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Council Bluffs, IA—51501

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value
$177,000
1.9% YoY Growth
Household Income
$59,300
26.1% YoY Growth
Days on Market
38
28.0% Shorter YoY
Home Price Forecast
1.7%
Median Rent
$1,180
16.2% YoY Growth
1-Bed Rent
$900
23.0% YoY Growth
2-Bed Rent
$1,220
30.4% YoY Growth
3-Bed Rent
$1,480
4.3% YoY Growth

Other Zip Codes in Council Bluffs, IA

51503
  • Home Price Trends
  • Rental Trends
  • Property Listings
  • Demographics
  • Mortgage and Risk

Home Price Trends — Council Bluffs, IA

As of Dec '25, the median home price in Council Bluffs, IA is $177,000, with a year-over-year change of 1.9%. This indicates that home prices in Council Bluffs, IA are increasing. According to Zillow, the 1-year price projection is 1.7%, suggesting an increase housing market in the next year.

Cost per Home Type

Home TypeMedian Home ValueYoY % Change
All Homes
$177,0001.9%
Single Family $177,0001.7%
Condos N/AN/A

Cost per Home Size

Home SizeMedian Home ValueYoY % Change
1 Bed
  • Affordability
  • Rentals and Section 8
    • $107,000
    0.0%
    2 Bed
    		$152,0002.0%
    3 Bed
    		$194,0002.1%
    4 Bed
    		$226,0002.3%
    5 Bed N/AN/A
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    % of Housing Stock

    Studio
    1.3%
    1 Bedroom
    9.7%
    2 Bedrooms
    38.1%
    3 Bedrooms
    40.3%
    4 Bedrooms
    8.3%
    5+ Bedrooms
    2.2%

    Rental Trends — Council Bluffs, IA

    As of July '25, Rentcast reports the average rent in Council Bluffs, IA is $1,220, with a year-over-year rent change of 16.2%. Per bedroom, the median rent as of July '25 in Council Bluffs, IA is studios: $978, 1-bedrooms: $940, 2-bedrooms: $1,200, 3-bedrooms: $1,540, 4-bedrooms: $1,500. The most common rental property sizes in Council Bluffs, IA are 2-bedroom and 1-bedroom, accounting for 46.0% and 24.2% of the rental stock.

    TypeMedian RentAverage Rent
    Average Rent$1,180$1,220
    Studio Rent $1,080$978
    1 Bed Rent $900$940
    2 Bed Rent $1,220$1,200
    3 Bed Rent $1,480$1,540
    4 Bed Rent $1,500$1,500
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    % of Rental Stock

    Studio
    3.8%
    1 Bedroom
    24.2%
    2 Bedrooms
    46.0%
    3 Bedrooms
    20.3%
    4 Bedrooms
    4.2%
    5+ Bedrooms
    1.5%

    Property Listings — Council Bluffs, IA

    As of Dec '25, Realtor.com reports that the median days on market for a home in Council Bluffs, IA is 24. This is a decrease of -1.0% from last year, suggesting that homes are sitting on the market about the same amount of time than last year. The percentage of listed homes with a reduced price is 36.0%, representing a large inventory and a lot of supply pressure on home prices.

    MetricZip Code AverageYear over Year % Change
    Median Listing Price
    		$194,0000.0%
    Listing Count
    		95-4.0%
    Listings as % of Homes0.4%-4.0%
    Days on Market
    		38-28.0%
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    Demographics — Council Bluffs, IA

    As of the latest ACS Survey released in 2023, Council Bluffs, IA has a population of 34,900, which has decreased by -1.2% over the past 5 years. Council Bluffs, IA is a moderately popular place for families, as children make up 22.6% of the population. The area has a poorly educated workforce, with 16.7% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 7.8% reporting working from home.

    MetricLatest CensusYoY % Change
    Population
    		34,900-1.2%
    % Under 18
    		22.6%-6.2%
    % Seniors
    		15.9%19.5%
    % WFH
    		7.8%333.3%
    % w/ College Degree
    		16.7%51.8%
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    As of the latest ACS Survey released in 2023, Council Bluffs, IA is a predominantly white area, with 78.8% of the population identifying as white. The white population has shrunk by 0.9% in the last 5 years. The second most common race or ethnicity in Council Bluffs, IA is hispanic, making up 14.0% of the population. Foreign-born residents account for 6.0% of the population in Council Bluffs, IA, and this percentage has decreased by 16.7% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.

    Race and Ethnicity

    MetricLatest Census5-Year % Change
    % White
    		78.8%-0.9%
    % Black
    		2.0%5.3%
    % Hispanic
    		14.0%-2.8%
    % Asian
    		1.9%111.1%
    % Foreign Born
    		6.0%-16.7%
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    Mortgage and Risk — Council Bluffs, IA

    According to HUD data as of 2023, there were 605 mortgage originations in Council Bluffs, IA, of which 75.0% of loans were conventional mortgages. The average loan-to-value was 68.0%, with 36.0% above 90% LTV (very high). This implies large mortgage risk in Council Bluffs, IA. Investor activity is low, as 8.0% of loans were by investors. 9.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.

    Mortgages

    MetricZip Code Average
    Total Loan Originations
    		605
    % Conventional Loans
    		75.0%
    % Government Loans
    		25.0%
    % Investor Loans
    		8.0%
    % Second Loans
    		0.0%
    % Cash Out Refinance
    		9.0%
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    Rentals and Section 8 — Council Bluffs, IA

    As of 2024, the percent of homes in Council Bluffs, IA under the Section 8 program is 15.3%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 4-bedroom units appear to be good home sizes to consider for Section 8 housing in Council Bluffs, IA, because HUD payments exceed market rent, while 2-bedroom and 3-bedroom units do not.

    Section 8 Market Size

    Total Units under HUD
    		1,018
    Total Units Section 8
    		712
    % Rentals under Section 8
    		15.3%
    % Occupied Section 8
    		87.3%

    Section 8 Opportunity

    Home SizeHUD PremiumMarket RentMax HUD Rent
    1 Bedroom$30$900$930
    2 Bedroom-$110$1,220$1,110
    3 Bedroom-$10$1,480$1,470
    4 Bedroom$140$1,500$1,640

    Affordability — Council Bluffs, IA

    Home Price to Income Ratio

    MetricZip Code Average
    Home Price to Income Ratio2.6
    Median Home Price$177,000
    Median Household Income$59,300

    Council Bluffs, IA — ZIP Code Boundary Map

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    Frequently Asked Questions