Woodbury’s median sale price hit $445,000 in March 2024, up 3.1% year-over-year—half the 6% surge seen in nearby Stillwater. Single-family inventory rose to 132 active listings, giving buyers 2.4 months of supply and the first real negotiation room since 2020. Entry-level activity is concentrated under $400k: 41% of March sales were in the $300–$400k band, mostly 1970s ramblers in Woodbury Heights and Tamarack Hills. New construction by Pulte, DR Horton, and local builder M/I Homes is priced $550–$750k along Radio Drive and 70th Street; builders are offering $10–$15k in closing-cost incentives, which NMHL pairs with 4.99% 30-year fixed rate promotions for well-qualified buyers.

• Average days on market: 28 (up from 14 last spring)
• Share of homes selling above list: 38% (down from 68%)
• Median lot size: 0.29 acres

Under $400k: City Walk and Marsh Creek deliver 3-bed/2-bath townhomes with attached garages and low HOA ($140–$160). Schools feed into Woodbury Elementary and East Ridge High, both 8/10 GreatSchools. Mid-$400s: Look east of Radio Drive in Stonemill Farms where larger 4-bed homes on 0.3-acre lots sell mid-$400s and appreciate 5–6% annually. $550k+: The Preserve and Laurel Creek offer wooded lots, walkout basements, and quick access to Valley Creek Trail; expect 2,800–3,400 sq ft and HOA amenities including pools and skating rinks.

Investors note: Woodbury allows short-term rentals only in your primary residence, so house-hack a duplex in HealthEast Commons and cover 70% of your mortgage with Airbnb guests.

Washington County assesses residential property at 1.06% of market value—on a $400k Woodbury home that’s $4,240/year or about $353/month in escrow. The city portion is 0.42%, county 0.28%, school district 0.23%, and special taxing districts 0.13%. Homestead status saves up to $304/year; file by December 15 to receive the credit on the following year’s taxes. Seniors 65+ with household income under $96,000 qualify for the Minnesota Senior Citizen Property Tax Deferral, effectively capping yearly tax increases at 3% and allowing the balance to accrue as a lien at 5% interest—useful for retirees wanting to keep monthly overhead low.

Buyers purchasing in Tax-Increment Financing (TIF) districts along Woodbury Drive may receive partial abatements for the first 7 years; NMHL escrow analysts automatically adjust for these abatements so your monthly payment reflects only the net tax.

Minnesota Housing Start-Up pairs a 3% down conventional loan with down-payment assistance up to $17,000 at 3.25% simple-interest deferred second mortgage. Household income limit for Washington County is $126,900 for 1–2 persons or $145,935 for 3+. FHA 203(k) Standard lets you roll renovation costs into one loan—popular in Woodbury Heights where $340k fixers need $40k in updates; NMHL’s 203(k) desk reviews bids within 48 hours so sellers know you’re serious.

Don’t forget VA $0-down: Washington County is not considered high-cost, so 100% financing is available to $766,550. With the new 2024 VA funding-fee reduction, a first-time VA buyer in Woodbury saves over $2,400 on a $400k purchase.

Woodbury FirstHOME is a city-run grant that gives $10k toward down payment and closing costs; funds are forgiven after 5 years of occupancy. Combine it with Minnesota Housing assistance for a potential $27k boost—our NMHL loan coordinators handle stacking paperwork for you.

Woodbury’s small-business owners—consultants, med-device reps, salon owners—often write off income, making tax returns unusable. NMHL’s 12-Month Bank-Statement program uses 100% of personal account deposits or 85% of business account deposits after applying a expense factor of 15–30% depending on industry. Credit scores as low as 660 accepted, loan amounts to $1.5 million at 90% LTV. Recent Woodbury client: salon owner showed $185k in deposits, qualified for $650k purchase in Stonemill Farms with 10% down.

Asset-depletion is another path: we divide liquid assets by 240 months and treat the result as monthly income. A Woodbury retiree with $1.2 million in retirement accounts qualified for $5,000/month imputed income, enabling a $600k mortgage on a lakefront home along Colby Lake.

Our Woodbury Accelerated Close program pre-underwrites your file before you shop, letting you compete with cash offers that are still common above $500k. Once under contract, typical 21-day close with $2,500 guarantee paid to seller if we miss the date. NMHL Snap-App pulls W-2s, tax transcripts, and asset statements directly from banks and the IRS—saves you from scanning 60 pages and cuts conditions by 40%. Local appraisers on retainer: we order Washington County appraisals the same day you go under contract, shaving 3–4 days off turn times.

Need a quick credit bump? Our NMHL Credit-Coach simulator shows how paying down a Woodbury-based credit-union card from 90% to 30% can add 18 points in 20 days—enough to move from 615 to 633 and qualify for a better rate tier.