
"Cutting the scope of the project does not erase these sunk costs," Quinday told commissioners, noting that the city had already incurred approximately $447,000 in unreimbursable expenses including design engineering, bond issuance, and capitalized interest.
Commissioner Kollhoff expressed concerns about the project, questioning the approximately 15% in design engineering costs and whether sidewalk improvements should be the responsibility of adjacent property owners rather than the city.
"I think we need to be doing better for our citizens," Kollhoff said. "I think that it's in every citizen's best interest that we don't spend their money irresponsibly. And those sidewalks are absolutely not the responsibility of the city."
Public Works Director Brad Anderson explained that part of the increased engineering costs resulted from changes to the original scope of work, including the addition and later removal of bump-outs at intersections.
Quinday cautioned that reducing the scope could jeopardize future grant applications with KDOT, as the city's commitment to the original scope was part of why the grants were awarded.
The commission voted 4-1 to approve the supplemental agreement with KDOT for the full project scope, with Commissioner Kollhoff voting against it. The commission also approved, by the same 4-1 vote, an engineering agreement with Olsson for $41,500 for design work and not to exceed $98,895 for on-site engineering.
The project includes improvements to both the north section (CC Clip 1) from the railroad tracks to North Fifth Street and the south section (CC Clip 2) from the south city limits to South Sixth Street.
The future of the Abilene Municipal Band, one of Kansas' oldest continuously operating musical groups, was brought into question during the August 25 City Commission meeting as budget discussions continue.
Tom Miles, a band member since 1982 who has served as both player and conductor, addressed the commission regarding a proposal to defund the organization, which has performed continuously since 1881 with the exception of the 2020 COVID-19 season.
"The band is the third oldest in the state," Miles told commissioners. "We've survived two world wars, fires, great depression, and hot and humid Kansas summers."
According to Miles, the band typically performs 12 concerts annually, averaging around 35 players with audiences of more than 100 listeners. Special performances include Memorial Day, Fourth of July, and an annual Christmas concert at the Eisenhower Center, which Miles noted has drawn standing-room crowds since 1980.
The band has historical significance to Abilene, having marched in both inaugural parades of President Dwight D. Eisenhower. The band shell in Eisenhower Park is dedicated to Pearly Royer, who led the group for 63 years from 1920 to 1983.
Miles explained that band members receive $14 per week for rehearsals and concerts, which equates to approximately $4 per hour. The organization also employs directors, a band librarian, and a custodian.
Three musical groups have developed from the main band: the eight-member Brigade Band, which plays Civil War era music; the Heart of America Concert Band; and the Jazz Pig Band. These groups use the Royer Band Shell for rehearsals and access the band's extensive music library.
During the meeting, Commissioner Ron Kollhoff noted that the commission had requested detailed expenditure information from the band, which Miles confirmed had been emailed to commissioners the previous Friday.
Later in the meeting, during budget discussions, Interim City Manager John Quinday confirmed that the proposed 2026 budget includes $10,000 for the Municipal Band, the same as in previous years.
The commission is scheduled to hold a budget hearing on September 8, 2025, at which time final decisions on department and organization funding will be made.
The Abilene City Commission reviewed the proposed 2026 budget during Monday's meeting, which includes a 4% increase in the property tax rate over current levels.
Interim City Manager Quinday presented the budget, explaining that the proposed tax rate for 2026 would be 47.537 mills, up from the current rate of 45.648 mills. Despite the increase, Quinday noted that the overall 2026 proposed budget is 6% or $1.2 million less than the 2024 budget.
The budget presentation highlighted several financial challenges facing the city, including declining fund balances from structural deficits accumulated over several years.
"Recognizing that each financial decision has long-term consequences for the community, the proposed budget takes a balanced approach, meeting essential service needs while laying the groundwork for restoring long-term fiscal stability for Abilene," Quinday told the commission.
The proposed budget includes significant cost-saving measures, including a reduction in workforce, no cost of living or merit-based pay increases for employees, and no capital investments or major equipment purchases beyond what the city is already obligated to in 2025 or 2026.
If approved, the general fund would receive approximately $2.4 million in property tax revenue (72% of total property tax levied), with the library receiving $580,000 (17%), debt service $191,000 (6%), and fire apparatus $170,000 (5%).
The general fund's unencumbered cash balance has been declining, from $1.9 million at the end of 2024 to a projected $290,000 by the end of 2026, even with the proposed tax increase and budget adjustments.
Commissioner Kollhoff expressed concerns about the tax increase, stating he would prefer to find additional cuts to achieve revenue neutrality rather than increasing taxes. "I don't want to make our spending problem our citizens' problem," he said.
Other commissioners noted that the city has maintained revenue neutrality for the past two years, with Mayor Rein pointing out that from 2020 to 2025, property tax levied funds have only increased citywide by about $100,000.
The commission voted to approve publication of the notice to exceed the revenue neutral rate and set a budget public hearing for September 8, 2025, at 4:00 p.m. Once published, the proposed tax rate and budget cannot be increased, though they can be reduced before final approval.
The commission will vote on the final budget after the public hearing.
The City of Abilene has appointed Jason Wilkins as Chief of Police, effective August 20, 2025, ending his interim tenure in the position.
Wilkins brings two decades of experience with the Abilene Police Department, having joined the force in 2005. During his career, he has served in multiple capacities including patrol officer, field training officer, detective, lieutenant, and Assistant Chief before being named to the interim chief position.
The new chief holds a Bachelor of Science in Criminal Justice and is a graduate of the 283rd Session of the FBI National Academy. His professional development includes completion of multiple FBI supervisory and executive development programs, as well as the Certified Public Manager program at the University of Kansas.
Wilkins maintains active community involvement through his membership in Rotary, service on the Cedar House Foundation board, and participation in Dickinson County Crime Stoppers.
"Chief Wilkins' record of service, leadership, and community engagement makes him the clear choice to lead our police department," said Interim City Manager Jon Quinday. "We are confident that under his leadership, the Abilene Police Department will continue to deliver exceptional service while strengthening its partnership with our community."
In accepting the appointment, Wilkins emphasized his commitment to the community. "It is an honor to serve the City of Abilene in this capacity," he said. "I look forward to continuing the work alongside our dedicated officers to ensure the safety, trust, and well-being of our community."
The appointment represents continuity for the department, with Wilkins' extensive institutional knowledge and community connections positioning him to maintain existing operations while implementing future initiatives.
Budget Crisis Forces Tough Choices as City Seeks Tax Increase
The City Commission will present its proposed 2026 budget requiring significant tax increases and painful cuts. The budget proposes raising the mill levy to 47.537 mills (from the current revenue neutral rate of 43.515), representing a substantial tax increase for residents. To balance the books, the city is implementing workforce reductions, eliminating employee pay raises, cutting funding to outside organizations, and deferring all non-essential capital investments. The budget reflects years of structural deficits that have depleted reserves below policy levels.
Major Infrastructure Project Faces Scope Reduction Debate
Commissioners will decide whether to proceed with the full $1.36 million Buckeye Avenue reconstruction project or scale it back to a basic $880,000 mill-and-overlay operation. The city has already issued $2.145 million in bonds for the project and spent significant funds on engineering. KDOT has warned that reducing the scope could hurt Abilene's competitiveness for future grants, as cities that scale back their local commitments are viewed less favorably.
Utility Rate Crisis: Water System Operating at Major Loss
The water utility faces a financial emergency, with production costs now exceeding $5.47 per 1,000 gallons while residential customers pay only $4.47. Most striking is the disparity with Rural Water District 2, which pays just $1.80 per 1,000 gallons—less than one-third of production cost—while using 20% of the water but contributing only 3% of revenue. Without rate adjustments, the utility will continue hemorrhaging money, threatening service reliability.
Aging Infrastructure Puts Critical Systems at Risk
The city will consider applying for state loans to replace obsolete computer control systems at both the water treatment plant and wastewater facility. The current systems use discontinued equipment that's no longer supported by manufacturers, creating risks of extended outages that could affect drinking water safety and environmental compliance.
Drainage Dispute May Cost City Hundreds of Thousands
Despite legal precedent suggesting no municipal liability, commissioners are considering spending significant public funds to address flooding issues created by a private mini-storage business. The city is weighing costly drainage projects including detention basins and underground storm systems to help affected neighbors.
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