Council Bluffs, IA—51501
Real Estate Data & Market Trends
Key Metrics at a Glance
Other Zip Codes in Council Bluffs, IA
Home Price Trends — Council Bluffs, IA
As of Oct '25, the median home price in Council Bluffs, IA is $179,000, with a year-over-year change of 2.0%. This indicates that home prices in Council Bluffs, IA are increasing. According to Zillow, the 1-year price projection is 1.0%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $179,000 | 2.0% |
| Single Family | $179,000 | 2.3% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $107,000 | 0.0% |
2 Bed | $154,000 | 2.7% |
3 Bed | $196,000 | 2.6% |
4 Bed | $226,000 | 1.8% |
| 5 Bed | N/A | N/A |
% of Housing Stock
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.
| Type | Median Rent | Average 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 |
% of Rental Stock
Property Listings — Council Bluffs, IA
As of Oct '25, Realtor.com reports that the median days on market for a home in Council Bluffs, IA is 23. This is a increase of 8.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 27.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $219,000 | 8.0% |
Listing Count | 98 | 10.0% |
| Listings as % of Homes | 0.4% | 10.0% |
Days on Market | 23 | 8.0% |
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.
| Metric | Latest Census | YoY % 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% |
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
| Metric | Latest Census | 5-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% |
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
| Metric | Zip 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% |
Loan Activity
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 Size | HUD Premium | Market Rent | Max 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
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 2.6 |
| Median Home Price | $179,000 |
| Median Household Income | $59,300 |