Aberdeen SD Housing Stats Sales Data 2026
Key Takeaways
Aberdeen's median home price reaches $215,000 in early 2026, positioning the market as one of South Dakota's most affordable metro areas with strong affordability metrics for households earning the local median of $58,000, according to the South Dakota Association of REALTORS (SDAR)
The market generates 450-520 annual residential transactions across Brown County, with average days on market of 32 days reflecting a balanced supply-demand environment, according to Brown County Recorder data
Northern State University and Presentation College anchor a university-town buyer segment representing 18% of transactions, with institutional employment providing counter-cyclical stability to the agricultural-dependent economy, according to SDAR buyer surveys
Average listing commission of 2.90% — the highest among South Dakota's metro markets — produces per-transaction gross of approximately $6,235, supported by the market's moderate price point and limited agent competition, according to SDAR closed-sale data
Agents using US Tech Automations for Aberdeen farming leverage university employment targeting, agricultural economy tracking, and affordable-market campaign tools to build dominant market share in a community where systematic farming remains underutilized
Housing Statistics: Aberdeen's University and Agricultural Economy
Aberdeen is the county seat of Brown County, South Dakota (Brown County), located in the northeastern part of the state along U.S. Highways 12 and 281. With a population of approximately 28,500 (city proper) and 38,000+ across greater Brown County, Aberdeen serves as the commercial hub for a 17-county trade area spanning northeastern South Dakota and south-central North Dakota. The city is approximately 280 miles northwest of Sioux Falls, 180 miles southwest of Fargo, North Dakota, and 125 miles east of Pierre, the state capital. Aberdeen is home to Northern State University (3,800 students) and Presentation College (700 students).
How does Aberdeen's housing market differ from South Dakota's larger cities? According to SDAR data and Brown County Assessor records, Aberdeen operates as a classic small-metro market where university employment, regional healthcare (Avera St. Luke's Hospital, 1,800 employees), and agricultural services create a stable but slower-growth economic foundation. Unlike Sioux Falls' 2.1% annual growth or Rapid City's tourism-driven demand, Aberdeen's population has grown at just 0.5% annually since 2020, making price stability rather than appreciation the defining market characteristic. For comparison with South Dakota's growth markets, see our Sioux Falls real estate trends.
Sales Volume Statistics
Annual Transaction Data
According to SDAR and Brown County Recorder data:
| Year | Total Sales | Median Price | Avg DOM | New Listings | Months Supply |
|---|---|---|---|---|---|
| 2021 | 540 | $185,000 | 15 | 620 | 1.2 |
| 2022 | 520 | $198,000 | 18 | 600 | 1.5 |
| 2023 | 440 | $205,000 | 30 | 560 | 2.8 |
| 2024 | 460 | $210,000 | 34 | 570 | 3.0 |
| 2025 | 480 | $213,000 | 32 | 580 | 2.8 |
| 2026 (proj) | 490 | $215,000 | 32 | 585 | 2.9 |
Aberdeen's transaction volume has stabilized near 480-490 annual sales after the 2021 pandemic-driven peak of 540, with the 2026 projection reflecting a market in equilibrium — neither the aggressive seller's market of 2021 (1.2 months supply) nor the buyer-leaning conditions of 2024 (3.0 months), according to SDAR monthly market reports and Brown County MLS data.
Monthly Sales Distribution
According to SDAR and Brown County MLS data:
| Month | Avg Monthly Sales | Share of Annual | Avg Sale Price | Avg DOM |
|---|---|---|---|---|
| January | 22 | 4.5% | $198,000 | 45 |
| February | 25 | 5.1% | $200,000 | 42 |
| March | 32 | 6.5% | $208,000 | 38 |
| April | 42 | 8.6% | $215,000 | 30 |
| May | 55 | 11.2% | $222,000 | 25 |
| June | 62 | 12.7% | $225,000 | 22 |
| July | 58 | 11.8% | $220,000 | 24 |
| August | 52 | 10.6% | $218,000 | 26 |
| September | 48 | 9.8% | $215,000 | 28 |
| October | 38 | 7.8% | $210,000 | 32 |
| November | 30 | 6.1% | $205,000 | 38 |
| December | 26 | 5.3% | $200,000 | 42 |
When do Aberdeen homes sell for the highest prices? According to SDAR seasonal data, June represents the optimal month with average sale prices of $225,000 (4.7% above the annual median) and the shortest DOM at 22 days. The May-August window captures 46.3% of annual transactions. Aberdeen's seasonality is driven by both Northern State University's academic calendar (August move-ins drive summer purchasing) and the agricultural cycle (farmers list after spring planting and before fall harvest), according to Brown County agricultural extension data.
Price Segment Statistics
According to SDAR and Brown County Assessor data:
| Price Segment | Annual Sales | Share | Avg DOM | Financing Mix | Buyer Profile |
|---|---|---|---|---|---|
| Under $125,000 | 55-65 | 12% | 25 | 60% FHA, 30% conv, 10% VA | First-time, investors |
| $125,000-$175,000 | 95-110 | 20% | 28 | 50% FHA, 40% conv, 10% VA | Young families |
| $175,000-$225,000 | 145-165 | 32% | 30 | 55% conv, 30% FHA, 15% VA | Core market |
| $225,000-$300,000 | 115-130 | 25% | 35 | 70% conv, 20% VA, 10% FHA | Move-up families |
| $300,000-$400,000 | 40-50 | 9% | 42 | 80% conv, 15% VA, 5% jumbo | Established professionals |
| $400,000+ | 10-15 | 2% | 55 | 65% conv, 25% jumbo, 10% VA | Executive, custom |
The $175,000-$225,000 core segment dominates Aberdeen's market at 32% of transactions, closely aligning with the city's median household income of $58,000 and typical 30% DTI ratios — this price band represents the sweet spot where affordability meets adequate housing quality, according to SDAR affordability metrics and Census ACS income data.
Property Statistics
Housing Stock Composition
According to Brown County Assessor and Census ACS data:
| Property Type | Share of Stock | Median Value | Avg Sq Ft | Avg Age | Annual Sales Share |
|---|---|---|---|---|---|
| Single-family detached | 65% | $225,000 | 1,520 | 45 yrs | 58% |
| Manufactured/modular | 10% | $85,000 | 1,050 | 22 yrs | 8% |
| Townhome/duplex | 8% | $175,000 | 1,250 | 18 yrs | 10% |
| Apartment/condo | 7% | $135,000 | 950 | 25 yrs | 6% |
| New construction SFH | 5% | $315,000 | 1,850 | < 2 yrs | 12% |
| Rural/acreage | 5% | $195,000 | 1,680 | 35 yrs | 6% |
Neighborhood Sales Statistics
According to SDAR, Brown County Assessor, and Redfin data:
| Neighborhood/Area | Median Price | Avg Sq Ft | Annual Sales | Turnover Rate | Avg DOM |
|---|---|---|---|---|---|
| Southeast Aberdeen (newer) | $265,000 | 1,680 | 85-100 | 6.5% | 25 |
| Northeast/NSU area | $185,000 | 1,280 | 55-65 | 7.2% | 28 |
| Central/downtown | $165,000 | 1,350 | 45-55 | 5.5% | 32 |
| West Aberdeen | $225,000 | 1,520 | 55-65 | 5.8% | 30 |
| North Aberdeen | $195,000 | 1,380 | 40-50 | 5.2% | 35 |
| South/Hwy 281 corridor | $245,000 | 1,580 | 50-60 | 6.0% | 28 |
| Rural Brown County | $175,000 | 1,620 | 45-55 | 3.8% | 48 |
| Moccasin Creek area | $285,000 | 1,750 | 30-40 | 5.5% | 30 |
The Northeast/NSU area posts the highest turnover rate at 7.2%, driven by university faculty and staff transitions, graduate student housing turnover, and the neighborhood's older housing stock (average age 48 years) where deferred maintenance prompts sales, according to Brown County Recorder data and SDAR neighborhood analysis.
Commission and Agent Statistics
Commission Structure
According to SDAR and Brown County MLS data:
| Transaction Type | Avg Rate | Avg Price | Per-Side Gross | Annual Volume | Total Commission Pool |
|---|---|---|---|---|---|
| Existing SFH resale | 2.90% | $215,000 | $6,235 | 280-320 | $1.75M-$2.0M |
| New construction | 2.50% | $315,000 | $7,875 | 55-65 | $433K-$512K |
| Townhome/duplex | 2.85% | $175,000 | $4,988 | 45-55 | $224K-$274K |
| Investment property | 2.75% | $135,000 | $3,713 | 30-35 | $111K-$130K |
| Rural/acreage | 3.00% | $195,000 | $5,850 | 25-35 | $146K-$205K |
| Manufactured home | 3.00% | $85,000 | $2,550 | 35-40 | $89K-$102K |
Why are Aberdeen commission rates higher than larger South Dakota markets? According to SDAR data, Aberdeen's 2.90% average listing-side rate — versus 2.80% in Sioux Falls and Rapid City — reflects the market's lower price points (requiring higher percentage rates to generate adequate per-transaction income) and limited agent competition (approximately 75 licensed agents versus 220 in Rapid City and 450 in Sioux Falls, per SDREC data). The smaller agent pool reduces commission pressure while the lower price points make percentage-based negotiation less aggressive.
Agent Population Statistics
According to SDREC licensing data and SDAR:
| Agent Metric | Aberdeen | Sioux Falls | Rapid City | SD Statewide |
|---|---|---|---|---|
| Licensed agents | 75 | 450 | 220 | 2,800 |
| Active agents | 58 | 340 | 165 | 2,100 |
| Transactions/active agent | 8.4 | 11.8 | 6.7 | 6.0 |
| Avg GCI/active agent | $52,000 | $72,000 | $51,000 | $45,000 |
| Top-10% threshold (sides) | 18+ | 28+ | 20+ | 15+ |
| Commission pool total | $3.05M | $28.5M | $8.4M | $95M |
Aberdeen's 8.4 transactions per active agent is the highest ratio among South Dakota's metro markets, indicating that active agents capture proportionally more business than their counterparts in larger cities — a 25% productivity advantage over Sioux Falls and 40% over the statewide average, according to SDREC data and SDAR production benchmarks.
Demographic Statistics
Population and Income Profile
According to Census ACS data and Brown County planning reports:
| Demographic Metric | Aberdeen | Brown County | SD Statewide | Nat'l Avg |
|---|---|---|---|---|
| Population (2026 est.) | 28,500 | 38,000 | 910,000 | 335M |
| Median household income | $58,000 | $62,000 | $64,000 | $75,000 |
| Per capita income | $32,500 | $34,000 | $34,000 | $38,000 |
| Homeownership rate | 62% | 66% | 68% | 65% |
| Bachelor's degree+ | 30% | 28% | 30% | 33% |
| Median age | 36.5 | 38.2 | 37.5 | 38.5 |
| Poverty rate | 12% | 10% | 13% | 12% |
University Impact Statistics
According to Northern State University, Presentation College, and SDAR data:
| University Metric | NSU | Presentation | Combined Impact |
|---|---|---|---|
| Student enrollment | 3,800 | 700 | 4,500 |
| Faculty/staff | 450 | 120 | 570 |
| Annual housing transactions | 65-75 | 15-20 | 80-95 |
| Share of Aberdeen market | 14% | 4% | 18% |
| Avg employee purchase price | $225,000 | $195,000 | $218,000 |
| Avg employee tenure | 8.5 yrs | 7.2 yrs | 8.2 yrs |
How does Northern State University affect Aberdeen real estate? According to SDAR buyer surveys and NSU employment data, university-connected buyers represent 18% of Aberdeen's housing transactions — faculty/staff purchases, student-housing investments, and employee relocations. NSU's 450 faculty and staff positions turn over at approximately 8% annually (36 positions), generating a predictable pipeline of both incoming buyers and outgoing sellers. US Tech Automations enables agents to track university employment announcements and automatically trigger relocation campaigns when new faculty positions are posted.
Buyer Origin Statistics
According to SDAR buyer surveys and Brown County data:
| Buyer Origin | Share | Avg Price | Primary Motivation | Preferred Area |
|---|---|---|---|---|
| Local move-up | 35% | $245,000 | Space, schools | Southeast, Moccasin Creek |
| University-connected | 18% | $218,000 | Employment | Northeast/NSU, west |
| Rural-to-urban | 15% | $195,000 | Services, schools | Central, north |
| First-time local | 14% | $175,000 | Affordability | Central, northeast |
| Healthcare sector | 10% | $235,000 | Job transfer | Southeast, south |
| Out-of-state relocation | 5% | $265,000 | Quality of life | Southeast, Moccasin Creek |
| Investor | 3% | $145,000 | Rental yield (8-11%) | Northeast, central |
Affordability Statistics
Income-to-Housing Analysis
According to Census ACS data and SDAR:
| Affordability Metric | Aberdeen | Sioux Falls | Rapid City | National |
|---|---|---|---|---|
| Median price/median income | 3.7x | 4.9x | 4.4x | 5.0x |
| NAR Affordability Index | 1.35 | 1.08 | 1.15 | 0.95 |
| Monthly PITI ($215K, 7%) | $1,620 | $2,380 | $2,115 | $2,835 |
| PITI as % of median income | 33.5% | 36.5% | 38.5% | 40.5% |
| Min income for median home | $52,000 | $68,000 | $62,000 | $82,000 |
Aberdeen's 3.7x price-to-income ratio makes it one of the most affordable metro housing markets in the United States — for comparison, the national median of 5.0x means Aberdeen homebuyers dedicate roughly 26% less of their income to housing costs, creating a stability advantage that insulates the market against significant price corrections, according to NAR Housing Affordability Index data and Census ACS income profiles.
Is Aberdeen undervalued compared to other South Dakota markets? According to SDAR affordability data, Aberdeen's 1.35 NAR Affordability Index (1.0 = median household can afford median home) significantly exceeds Sioux Falls' 1.08 and the national 0.95. While this affordability reflects genuine economic differences — lower incomes, slower growth — it also means Aberdeen homeowners carry less financial risk and enjoy greater discretionary income after housing costs. For investors, this translates to 8-11% gross rental yields versus 5-7% in Sioux Falls, according to Brown County rental market surveys. For broader South Dakota market context, see our Watertown demographics data.
Farming Automation: 8-Step Playbook for Aberdeen Agents
Map university employment zones for farming priority. Identify 300-500 homes within 1.5 miles of Northern State University and Presentation College campuses — these zones post 7.2% annual turnover driven by faculty transitions, creating the fastest path to consistent closings, according to Brown County Recorder data.
Build an owner database with employment signals. Pull Brown County Assessor records and cross-reference with university and hospital directory data. Flag owners who match known NSU, Presentation, or Avera St. Luke's employment — these segments have predictable turnover patterns tied to academic and healthcare staffing cycles.
Create affordability-focused content for first-time buyers. Aberdeen's 1.35 Affordability Index is a marketable story — develop content showing how first-time buyers can purchase median-priced homes with household incomes as low as $52,000, including FHA down payment scenarios and USDA eligibility for surrounding Brown County areas.
Deploy academic-calendar-aligned campaigns. Configure US Tech Automations to launch faculty relocation campaigns in January-March (ahead of fall-start hires), student-housing investor outreach in April-May, and university-employee equity updates in June when annual contracts renew.
Target the rural-to-urban migration segment. Aberdeen draws 15% of buyers from surrounding agricultural communities seeking urban services and schools. Create farm-to-city lifestyle content highlighting Aberdeen's healthcare access, shopping, and school quality compared to small-town alternatives.
Implement automated equity and market reports. Configure monthly market reports customized by neighborhood — southeast Aberdeen owners see different comparable data than northeast/NSU area owners. US Tech Automations generates these zone-specific reports automatically from MLS data.
Monitor Avera St. Luke's hiring announcements. Healthcare employment (1,800 positions) generates approximately 10% of Aberdeen's buyer transactions. Track job postings and hiring events through automated monitoring, triggering relocation outreach when significant hiring (10+ positions) occurs.
Convert engagement to appointments with affordability data. When farm contacts engage with market reports, follow up with personalized affordability analyses showing current equity, potential trade-up scenarios, and monthly cost comparisons at current rates. Aberdeen's exceptional affordability makes these conversations productive — most homeowners can realistically upgrade, according to SDAR buyer qualification data.
Platform Comparison: Farming Automation Tools
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| University employment tracking | Automated hire alerts | No | No | No | No |
| Academic calendar campaigns | Semester-aligned auto | No | No | No | No |
| Affordability calculator delivery | Zone-specific auto | Manual | No | No | No |
| Brown County record API | Direct integration | No | No | No | No |
| Rural-to-urban campaign tools | Lifestyle comparison | No | No | No | No |
| Healthcare hiring monitoring | Job post alerts | No | No | No | No |
| Price | Competitive | $499+/mo | $1,000+/mo | $300+/mo | $69+/user/mo |
| Best for | University town farming | Teams | Large teams | Digital ads | Transaction mgmt |
US Tech Automations provides tailored value for university-town markets like Aberdeen through academic calendar campaign alignment and employer hiring alerts — these capabilities address the specific demand drivers that generic CRM platforms completely overlook in smaller metros, according to NAR technology adoption surveys.
Aberdeen Housing Stats FAQ
What is the median home price in Aberdeen SD in 2026?
The median home price in Aberdeen is $215,000 in early 2026, according to SDAR data. This positions Aberdeen as one of South Dakota's most affordable metro markets with a 3.7x price-to-income ratio — significantly below the national 5.0x average and below Sioux Falls' 4.9x ratio.
How many homes sell per year in Aberdeen?
Brown County records approximately 450-520 residential transactions annually, with a projected 490 sales in 2026, according to Brown County Recorder data. June leads monthly volume with 62 average sales, while January trails at 22, reflecting the pronounced seasonality of Aberdeen's northern climate.
What commission rates do Aberdeen agents charge?
Aberdeen agents average 2.90% listing-side commission — the highest among South Dakota's metro markets — producing per-side gross of $6,235 on the median sale, according to SDAR data. The higher percentage rate compensates for the lower price point relative to Sioux Falls and Rapid City.
How does Northern State University affect the housing market?
University-connected transactions represent 18% of Aberdeen's housing market (80-95 annual sales), according to SDAR data. NSU's 450 faculty/staff positions turn over at 8% annually, creating a predictable buyer/seller pipeline that anchors the northeast neighborhood's 7.2% turnover rate. For comparison with South Dakota's other major university market, see our Brookings real estate market data.
Is Aberdeen a good place to invest in real estate?
Aberdeen rental properties yield 8-11% gross returns on investments under $150,000, particularly in the northeast/NSU area where student and faculty rental demand remains consistent, according to Brown County rental surveys. The stable economy and low vacancy rates (5-6%) reduce investor risk.
What neighborhoods have the best sales statistics in Aberdeen?
Southeast Aberdeen leads in both volume (85-100 annual sales) and value ($265,000 median), while the northeast/NSU area leads in turnover rate at 7.2%, according to SDAR neighborhood data. Moccasin Creek offers the highest price point ($285,000) with moderate turnover suitable for premium farming.
How affordable is Aberdeen compared to the national average?
Aberdeen scores 1.35 on the NAR Housing Affordability Index versus the national 0.95, meaning the median Aberdeen household can afford 35% more home than the national median household, according to NAR data. Monthly PITI on a median home runs $1,620 versus $2,835 nationally.
What percentage of Aberdeen buyers are first-time purchasers?
First-time buyers represent approximately 14% of Aberdeen transactions, purchasing at an average of $175,000, according to SDAR buyer surveys. When combined with the rural-to-urban segment (15%), nearly a third of Aberdeen buyers are making their first purchase in the city, creating strong demand for the sub-$200,000 segment.
How long do homes stay on market in Aberdeen?
The average days on market is 32 days in early 2026, normalized from the 2021 low of 15 days, according to SDAR MLS data. Southeast Aberdeen averages just 25 DOM, while rural Brown County properties average 48 DOM, reflecting the urban-rural demand differential.
How many agents compete in Aberdeen?
Aberdeen has approximately 75 licensed agents with 58 active, competing for 490 annual transactions, according to SDREC data. This produces 8.4 transactions per active agent — the highest productivity ratio among South Dakota metros and 40% above the statewide average.
Conclusion: Automate Your Aberdeen Real Estate Farming
Aberdeen's housing statistics tell a clear story: an affordable, stable market with university-anchored demand, predictable turnover cycles, and limited agent competition that rewards systematic farming approaches. The $215,000 median price and 2.90% commission rate generate accessible GCI, while the 75-agent competitive field means dominant market share is achievable through disciplined outreach.
For agents ready to build an Aberdeen farming operation, US Tech Automations provides university employment tracking, academic calendar campaign alignment, and zone-specific market report automation that transform Brown County data into consistent listing appointments. Start building your Aberdeen geographic farm today and capture your share of this stable northeastern South Dakota market.
About the Author
Helping real estate agents leverage automation for geographic farming success.
