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Clive

Ranked the best suburb to live in the entire Des Moines metro, Clive is small, established, and laced together by an 11-mile trail along Walnut Creek.

  • County:  Primarily Polk County (small part in Dallas) 

  • Population:  18,601 (2020 Census, US Census Bureau)

  • School district:  West Des Moines Community School District (Valley High School); Dowling Catholic (Private)

  • Commute:  About 15mins citywide 

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Clive is the kind of suburb that keeps winning best-of lists without trying very hard to be flashy about it. It’s smaller and quieter than West Des Moines or Waukee, built less around one big commercial anchor and more around an established trail system and a long run of well-kept neighborhoods.

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Neighborhoods

Clive doesn’t have a single defining district; it’s more a patchwork of established and newer pockets, with the Greenbelt Trail running through most of them.

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Country Club West:

Established, mixed pocket of single-family homes, condos, and townhomes, generally $140K to $600K, close to shopping, restaurants, and the trail.

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Angel Park:

Newer, upscale pocket in western Clive with larger two-story homes, generally $500K to $1.6M+, several backing directly onto parkland and trail.

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Greenbelt / Walnut Creek:

Established neighborhoods along the trail itself, popular with buyers who want to walk or bike out the back door rather than drive to a trailhead.

Housing:

Housing in Clive skews older and more established on the east side (think 1960s through 1990s single-family homes and ranches) and noticeably newer as you move west toward the Waukee line, where larger two-story homes dominate. Citywide, the median home value runs around $431,230 (Zillow), higher than West Des Moines or Waukee, which is worth knowing before you set a budget.

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Who Moves Here?

Clive's homeownership rate runs around 75% (Niche), notably higher than most of the other cities in the metro, which tracks with a city of mostly established families and move-up buyers. Niche grades the city an A+ overall, including an A+ for Good for Families, an A for Jobs, and an A for Nightlife.

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Schools

Most of Clive falls in the West Des Moines Community School District, the same district serving West Des Moines, with students zoned to Valley High School. Niche grades that district an A minus, #22 among Best School Districts in Iowa. The Dallas County sliver of Clive instead attends Waukee Community School District (Waukee or Waukee Northwest High School), which Niche grades an A for public schools, #4 of 48 among suburbs with the best public schools and #7 of 136 statewide.

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West Des Moines High School:

The Tigers hold numerous Iowa high school state titles in major sports and have produced athletes to go onto the NFL, NBA, and Olympics.

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Dowling Catholic

High School:

The Maroons are known for their academic excellence and their wrestling, football and soccer programs.

Before purchasing a home, you should always double-check what school zone it sits within before you fall in love with a house.

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R
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  • Cosi Cucina  (Italian)

    • A Clive institution for more than 30 years. House-made pasta, wood-fired pizza, and a dim, art-filled dining room the regulars call classy without being stuffy. Known for their “ziti cucina” dish.

  • John & Nick's Steak & Prime Rib  (Steakhouse)

    • A Clive institution with slow-roasted prime rib, dark wood booths, and a 60-plus-item salad bar included with every entree. Open Tuesday through Saturday evenings, no reservations, first-come first-served.

  • Aura Restaurant & Lounge  (Modern American)

    • A chef-led spot on University Avenue serving dishes with Asian, European, and South American influences, plus a cocktail and wine list, upscale but still casual enough for the whole family.

  • Cooper’s Hawk Winery & Restaurants  (American / Winery)

    • A winery and restaurant built around guided wine tastings, international wines by the glass, and weekend brunch with bubbles, upscale and modern but still casual.

  • The Club Car Restaurant & Lounge  (American)

    • A longtime neighborhood spot built around a vintage train-car theme. It's the go-to lunch spot known for its old-fashioned hospitality.

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Things To Do

The Clive Greenbelt Trail is the city's defining feature: 11.3 miles of paved trail following Walnut Creek, connecting to the Raccoon River Valley Trail toward Waukee and on to West Des Moines, Windsor Heights, and Urbandale.

 

Sand, stain, and paint your own custom wood sign over wine or beer with friends at Board & Brush Studio.

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The trail also runs past the Clive Aquatic Center, a favorite family activity. Swimming lessons, water-walking, all the water activities.

 

Slick City Action Park, an indoor amusement park with high-speed slides, bouncy air courts, a soft-play area for younger kids, and an arcade, good for a family outing or a kid’s birthday party.

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Market Insight

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Sellers

Buyers choosing Clive are usually paying a premium for three things: schools, trail access, and that established, lived-in feel. On the east side, that means leaning into updated kitchens and baths, since a lot of the housing dates to the 1960s through 90s and buyers expect move-in-ready over a project. On the west side, near Angel Park and the Waukee line, buyers are comparing against newer construction, so flowing floor plans and current finishes matter more than character. 

Buyers

Clive is centrally located, and spans established neighborhoods with rich history and aesthetic. It is a coveted area so budget accordingly as Clive's median home value runs noticeably higher than West Des Moines, Urbandale or Waukee. Listings don’t come up as often in this area so be ready to compete when the house is great and the price is right.

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Steven's Spots

Start the day with a run on the Greenbelt Trail, then swing by the Club Car for a Pastrami Reuben for lunch.

After a long day, Cosi Cucina's 'Ziti Cucina' always hits the spot for dinner.

To close it out, head to the Ducktail Lounge with my wife for a dirty martini.

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Thinking about Clive?

I'm happy to talk through what it is actually like day to day, what the housing market is doing, and if it is the right fit for YOU. Reach out anytime!

Updated: October 2026

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