West Des Moines closed 2023 with a median sale price of $310K—healthy growth but still trailing the torrid 11% statewide jump. Inventory sits at 1.4 months, well below the balanced 6-month mark, so expect multiple offers on anything under $350K that’s move-in ready. New construction is concentrated in three corridors:

• Bridgewater Heights – ranch and two-story homes from the $330s; lots still available
• Waterford – paired villas starting at $299K, popular with empty-nesters
• Glen Oaks West – custom builds averaging $500K, many with walk-out basements backing Walnut Creek trails

Interest rates hovering in the mid-6% range have cooled bidding wars slightly, giving buyers room to negotiate closing-cost credits or rate-buydowns—tactics NMHL models in every pre-approval letter so you know the true monthly impact.

Each West Des Moines neighborhood carries distinct personality—and price tags that swing more than $150K from one mile to the next. Knowing these quirks helps mortgage lenders in West Des Moines pair the right loan product to the property.

Valley Junction (50265)
Brick streets, 1920s bungalows, and a weekly farmers market create a small-town vibe five minutes from Jordan Creek Mall. Starter homes start at $225K; renovated 4-bed craftsmen top out near $375K. Because many structures pre-date 1978, FHA 203(k) renovation loans are common; NMHL closes them in 35 days, not the 60 you’ll hear about elsewhere.

Clive Greenbelt
Technically West Des Moines school district, these wooded lots back onto 12 miles of paved trails. Prices run $350–$500K. Higher lot values mean bigger loans—our jumbo program kicks in at $726,200 for 2024, but we keep the same 5% down option up to $1M when the client has a 700 score.

Ashworth Ridge & Sixth Street Corridor
Post-war ramblers and split-levels priced $250–$325K attract first-time buyers using the Iowa Finance Authority Grant; many choose the 3-2-1 temporary buydown to ease into payments.

First-time buyers make up 42% of NMHL’s West Des Moines pipeline, and Iowa’s generous assistance keeps monthly payments surprisingly low.

Iowa Finance Authority (IFA) FirstHome Program
• Reduced mortgage-insurance premiums that save $70–$110/month on a $300K loan
• $5,000 forgivable down-payment loan if household income is under $99K in Polk County
• 30-year fixed rates typically 0.375–0.5% below conventional market

West Des Moines JumpStart Grant
City-funded and stackable with IFA; no repayment if you remain in the home five years. Income cap is $89,900 for a family of three, and purchase price must stay under $372,800—easy on the median $310K market.

Federal Home Loan Bank of Des Moines Competitive Edge
NMHL members have access to $7,500 in matched funds through the FirstHome Plus initiative. We front the match from closing proceeds, so you don’t bring extra cash to the table.

Polk County reassesses every odd-numbered year; the 2023 roll bumped assessed values 11% on average. Your January tax bill reflects the prior January assessment, so budget for a lag-year jump.

Sample Tax Calculation (2024)
$310,000 market value × 55% rollback = $170,500 assessed
$170,500 × $14.20 levy = $2,421/year or about $202/month

Special situations to watch:

• Storm-water & sidewalk assessments – City can lien unfinished repairs up to $12K; we escrow 1.25× the estimate at closing.
• Sanitary sewer replacement – Older Valley Junction homes may face $8–$12K special assessments; negotiate seller-paid or roll into a 203(k).
• Homestead Credit – File by July 1 to save roughly $135/year; NMHL files the form automatically for clients who escrow taxes.

With 4,200 veterans living in Polk County, West Des Moines rewards those who served with some of the best VA loan perks in the Midwest.

Zero-Down, No-PMI
Finance up to $766,550 in 2024 without monthly mortgage insurance—even on a $500K home that would cost $320/month in PMI under conventional. The funding fee can be wrapped into the loan, so truly cash-to-close can be under $1,000 when paired with seller credits.

Disabled Veteran Property Tax Exemption
Iowa exempts 100% of assessed value for service-connected 100% disabled vets, saving over $2,400 annually on a $310K home. NMHL processors handle the county paperwork so your escrow payment drops before the first statement arrives.

West Des Moines Military Appreciation Grant
Although smaller than civilian programs, the city offers $2,500 toward closing for active Reserve or Guard members; we layer it on top of VA or conventional loans to cover appraisal, title, and recording fees.

Traditional banks often turn away borrowers with dings on credit or write-offs on tax returns. NMHL built specialty niches specifically for the Des Moines metro’s diverse workforce.

Credit Rebuild Loan (FHA 580+)
Accepts credit scores down to 580 with 3.5% down. We use a rapid-rescore simulator that shows exactly how many points you’ll gain by paying down each credit card; most clients add 20–40 points in two weeks and graduate to lower mortgage-insurance pricing.

Bank-Statement Program
Use 12 or 24 months of business statements to qualify; borrow up to $1.5M with 15% down and 660 score. Perfect for real-estate investors who flip Valley Junction bungalows or consultants working from home offices in Waterford.

One-Year Tax-Return Program
Show only the most recent year of returns plus YTD P&L; ideal for gig-economy drivers, farmers, and IT contractors who had a slow previous year but are back on track.

Every pre-approval comes with a free NMHL credit coach who stays with you until closing—no outsourced call centers, no 48-hour voicemail loops.