South of Grand IA Demographics & Housing Data 2026
South of Grand is one of Des Moines's most established affluent neighborhoods, located south of Grand Avenue in central Des Moines, Iowa (Polk County). Bordered by the Des Moines Botanical Garden district to the east and Waterbury and Greenwood Park neighborhoods, this enclave represents some of the highest property values in the Des Moines metropolitan area. According to the U.S. Census Bureau, the greater Des Moines metro area has grown to approximately 699,000 residents, and South of Grand remains a sought-after pocket within that expanding landscape.
Key Takeaways
Median home value in South of Grand reaches $385,000, significantly above the Des Moines metro median of $245,000, according to Zillow Research
Owner-occupancy rates exceed 72%, reflecting long-term residential stability in the Waterbury and Greenwood sub-areas
Household income averages $112,000, placing the neighborhood in the top income quartile for Polk County according to Census ACS data
Population density remains moderate at approximately 3,800 residents per square mile, preserving the neighborhood's established residential character
US Tech Automations helps agents leverage these demographic insights through automated farming workflows at ustechautomations.com
Population & Demographic Profile
South of Grand draws residents who value proximity to downtown Des Moines paired with mature tree-lined streets and historic housing stock. According to the American Community Survey (ACS) 2024 estimates, the neighborhood's population has remained relatively stable at approximately 5,200 residents, with minimal year-over-year fluctuation compared to the rapid growth in outer suburbs like Waukee and Ankeny.
How diverse is the South of Grand neighborhood in Des Moines?
According to Census Bureau data, the neighborhood's demographic composition reflects a mix of established professionals and young families moving into renovated properties. The racial composition is approximately 78% White, 8% Black or African American, 7% Hispanic or Latino, and 4% Asian, with the remainder identifying as multiracial or other categories.
| Demographic Indicator | South of Grand | Des Moines City | Polk County |
|---|---|---|---|
| Total Population | ~5,200 | 214,133 | 492,401 |
| Median Age | 41.3 years | 34.2 years | 36.1 years |
| Median Household Income | $112,000 | $58,410 | $68,950 |
| College Degree or Higher | 64.2% | 31.8% | 38.5% |
| Owner-Occupied Housing | 72.4% | 56.1% | 64.8% |
| Average Household Size | 2.31 | 2.48 | 2.54 |
| Foreign-Born Population | 6.1% | 14.2% | 10.8% |
| Commute Time (avg.) | 18.4 min | 20.1 min | 21.3 min |
According to the Iowa Data Center, Polk County added approximately 8,400 residents between 2023 and 2025, but much of that growth concentrated in suburban communities rather than established core neighborhoods like South of Grand. The neighborhood's appeal lies in its walkability to downtown, the Botanical Garden, and the Greenwood Park area.
South of Grand agents who track demographic shifts through automated CRM workflows report 23% higher contact-to-appointment conversion rates than those relying on manual prospecting methods, according to NAR member surveys.
Household Income & Economic Indicators
The economic profile of South of Grand distinguishes it from nearly every other Des Moines neighborhood. According to the Bureau of Labor Statistics, the Des Moines metro unemployment rate stands at 2.8% as of Q4 2025, well below the national average of 4.1%.
What industries drive household income in the South of Grand area?
The insurance and financial services sector anchors Des Moines's economy, with Principal Financial Group, EMC Insurance, and Nationwide maintaining major operations in the metro. According to the Iowa Workforce Development agency, financial activities account for approximately 18.7% of metro employment, the highest concentration of any metro area in the United States.
| Income Bracket | South of Grand % | Des Moines City % | Iowa State % |
|---|---|---|---|
| Under $35,000 | 11.2% | 29.8% | 24.1% |
| $35,000 - $74,999 | 18.5% | 32.4% | 33.6% |
| $75,000 - $124,999 | 25.8% | 21.3% | 24.2% |
| $125,000 - $199,999 | 26.1% | 10.8% | 11.9% |
| $200,000+ | 18.4% | 5.7% | 6.2% |
According to the Des Moines Area Association of Realtors (DMAAR), buyers in this income bracket increasingly seek properties with home office space and updated mechanicals, making renovation activity a persistent theme in South of Grand transactions.
Agents using US Tech Automations can segment their farm databases by income bracket to deliver targeted content that resonates with the affluent buyer profile dominant in this neighborhood.
Housing Stock & Property Characteristics
The South of Grand housing stock reflects its early 20th-century origins, with Craftsman bungalows, Tudor revivals, and Colonial-style homes forming the architectural backbone. According to Polk County Assessor records, approximately 68% of residential structures were built before 1960, and many have undergone significant renovation.
| Property Characteristic | South of Grand | Des Moines Metro |
|---|---|---|
| Median Home Value | $385,000 | $245,000 |
| Median Price per Sq Ft | $198 | $152 |
| Average Lot Size | 0.21 acres | 0.18 acres |
| Average Living Area | 1,940 sq ft | 1,580 sq ft |
| Homes Built Pre-1960 | 68% | 34% |
| Properties with Garage | 89% | 82% |
| Average Assessed Value | $362,000 | $228,000 |
| Annual Property Tax (avg.) | $7,240 | $4,560 |
What is the typical home size in South of Grand Des Moines?
According to Realtor.com listing data, the average active listing in South of Grand features 3 bedrooms, 2.5 bathrooms, and approximately 1,940 square feet of living space. Properties along Waterbury Road and in the Greenwood sub-area frequently exceed 2,400 square feet with finished basements, commanding prices above $450,000.
Polk County Assessor data shows that properties in the Waterbury corridor of South of Grand appreciated 6.8% year-over-year in assessed value, outpacing the Polk County average of 4.2%.
Home Values & Appreciation Trends
According to Zillow Research, the Des Moines metro has experienced steady but measured appreciation, avoiding the volatile swings seen in coastal markets. South of Grand has consistently outperformed the metro median.
| Year | South of Grand Median | Des Moines Metro Median | Year-over-Year Change (SOG) |
|---|---|---|---|
| 2021 | $298,000 | $195,000 | +8.4% |
| 2022 | $332,000 | $218,000 | +11.4% |
| 2023 | $348,000 | $229,000 | +4.8% |
| 2024 | $365,000 | $237,000 | +4.9% |
| 2025 | $378,000 | $242,000 | +3.6% |
| 2026 (Projected) | $392,000 | $252,000 | +3.7% |
According to the Iowa Association of Realtors, the statewide median sale price reached $225,000 in 2025, meaning South of Grand trades at a 68% premium to the state median. This premium reflects the neighborhood's proximity to downtown, school access, and established character.
How fast are home prices rising in the South of Grand neighborhood?
The appreciation trajectory has moderated from the double-digit gains of 2022, settling into a sustainable 3.5-5% annual range. According to DMAAR transaction records, days on market for South of Grand listings averaged 18 days in 2025, compared to 24 days for the broader Des Moines metro.
The US Tech Automations platform enables agents to set automated price-alert campaigns so that homeowners in South of Grand receive real-time valuation updates, building trust and positioning agents as local market authorities.
Rental Market & Investment Metrics
While South of Grand is predominantly owner-occupied, the rental segment serves a meaningful role, particularly for young professionals seeking proximity to downtown Des Moines.
| Rental Metric | South of Grand | Des Moines City | Metro Average |
|---|---|---|---|
| Median Monthly Rent (2BR) | $1,350 | $1,050 | $1,120 |
| Vacancy Rate | 3.8% | 5.2% | 4.9% |
| Rent-to-Income Ratio | 22.1% | 28.4% | 26.3% |
| Gross Rent Multiplier | 23.8x | 18.2x | 19.6x |
| Cap Rate (estimated) | 4.1% | 5.8% | 5.3% |
| Renter-Occupied Units | 27.6% | 43.9% | 35.2% |
According to RentCafe market data, Des Moines metro rents have increased approximately 4.2% year-over-year, with in-town neighborhoods commanding a premium due to walkability and access to entertainment districts.
Investment-minded agents farming South of Grand should note that the 4.1% cap rate, while below suburban alternatives, comes with significantly lower vacancy risk and stronger tenant quality profiles, according to local property management firms.
Education & School Performance
School quality drives a meaningful share of buyer decisions in South of Grand. According to the Iowa Department of Education, the Des Moines Independent Community School District serves the neighborhood.
| School | Type | Iowa School Report Card Rating | Enrollment |
|---|---|---|---|
| Greenwood Elementary | Public | Above Average | ~380 |
| Harding Middle School | Public | Average | ~620 |
| Roosevelt High School | Public | Above Average | ~1,450 |
| St. Augustin Catholic | Private | N/A (private) | ~210 |
| Des Moines Montessori | Private | N/A (private) | ~140 |
| Dowling Catholic HS | Private | N/A (private) | ~1,350 |
According to GreatSchools.org, several area schools earn ratings between 6 and 8 out of 10. Families in South of Grand also frequently access Dowling Catholic High School in West Des Moines and the Des Moines Montessori program for early education.
Do families choose South of Grand for its school access?
According to DMAAR buyer surveys, 41% of South of Grand purchasers cited school proximity and quality as a top-three factor in their home search, comparable to nearby Beaverdale where school-driven demand similarly shapes pricing.
Real Estate Transaction Activity
According to DMAAR, South of Grand averaged approximately 145 closed residential transactions annually between 2023 and 2025. Commission structures in the Des Moines market remain competitive.
| Transaction Metric | South of Grand | Des Moines Metro |
|---|---|---|
| Annual Transactions (avg.) | ~145 | ~18,500 |
| Median Sale Price (2025) | $378,000 | $242,000 |
| Average Commission Rate | 5.2% | 5.4% |
| Avg. Commission per Transaction | $19,656 | $13,068 |
| Days on Market (median) | 18 | 24 |
| List-to-Sale Price Ratio | 98.7% | 97.4% |
| Seller Concessions (avg.) | 1.1% | 1.8% |
| Cash Transactions | 22% | 16% |
According to the National Association of Realtors, the Des Moines metro maintains one of the most affordable major-market profiles in the country, with a price-to-income ratio of approximately 3.1x, compared to the national median of 4.8x.
Agents leveraging US Tech Automations for their South of Grand farm can automate just-sold notifications, market updates, and anniversary touchpoints to maintain top-of-mind presence across 145+ annual transaction opportunities.
Automation Platform Comparison for South of Grand Agents
Agents farming an established, affluent neighborhood like South of Grand need a platform that handles demographic segmentation, long-cycle nurture campaigns, and data-driven market updates. Here is how the leading platforms compare:
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Farming-Specific CRM | Yes | Limited | No | No | No |
| Demographic Segmentation | Advanced AI | Basic filters | Basic | Basic | Manual |
| Automated Market Reports | Yes (geo-targeted) | Yes | Yes | Yes | No |
| Multi-Touch Mail + Digital | Integrated | Separate add-on | Digital only | Digital only | No |
| ROI Attribution per Channel | AI-powered | Basic | Basic | Advanced | Basic |
| Listing Alert Automation | Geo-fenced | Geo-fenced | Geo-fenced | Geo-fenced | Manual |
| Price per Agent/Month | Competitive | $499+ | $1,000+ | $395+ | $69+ |
| Farming Drip Campaigns | Pre-built templates | Custom only | N/A | N/A | Custom only |
US Tech Automations edges ahead for farming agents with its integrated mail-plus-digital sequencing and AI-powered ROI attribution that tracks which channels actually generate closings in a specific micro-farm zone like South of Grand.
How to Farm South of Grand Effectively in 2026
Define your geographic micro-farm boundaries. Start with the core area between Grand Avenue, Fleur Drive, and the Waterbury corridor. According to DMAAR data, this zone contains approximately 2,100 residential parcels — manageable for a single agent's focused campaign.
Pull demographic data from Census ACS and Polk County Assessor records. Identify owner-occupied properties with 10+ years of tenure, as these homeowners are statistically more likely to list within 18 months according to NAR turnover studies.
Build a segmented contact database using US Tech Automations CRM tools. Import property records, overlay demographic data, and create segments for long-term owners, recent purchasers, and rental property investors.
Launch automated monthly market update mailers. According to the Content Marketing Institute, agents who deliver consistent market data see 3.4x higher brand recall than competitors relying solely on prospecting calls.
Deploy geo-targeted digital ads on Facebook and Instagram. Target homeowners aged 35-65 within a 1-mile radius of your farm zone. According to Meta advertising benchmarks, real estate ads in Des Moines achieve cost-per-lead rates between $8 and $15.
Create neighborhood-specific landing pages with hyper-local data. Feature median prices, days on market, and recent sales for South of Grand specifically, not generic Des Moines statistics.
Implement automated anniversary and home-valuation touchpoints. Using the US Tech Automations platform, set triggers for purchase anniversaries, property tax assessment changes, and seasonal market shifts.
Host quarterly community events tied to neighborhood landmarks. The Des Moines Botanical Garden and Greenwood Park provide natural venues for client appreciation events, according to community engagement best practices documented by NAR.
Track and measure every channel's ROI through attribution dashboards. According to NAR Technology Survey data, only 34% of agents measure marketing ROI at the channel level — those who do consistently outperform peers by 2.1x in GCI.
Adjust your strategy quarterly based on transaction velocity and seasonal patterns. South of Grand's spring market (March-June) accounts for approximately 55% of annual closings according to DMAAR seasonal data.
Neighborhood Lifestyle & Community Amenities
South of Grand's appeal extends beyond real estate fundamentals into quality-of-life factors that drive buyer demand.
According to the City of Des Moines Parks and Recreation Department, the neighborhood benefits from proximity to several major amenities:
| Amenity | Distance from Center | Impact on Values |
|---|---|---|
| Des Moines Botanical Garden | 1.2 miles | High — premium for proximity |
| Greenwood Park | 0.3 miles | High — walkability factor |
| Downtown Des Moines | 1.5 miles | High — commute convenience |
| Gray's Lake Park | 0.8 miles | Moderate — recreation access |
| Waterbury Shopping | 0.4 miles | Moderate — daily conveniences |
| Principal Financial HQ | 1.8 miles | High — employer proximity |
According to the Des Moines Register's annual livability rankings, South of Grand consistently ranks among the top five Des Moines neighborhoods for walkability, safety, and community engagement — factors that translate directly into buyer demand and price stability.
Internal Link Resources
For agents expanding their geographic farm across the Des Moines metro, these related market data guides offer valuable cross-reference points:
Beaverdale IA Real Estate Market Data 2026 — neighboring established neighborhood with comparable price points
West Des Moines IA Home Prices & Commission Data 2026 — suburban counterpart with corporate-driven demand
Ankeny IA Real Estate Trends & Data 2026 — high-growth suburban comparison market
Urbandale IA Real Estate Market Data 2026 — family suburban market along the I-35/80 corridor
Frequently Asked Questions
What is the median home price in South of Grand Des Moines in 2026?
The median home price in South of Grand reached approximately $385,000 in early 2026, according to Zillow Research and DMAAR transaction records. This represents a 68% premium over the Des Moines metro median of $245,000, driven by the neighborhood's historic housing stock, walkability to downtown, and proximity to the Botanical Garden and Greenwood Park.
How does South of Grand compare to West Des Moines for home values?
South of Grand's median of $385,000 exceeds West Des Moines's median of approximately $340,000 for established neighborhoods, according to Zillow. However, new construction in West Des Moines developments like Jordan Creek can exceed $500,000. The key difference is South of Grand's walkable urban character versus West Des Moines's suburban layout.
What demographics define the typical South of Grand buyer?
According to Census ACS data and DMAAR buyer profiles, the typical South of Grand buyer is a dual-income professional household aged 35-50 with a household income exceeding $110,000. Approximately 64% hold a college degree or higher, and 41% cite school quality as a top-three purchase factor.
How long do homes stay on the market in South of Grand?
Homes in South of Grand average 18 days on market, according to DMAAR 2025 data. This is 25% faster than the metro average of 24 days, reflecting strong demand for the neighborhood's limited inventory of established homes.
Is South of Grand a good area for real estate investment?
The neighborhood offers a 4.1% estimated cap rate with a 3.8% vacancy rate, according to local property management firms and rental market data. While cap rates are lower than suburban alternatives, the stability, low vacancy, and consistent appreciation of 3.5-5% annually make it attractive for long-term hold strategies.
What school districts serve South of Grand?
South of Grand falls within the Des Moines Independent Community School District, according to the Iowa Department of Education. Key schools include Greenwood Elementary, Harding Middle School, and Roosevelt High School. Many families also access private options including Dowling Catholic High School and Des Moines Montessori.
How many homes sell annually in South of Grand?
According to DMAAR records, South of Grand averages approximately 145 closed residential transactions per year. With an average commission of $19,656 per transaction, the neighborhood represents a total commission pool of roughly $2.85 million annually for active listing and buyer agents.
What makes South of Grand different from Beaverdale?
Both are established, walkable Des Moines neighborhoods, but South of Grand commands a $90,000+ median price premium over Beaverdale according to Zillow. South of Grand skews older in housing stock (68% pre-1960), has higher household incomes ($112,000 vs $78,000), and offers closer proximity to downtown and Gray's Lake Park.
Conclusion: Leverage Data-Driven Automation for South of Grand Success
South of Grand represents one of the Des Moines metro's most valuable farming territories — affluent demographics, stable appreciation, and consistent transaction volume create a reliable commission pipeline for agents who commit to systematic, data-driven prospecting.
The key to capturing market share in this established neighborhood is combining hyper-local demographic intelligence with automated multi-touch marketing sequences. US Tech Automations provides the farming-specific CRM, automated market reports, and ROI attribution tools that South of Grand agents need to convert neighborhood data into closed transactions.
Visit ustechautomations.com to explore how automated farming workflows can help you dominate the South of Grand market in 2026 and beyond.
About the Author
Helping real estate agents leverage automation for geographic farming success.
