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Council Bluffs, Iowa

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $70K, +2.7% YoY (ZIP); renters hold 33.7% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +3.3% YoY. inventory, +11.8% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $266,808 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

2 ZIPs in this city:51501 51503

Median Listing Price

$267K

Population

72,590

29,713

Median Days on Market

Active Listings

148

New Listings

Housing Market

The median listing price is up 3.3% YoY while the median home got down 2.2% bigger, so value per square foot is down 1.7%.

Pricing

Median Listing Price

$267K+3.3% YoY

Average Listing Price

$300K-3.9% YoY

Price per Sq Ft

$163.608-1.7% YoY

Median Sq Ft

1,650-2.2% YoY

Inventory

Active Listings

148+29.8% YoY

New Listings

98+11.4% YoY

Total Listings

265+11.8% YoY

Buyer Competition

Pending Listings

122-2.4% YoY

Pending Ratio

0.82-25.2% YoY

Median Days on Market

34-0.2% YoY

Price Reduced

19.5%+1.1% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 40,083

40Kunits

Occupied37,64293.9%

Vacant2,4416.1%

2024 Tenure ⓘ

U.S. Census ACS · n = 37,642

38Koccupied

Owner26,31169.9%

Renter11,33130.1%

Renter Share

30.1%+1.5% YoY

Total Housing Units

40,083+0.2% YoY

FY2026 Fair Market Rent

CountyPottawattamie County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,090

/month

1 BR

$1,148

/month

2 BR

$1,368

/month

3 BR

$1,813

/month

4 BR

$2,046

/month

FMR trends · Pottawattamie County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 33.7% of this ZIP's 29,713 occupied households, on a median household income of $70K.

Population & Age

Total Population

72,590+0.3% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 72,590

73Kresidents

Under 1816,53322.8%

Adults 18–6443,04959.3%

65 & Over13,00817.9%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

39.36-1.2% YoY

Population Under 18

16,533-0.2% YoY

Population 65 & Over

13,008+1.1% YoY

Households & Mobility

Total Households

29,713+0.7% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.38-0.2% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house88.9%

Moved (within US)10.9%

Other0.2%

Veterans

8.2%-3.3% YoY

Income & Poverty

Median Household Income

$70K+2.7% YoY

Per-Capita Income

$36K+0.8% YoY

Mean Household Income

$87K+0.4% YoY

Below Poverty Level

13.4%+14.4% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone79.8%

Public transit0.8%

Worked from home9.1%

Other10.3%

Worked From Home

9.1%+6.7% YoY

Mean Commute

18.18-4.2% YoY

Units & Tenure

Total Housing Units

31,478+0.3% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 31,478

31Kunits

Occupied29,71394.4%

Vacant1,7655.6%

2024 Tenure ⓘ

U.S. Census ACS · n = 29,713

30Khouseholds

Owner19,69366.3%

Renter10,02033.7%

Avg Household Size — Owner

2.51-0.3% YoY

Avg Household Size — Renter

2.12+0.2% YoY

County Demographics

County population is up 0.0% to 93,424: residents under 18 are down 1.1% and those 65 and over are up 2.1%.

Median Age

40.12024

Population

Pottawattamie County Population

93,529+0.2% YoY

Households

Total Households

37,642+0.3% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.41-0.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 93,424

93Kresidents

Under 1821,40722.9%

Adults 18–6454,50958.3%

65 & Over17,50818.7%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

21,407-1.1% YoY

Population 65 & Over

17,508+2.1% YoY

Median Age

40.100.0% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house89.8%

Moved (within US)10.1%

Other0.1%

Veterans

8.4%-2.3% YoY

County Economy

County median household income is $74K, 12.1% of residents are below the poverty level, 9.8% work from home.

Income

Median Household Income

$74K+3.0% YoY

Per-Capita Income

$37K+1.7% YoY

Mean Household Income

$92K+1.3% YoY

Poverty

Below Poverty Level

12.1%+11.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone79.8%

Public transit0.6%

Worked from home9.8%

Other9.8%

Worked From Home

9.8%+10.1% YoY

Mean Commute

19.80-2.0% YoY

Done with Council Bluffs? Put it next to another market.

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Council Bluffs, Iowa

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $70K, +2.7% YoY (ZIP); renters hold 33.7% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +3.3% YoY. inventory, +11.8% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

2 ZIPs in this city:51501 51503

Median Listing Price

$267K

Population

72,590

29,713

Median Days on Market

Active Listings

148

New Listings

Housing Market

The median listing price is up 3.3% YoY while the median home got down 2.2% bigger, so value per square foot is down 1.7%.

Pricing

Median Listing Price

$267K+3.3% YoY

Average Listing Price

$300K-3.9% YoY

Price per Sq Ft

$163.608-1.7% YoY

Median Sq Ft

1,650-2.2% YoY

Inventory

Active Listings

148+29.8% YoY

New Listings

98+11.4% YoY

Total Listings

265+11.8% YoY

Buyer Competition

Pending Listings

122-2.4% YoY

Pending Ratio

0.82-25.2% YoY

Median Days on Market

34-0.2% YoY

Price Reduced

19.5%+1.1% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 40,083

40Kunits

Occupied37,64293.9%

Vacant2,4416.1%

2024 Tenure ⓘ

U.S. Census ACS · n = 37,642

38Koccupied

Owner26,31169.9%

Renter11,33130.1%

Renter Share

30.1%+1.5% YoY

Total Housing Units

40,083+0.2% YoY

FY2026 Fair Market Rent

CountyPottawattamie County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,090

/month

1 BR

$1,148

/month

2 BR

$1,368

/month

3 BR

$1,813

/month

4 BR

$2,046

/month

FMR trends · Pottawattamie County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 33.7% of this ZIP's 29,713 occupied households, on a median household income of $70K.

Population & Age

Total Population

72,590+0.3% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 72,590

73Kresidents

Under 1816,53322.8%

Adults 18–6443,04959.3%

65 & Over13,00817.9%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

39.36-1.2% YoY

Population Under 18

16,533-0.2% YoY

Population 65 & Over

13,008+1.1% YoY

Households & Mobility

Total Households

29,713+0.7% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.38-0.2% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house88.9%

Moved (within US)10.9%

Other0.2%

Veterans

8.2%-3.3% YoY

Income & Poverty

Median Household Income

$70K+2.7% YoY

Per-Capita Income

$36K+0.8% YoY

Mean Household Income

$87K+0.4% YoY

Below Poverty Level

13.4%+14.4% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone79.8%

Public transit0.8%

Worked from home9.1%

Other10.3%

Worked From Home

9.1%+6.7% YoY

Mean Commute

18.18-4.2% YoY

Units & Tenure

Total Housing Units

31,478+0.3% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 31,478

31Kunits

Occupied29,71394.4%

Vacant1,7655.6%

2024 Tenure ⓘ

U.S. Census ACS · n = 29,713

30Khouseholds

Owner19,69366.3%

Renter10,02033.7%

Avg Household Size — Owner

2.51-0.3% YoY

Avg Household Size — Renter

2.12+0.2% YoY

County Demographics

County population is up 0.0% to 93,424: residents under 18 are down 1.1% and those 65 and over are up 2.1%.

Median Age

40.12024

Population

Pottawattamie County Population

93,529+0.2% YoY

Households

Total Households

37,642+0.3% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.41-0.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 93,424

93Kresidents

Under 1821,40722.9%

Adults 18–6454,50958.3%

65 & Over17,50818.7%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

21,407-1.1% YoY

Population 65 & Over

17,508+2.1% YoY

Median Age

40.100.0% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house89.8%

Moved (within US)10.1%

Other0.1%

Veterans

8.4%-2.3% YoY

County Economy

County median household income is $74K, 12.1% of residents are below the poverty level, 9.8% work from home.

Income

Median Household Income

$74K+3.0% YoY

Per-Capita Income

$37K+1.7% YoY

Mean Household Income

$92K+1.3% YoY

Poverty

Below Poverty Level

12.1%+11.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone79.8%

Public transit0.6%

Worked from home9.8%

Other9.8%

Worked From Home

9.8%+10.1% YoY

Mean Commute

19.80-2.0% YoY

Done with Council Bluffs? Put it next to another market.