Council Bluffs, IA 51503 - Home Prices, Rental Trends, Listings & Demographics | Prop:Metrics

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Council Bluffs, IA—51503

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value

$296,000

3.1% YoY Growth

Household Income

$76,100

12.6% YoY Growth

Days on Market

37

12.0% Longer YoY

Home Price Forecast

1.6%

Median Rent

$1,150

29.4% YoY Growth

1-Bed Rent

$1,000

37.4% YoY Growth

2-Bed Rent

$1,100

19.0% YoY Growth

3-Bed Rent

$2,250

38.8% YoY Growth

Other Zip Codes in Council Bluffs, IA

Home Price Trends — Council Bluffs, IA

As of Nov '25, the median home price in Council Bluffs, IA is $296,000, with a year-over-year change of 3.1%. This indicates that home prices in Council Bluffs, IA are increasing. According to Zillow, the 1-year price projection is 1.6%, suggesting an increase housing market in the next year.

Cost per Home Type

Home Type	Median Home Value	YoY % Change
All Homes	$296,000	3.1%
Single Family	$297,000	3.5%
Condos	N/A	N/A

Cost per Home Size

Home Size	Median Home Value	YoY % Change
1 Bed

Rental Trends — Council Bluffs, IA

As of July '25, Rentcast reports the average rent in Council Bluffs, IA is $1,320, with a year-over-year rent change of 29.4%. Per bedroom, the median rent as of July '25 in Council Bluffs, IA is 1-bedrooms: $1,070, 2-bedrooms: $1,160, 3-bedrooms: $2,110, 4-bedrooms: $2,150. The most common rental property sizes in Council Bluffs, IA are 2-bedroom and 1-bedroom, accounting for 42.5% and 25.7% of the rental stock.

Type	Median Rent	Average Rent
Average Rent	$1,150	$1,320
Studio Rent	N/A	N/A
1 Bed Rent	$1,000	$1,070
2 Bed Rent	$1,100	$1,160
3 Bed Rent	$2,250	$2,110
4 Bed Rent	$2,150	$2,150

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% of Rental Stock

Studio

7.8%

1 Bedroom

25.7%

2 Bedrooms

42.5%

3 Bedrooms

19.8%

4 Bedrooms

1.8%

5+ Bedrooms

2.3%

Property Listings — Council Bluffs, IA

As of Nov '25, Realtor.com reports that the median days on market for a home in Council Bluffs, IA is 37. This is a increase of 12.0% 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 28.0%, representing a large inventory and a lot of supply pressure on home prices.

Metric	Zip Code Average	Year over Year % Change
Median Listing Price	$297,000	-9.0%
Listing Count	143	9.0%
Listings as % of Homes	0.5%	9.0%
Days on Market	37	12.0%

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Demographics — Council Bluffs, IA

As of the latest ACS Survey released in 2023, Council Bluffs, IA has a population of 37,400, which has remained stable by 0.9% over the past 5 years. Council Bluffs, IA is a moderately popular place for families, as children make up 23.2% of the population. The area has a moderately educated workforce, with 29.8% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 9.2% reporting working from home.

Metric	Latest Census	YoY % Change
Population	37,400	0.9%
% Under 18	23.2%	4.5%
% Seniors	19.6%	0.5%
% WFH	9.2%	206.7%
% w/ College Degree	29.8%	3.1%

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As of the latest ACS Survey released in 2023, Council Bluffs, IA is a predominantly white area, with 88.7% of the population identifying as white. The white population has shrunk by 3.8% in the last 5 years. The second most common race or ethnicity in Council Bluffs, IA is hispanic, making up 5.2% of the population. Foreign-born residents account for 2.5% of the population in Council Bluffs, IA, and this percentage has decreased by 13.8% 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	88.7%	-3.8%
% Black	2.5%	66.7%
% Hispanic	5.2%	40.5%
% Asian	0.4%	-42.9%
% Foreign Born	2.5%	-13.8%

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Mortgage and Risk — Council Bluffs, IA

According to HUD data as of 2023, there were 825 mortgage originations in Council Bluffs, IA, of which 82.0% of loans were conventional mortgages. The average loan-to-value was 61.0%, with 27.0% above 90% LTV (very high). This implies large mortgage risk in Council Bluffs, IA. Investor activity is low, as 7.0% of loans were by investors. 10.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.

Mortgages

Metric	Zip Code Average
Total Loan Originations	825
% Conventional Loans	82.0%
% Government Loans	18.0%
% Investor Loans	7.0%
% Second Loans	1.0%
% Cash Out Refinance	10.0%

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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 11.5%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Council Bluffs, IA, none of the tracked home sizes currently have HUD payment amounts above market rent, suggesting limited Section 8 opportunity.

Section 8 Market Size

Total Units under HUD	634
Total Units Section 8	585
% Rentals under Section 8	11.5%
% Occupied Section 8	89.5%

Section 8 Opportunity

Home Size	HUD Premium	Market Rent	Max HUD Rent
1 Bedroom	-$90	$1,000	$910
2 Bedroom	-$10	$1,100	$1,090
3 Bedroom	-$800	$2,250	$1,450
4 Bedroom	-$540	$2,150	$1,610