Top Realtors and Real Estate Agents in Council Bluffs, IA
Rankings based on verified MLS transaction data. Last updated July 2026. No pay-to-play.
Top Agent
(39)
Lyndsay Schaben
Better Homes & Gardens Real Estate
12 Years of experience
50+ Sales in the last 12 months
Top 0.2%
in Council Bluffs, IA
$121.9M
All-Time Sales
$190K - $700K
Price Range
6%
Negotiated Off List
Top AgentTop 0.6%
in Council Bluffs, IA
$26.7M
All-Time Sales
$100K - $480K
Price Range
Top AgentTop 1.2%
in Council Bluffs, IA
$212.8M
All-Time Sales
$160K - $1.2M
Price Range
1%
Negotiated Off List
Top Agent$333.9M
All-Time Sales
$180K - $1.3M
Price Range
5%
Negotiated Off List
Top AgentTop 2%
in Council Bluffs, IA
$56.7M
All-Time Sales
$200K - $880K
Price Range
Top AgentTop 2.2%
in Council Bluffs, IA
$23.2M
All-Time Sales
$120K - $550K
Price Range
5%
Negotiated Off List
Top Agent(14)
Kelli Mickeliunas
Better Homes and Gardens Real Estate
19 Years of experience
13+ Sales in the last 12 months
$56.3M
All-Time Sales
$170K - $2M
Price Range
39
Sold in Council Bluffs, IA
Top AgentReviews not yet available
Drew Rowe
NP Dodge Real Estate
7 Years of experience
1+ Sales in the last 12 months
$12M
All-Time Sales
$150K - $530K
Price Range
36
Sold in Council Bluffs, IA
Top Agent(31)
Timothy Reeder
Better Homes and Gardens Real Estate
28 Years of experience
58+ Sales in the last 12 months
Top 4.21%
in Council Bluffs, IA
$292.6M
All-Time Sales
$140K - $1.3M
Price Range
5%
Negotiated Off List
Top AgentReviews not yet available
Jeremy Bouchard
Realty ONE Group Authentic
9 Years of experience
7+ Sales in the last 12 months
Top 4.61%
in Council Bluffs, IA
$4.8M
All-Time Sales
$120K - $350K
Price Range
Top Agent$39.8M
All-Time Sales
$100K - $480K
Price Range
24
Sold in Council Bluffs, IA
Top AgentTop 6.81%
in Council Bluffs, IA
$616.1M
All-Time Sales
$1.3M - $562.5M
Price Range
6%
Negotiated Off List
Top AgentReviews not yet available
Tim Guinan
United Country Loess Hills Realty
11 Years of experience
29+ Sales in the last 12 months
$45.8M
All-Time Sales
$120K - $1.1M
Price Range
7%
Negotiated Off List
Top Agent(2)
Richard Gibb
Berkshire Hathaway Home Services
36 Years of experience
22+ Sales in the last 12 months
$65.4M
All-Time Sales
$250K - $2.2M
Price Range
7
Sold in Council Bluffs, IA
Top Agent$166.5M
All-Time Sales
$90K - $1.8M
Price Range
4%
Negotiated Off List
Top Agent$122.7M
All-Time Sales
$220K - $1.9M
Price Range
5%
Negotiated Off List
Top Agent(11)
Matt Carper
Better Homes and Gardens Real Estate
6 Years of experience
81+ Sales in the last 12 months
Top 8.62%
in Council Bluffs, IA
$33.1M
All-Time Sales
$120K - $1.3M
Price Range
Top Agent$32.3M
All-Time Sales
$200K - $690K
Price Range
3
Sold in Council Bluffs, IA
Top Agent$117.6M
All-Time Sales
$180K - $1.1M
Price Range
5%
Negotiated Off List
Top Agent$33M
All-Time Sales
$220K - $700K
Price Range
4%
Negotiated Off List
Council bluffs Housing Market Trends
Median Sale Price
$225,887
+5.06% year-over-yearMedian Days on Market
22
-7 days year-over-yearSale-to-List Price
99.38%
+0.67% year-over-yearHomes Sold Above List Price
31.7%
-0.5% year-over-yearOff the Market in 2 Weeks
55.6%
-3.0% year-over-yearListings With Price Drops
28.5%
+6.1% year-over-yearMonths of Supply
2.1
Realtors in Council bluffs
499
Verified MLS market data through July 2026.
When Is the Best Time to Sell a House in Council Bluffs?
Based on the last 24 months of verified MLS market data, homes in Council Bluffs sell fastest and closest to asking when they go under contract in July. To hit that window, plan to list around June.
Median days on market by month (shorter is faster)
July
Best month to sell
24 days
Typical time on market
99.4%
Of asking price
Seasonal averages from the last 24 months of Council Bluffs, IA sales. Individual results vary with price, condition, and how the broader market moves. A local agent can pinpoint the right timing for your home.
Home Values by Neighborhood in Council Bluffs
Median home values across Council Bluffs, IA neighborhoods, with the change over the past five years.
Manawa
+32% over 5 years
$211K
Twin City
+34% over 5 years
$165K
Huntington Avenue
+51% over 5 years
$148K
South End
+21% over 5 years
$144K
Casino Row
+82% over 5 years
$140K
West End
+54% over 5 years
$133K
Median home values from verified market data; five-year change shown where available.
What These Numbers Mean for Council Bluffs Buyers and Sellers
The Housing Market Trends module above shows a Council Bluffs market where negotiating leverage is split but tilts toward sellers. With a median sale price of $225,887 (moving +5.1% year over year) and only 2.1 months of supply against 158 active listings, buyers face a market where well-priced homes do not linger. The measured sale-to-list ratio of 99.38% confirms that most sellers capture close to their asking figure, and 55.6% of homes leave the market within two weeks.
Still, the signals are not uniformly competitive. 31.7% of homes sold above list, meaning fewer than a third of transactions triggered a bidding premium, while 28.5% of listings recorded a price cut. That combination tells a buyer that overpaying is unnecessary on homes that have sat, but decisive offers are needed on fresh inventory. With a median of 22 days on market and 211 pending sales against 270 new listings each month, demand is absorbing supply steadily rather than frantically.
For a seller, the data argues for disciplined pricing at or slightly below comparable sales, since the price-drop share shows that overreaching leads to reductions that lengthen the timeline. For a buyer, the leverage lies in identifying listings past the two-week window. Navigating these nuances is where representation matters: Council Bluffs has 499 licensed agents, and separating consistent performers from the rest is the practical challenge this page helps address.
What Council Bluffs Home Prices Mean for You
Understanding the true cost of homeownership in Council Bluffs goes beyond the listing price. These calculators break down what today's market conditions mean for your budget, your timeline, and your negotiating position.
| Median home price | $225,887 |
| Down payment (20%) | $45,177 |
| Loan amount | $180,710 |
| Monthly payment (PITI) | $1,664 |
Based on 28% debt-to-income ratio, 6.76% mortgage rate (as of September 10, 2026), 30-year fixed loan, 1.15% property tax rate, $275/mo insurance. Actual requirements vary by lender.
Based on $225,887 median home price with 20% down at 6.76% (as of September 10, 2026) for 30 years. Property tax estimated at 1.15% of home value.
Year-over-year data reflects the most recent rolling period from Council Bluffs MLS records. Prior year values calculated from current figures and published YoY changes.
What to Look for in a Council Bluffs Realtor
Choosing an agent on name recognition alone overlooks what actually determines outcomes: transaction volume, verified reviews, and pricing accuracy across specific neighborhoods. In Council Bluffs, EffectiveAgents has ranked 31 agents out of the 499 licensed locally, using measured performance rather than advertising spend. Our top-ranked agent, Lyndsay Schaben at Better Homes & Gardens Real Estate, has closed 522 transactions with $121.5M in all-time sales volume, a track record that reflects sustained activity across a range of price points. Negotiation skill shows up in the numbers: with a market sale-to-list ratio of 99.38% and 31.7% of homes selling above list, an agent who understands when to push and when to hold protects real dollars. Experienced agents working areas like Manawa, Twin City, and the Oakland-Fairview neighborhood tend to price to the block rather than the city median, which matters when 28.5% of listings end up cutting price. Review patterns are worth reading closely; a steady cadence of recent, detailed reviews (39 in this agent's case) signals current, active representation rather than a reputation built years ago.
How We Rank Council Bluffs Real Estate Agents
Our rankings are built from verified MLS transaction data, not advertising spend. For every agent we analyze more than fifteen performance signals, including sales volume in your city and zip code, recent and all-time transactions, days on market, negotiation results (how far above or below list price an agent's clients actually close), price-point fit, and verified reviews. The agents shown first are those whose verified results put them at the top of the Council Bluffs market today.
Agents cannot pay for placement in these rankings. The underlying data refreshes as new closed transactions are reported, so rankings shift with real market performance. Learn how we rank agents.
Rankings reviewed by Kevin Stuteville, Licensed Florida Real Estate Broker (License BK3068131), Founder of EffectiveAgents.
Data last updated: July 2026
Council Bluffs Real Estate Agent FAQs
Who is the best real estate agent in Council Bluffs, IA?
The top-ranked agent in Council Bluffs, IA is Lyndsay Schaben at Better Homes & Gardens Real Estate, with 522 closed transactions, 39 reviews, and $121.5M in all-time sales volume. EffectiveAgents identifies leading agents by analyzing verified performance data, including transaction history, client reviews, and pricing accuracy, rather than advertising. Of the 499 licensed agents in the area, only 31 meet our ranking criteria. The best fit depends on your specific neighborhood and price point, so we recommend comparing several ranked agents before deciding.
How were these Council Bluffs real estate agents ranked?
Rankings are built from verified MLS transaction data. We analyze more than fifteen performance signals for every agent, including sales volume in your city and zip code, recent and all-time transactions, days on market, negotiation results, price-point fit, and verified reviews. Agents cannot pay for placement.
How many real estate agents are in Council Bluffs?
Our data covers 499 real estate agents serving the Council Bluffs area. The count represents agents with transaction activity recorded in our Council Bluffs market data, not simply everyone holding a license.
What does the median sale price in Council Bluffs mean for sellers?
Council Bluffs's median sale price is $225,887 as of July 2026. Half of recent sales closed above that figure and half below. It is a useful baseline for understanding the market, but an experienced local agent will price your home against comparable recent sales in your neighborhood, not the citywide median.
How long does it take to sell a house in Council Bluffs?
Homes in Council Bluffs currently take a median of 22 days to sell, reflecting a -7 days change in market time compared with last year. With 55.6% of homes leaving the market within two weeks, well-priced and well-presented properties move quickly, while others take longer. Your actual timeline depends on pricing relative to comparable sales, condition, location, and season. With 2.1 months of supply, inventory remains limited, which generally supports faster sales for homes priced accurately from the start.
Does it cost anything to use EffectiveAgents?
No. EffectiveAgents is free for home buyers and sellers, with no obligation to work with any agent we match you with.
Do agents pay to be ranked or featured?
No. Agents cannot pay for placement anywhere in these rankings. Positions are earned from verified transaction performance only.
What commission do Council Bluffs realtors charge?
Commissions are negotiable and vary by agent, service level, and transaction. There is no set rate, and recent industry changes have made commission structures more flexible than ever. Discuss the structure directly with your agent before signing a listing or buyer agreement.
Should I use a local Council Bluffs agent or a national brand?
The individual agent matters more than the brand on the sign. Offices within the same national franchise vary widely in performance, and the agent you hire, not the logo, prices your home, negotiates your contract, and manages your closing. A strong local agent brings firsthand knowledge of Council Bluffs neighborhoods, pricing patterns, and buyer activity. Compare agents on verified local results such as recent sales, days on market, and negotiation outcomes rather than name recognition.
What questions should I ask a Council Bluffs realtor before hiring them?
Ask how many homes they have closed in Council Bluffs in the past year, what their average sale-to-list ratio is, and how much of their business is in your neighborhood and price range. Ask how they will market your home or find you listings, and how often they will communicate. Strong agents answer with specifics. Verified transaction data is the fastest way to confirm what you hear.
Top Realtors by Zip Code in Council Bluffs, IA
Top Realtors by Neighborhood in Council Bluffs, IA
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