Home Values in Council Bluffs, Iowa — 2026 Market Report
Updated March 2026 | Buyer's Market | +3.8% YoY
The median home value in Council Bluffs, Iowa is $175,000 as of March 2026, which is below the national median of $400,000. Home values in Council Bluffs have increased by 3.8% over the past year and 20.5% over the last five years. With a population of 62,230 and a median household income of $48,250, the price-to-income ratio stands at 3.6x, making Council Bluffs affordable for the average household.
Council Bluffs Housing Market Conditions
| Metric | Council Bluffs | National Avg |
|---|---|---|
| Median Home Value | $175,000 | $400,000 |
| YoY Appreciation | +3.8% | +3.8% |
| 5-Year Appreciation | +20.5% | +22.4% |
| Price per Sq Ft | $46 | $222 |
| Days on Market | 44 days | 45 days |
| Months of Supply | 5.5 | 3.5 |
| List-to-Sale Ratio | 97.6% | 98.5% |
| Monthly Homes Sold | 37 | — |
| Foreclosure Rate | 0.8% | 0.3% |
Home Value Trends in Council Bluffs
A homeowner who purchased at the median price of $145,228 five years ago in Council Bluffs would have gained approximately $29,772 in equity, representing a 20.5% return on investment. Over the past year alone, the typical homeowner gained $6,407 in home equity.
Affordability in Council Bluffs, IA
With a median household income of $48,250 and a median home price of $175,000, the price-to-income ratio in Council Bluffs is 3.6x. A ratio below 3x is generally considered affordable, while above 5x indicates significant affordability challenges. The average monthly rent of $1,186 compared to estimated monthly ownership costs of $1,060 gives a rent-vs-buy ratio of 0.89. In Council Bluffs, buying is currently competitive with renting when factoring in equity accumulation.
Property Taxes in Council Bluffs
The effective property tax rate in Iowa is 1.57%. On a home valued at $175,000, the estimated annual property tax bill is $2,748, or approximately $229/month. Property taxes are an important factor in the total cost of homeownership and can significantly impact affordability. The cost of living index in Council Bluffs is 82.5 (100 = national average), indicating living costs are below the national average.
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Open Mortgage CalculatorFrequently Asked Questions
What is the median home value in Council Bluffs, IA?
The median home value in Council Bluffs, Iowa is $175,000 as of March 2026. Home values have changed +3.8% over the past year, with a 5-year appreciation of 20.5%.
Is Council Bluffs a buyer's or seller's market?
Council Bluffs is currently a buyer's market with 5.5 months of housing supply. Homes spend an average of 44 days on market, and the list-to-sale price ratio is 97.6%. Higher inventory gives buyers more negotiating power.
Are home values going up in Council Bluffs?
Yes, home values in Council Bluffs have increased by 3.8% over the past year. The 5-year appreciation rate is 20.5%, meaning a home worth $145,228 five years ago is now worth $175,000.
Is it better to rent or buy in Council Bluffs?
The average monthly rent in Council Bluffs is $1,186, while estimated monthly homeownership costs are approximately $1,060. The price-to-rent ratio is 12.3. Based on current conditions, buying may be more cost-effective than renting in this market.
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Disclaimer: Home value data for Council Bluffs, Iowa is based on publicly available market data and estimates. Actual home values may vary based on property condition, location within the city, and current market conditions. Data is updated regularly but may not reflect the most recent transactions. Last updated: March 2026.