Waukee, Urbandale, West Des Moines, or Clive: How Do You Actually Pick?
If you’re looking at homes in the west metro, you’ve probably narrowed it down to four names: Waukee, Urbandale, West Des Moines, and Clive. Each one has its own personality, price range, and pace. Here’s an honest side-by-side to help you figure out which one fits your next move.
The Quick Comparison
Community | Price range | New construction and HOAs | Trails and amenities |
Waukee | Strong $400K–$700K+ inventory; new construction pushes prices higher | Highest concentration of new builds and active HOAs of the four | Newer parks and trail connections, growing rapidly; trail network less mature |
Urbandale | Generally $300K–$600K, more established homes | Less new construction than Waukee; HOAs exist but are less dominant | Good trail access, near the Walnut Creek trail system |
West Des Moines | $300K townhomes to $800K+ executive homes; the most diverse spread of the four | Mix of both; established neighborhoods with no HOA and newer pockets with active ones | Strong trail system, Raccoon River Park, retail and dining close by |
Clive | Most homes $350K–$800K; a good value play | Mostly established resale; limited new construction; fewer HOAs | Clive Greenbelt Trail; close to WDM amenities |
Waukee
• Vibe: Newest and fastest-growing of the four. Lots of new construction and neighborhoods still being built out. It has that “fresh start” energy.
• Schools: Waukee Community School District has a strong reputation and has grown significantly with the population.
• Price range: New construction typically pushes prices higher here, with strong inventory in the $400K–$700K+ range.
• HOAs and new construction: The highest concentration of new builds and active HOAs of the four. If you want new, this is the first place to look.
• Parks and amenities: Growing rapidly with newer parks and trail connections, though the trail network isn’t as mature as some established suburbs.
Urbandale
• Vibe: Established, with walkable pockets and a mix of older charm and updated homes. It feels more settled, with a strong sense of community without the “everything is brand new” feel.
• Schools: Urbandale Community School District is a well-regarded, smaller district.
• Price range: Generally a strong $300K–$600K range with more established homes.
• HOAs and new construction: Less new construction than Waukee. HOAs exist but are less dominant.
• Parks and amenities: Good trail access and proximity to the Walnut Creek trail system. Closer in feel to Des Moines proper.
West Des Moines
• Vibe: Polished, convenient, and established. The Jordan Creek area gives it an “everything is close” feel, which is appealing if you want amenities right outside your door.
• Schools: West Des Moines Community Schools is one of the larger and well-regarded districts in the metro.
• Price range: A wide range, from $300K townhomes to $800K+ executive homes. It has the most diverse price spread of the four.
• HOAs and new construction: A mix of both. Some established neighborhoods have no HOA, and newer pockets have active ones.
• Parks and amenities: A strong trail system, Raccoon River Park, and retail and dining close by. Arguably the most “amenity-rich” of the four for day-to-day convenience.
Clive
• Vibe: Smaller, quieter, and underrated. Wedged between West Des Moines and Urbandale, it gets overlooked, but it’s great if you want established neighborhoods.
• Schools: Feeds into West Des Moines Community Schools in many areas, with some Urbandale overlap depending on location.
• Price range: A good value play, with most homes in the $350K–$800K range.
• HOAs and new construction: Mostly established resale, with limited new construction and fewer HOAs.
• Parks and amenities: The Clive Greenbelt Trail is a legitimate selling point, with great trail access. Clive also sits close to West Des Moines amenities and has steady growth of its own each year.
The Honest Answer
There’s no wrong choice, but the right one depends on whether you’re chasing new construction, school boundaries, trail access, or the best value for your budget. That’s exactly the kind of conversation worth having before you fall in love with a house in the wrong zip code.
One more thing before you fall for a listing: in the Des Moines suburbs, a street or two can put you in a different school district, and Clive in particular can feed into more than one. Check each address on the district’s own boundary lookup before you tour.
Thinking about where your next home fits? Let’s talk. Reach out anytime at 515-708-4572 or steven@sbreiowa.com
