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City · 6,541 residents · Barnes County, North Dakota

Valley City , North Dakota

In Valley City, a typical home is worth $162,200 and typical rent is $780 a month. Compared with all of Barnes County, typical household income is 11% lower, the typical home value is 7% lower, and the share of households that own their home is 15 points lower.

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  • Typical home value

    $162,200

    7% below the county

    35% below North Dakota

    • Valley City
    • Barnes
    • North Dakota

  • Typical rent

    $780a month

    About the same as the county

    18% below North Dakota

    • Valley City
    • Barnes
    • North Dakota

  • Typical household income

    $60,339a year

    11% below the county

    21% below North Dakota

    • Valley City
    • Barnes
    • North Dakota

  • Households that own their home

    56%

    15 points below the county

    7 points below North Dakota

    • Valley City
    • Barnes
    • North Dakota

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$199,648
6.5% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Valley City is in Barnes County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Barnes County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Valley City apart

What this place has that others do not, from public data, most unusual first.

  1. Valley City has the lowest typical home value of the 13 cities in North Dakota with more than 5,000 people: $162,200.

  2. 56% of households in Valley City own their home, against 71% in Barnes County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Valley City

What homes there are in Valley City, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Valley City, 5 in 10 homes are single-family detached houses; in Barnes County, 7.

Year built

There are fewer big homes in Valley City than in Barnes County: 43% have 3 bedrooms or more, against 56%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA limit for Barnes County is high ($541,287): at least 95% of owner-occupied homes in Valley City are worth less than $500,000.

Monthly rent with utilities

HUD's 2-bedroom fair market rent for Barnes County is high ($1,139): at least 79% of rents in Valley City cost less than $1,000.

With a mortgage

$1,247 a month

Barnes County: $1,342 a month

Without a mortgage

$495 a month

Barnes County: $544 a month

Owners with a mortgage

53%

Barnes County: 45%

The typical cost for an owner with a mortgage in Valley City is $1,247 a month, less than in Barnes County ($1,342); without one, $495.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Valley City rose 21% since 2015–2019, about the same as in Barnes County (23%).

Rent in Valley City moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureValley CityBarnes CountyNorth DakotaUnited States
Rental vacancy Unreliable estimateUnreliable estimate8.3%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.2%0.9%
More than one person per room Unreliable estimateUnreliable estimate2.2%3.4%
People per household 1.972.062.282.53
Drive alone 83%80%78%69%
Carpool Unreliable estimate7%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike 8%5%4%3%
Work from home Unreliable estimate7%8%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimate10 to 19 minutes10 to 19 minutes20 to 29 minutes

Much as in Barnes County, a household in Valley City has 1.97 people on average.

To get to work, 83% of workers in Valley City drive alone; in Barnes County, 80%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Valley City?

A typical home is within reach of the typical income

We start with a typical home in Valley City, worth $162,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 28% of the typical household income in Valley City, which is $60,339 a year.

The calculator's FHA and conventional loan limits are those of all of Barnes County.

Your numbers

Local data
$

Starts at the typical home value in Valley City. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,677 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,387

at 7.18% · 30 years

Loan amount
$159,262
Total interest
$229,141
Paid off in
November 2056

Includes $2,739 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,408 a month

    Your payment · 28%

  • Tight

    $1,408 to $1,810 a month

  • Hard

    more than $1,810 a month

Compared with the typical household income in Valley City ($60,339 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,387
Principal & interest$1,079
Property tax$169
Home insurance$68
FHA mortgage insurance (MIP)$72

You need at least $5,677 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Valley City and Barnes County

Valley City is in Barnes County, North Dakota. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Valley City's own numbers

Typical home value
$162,200
Typical monthly rent
$780
Typical yearly household income
$60,339
Households that own their home
56%
Effective property tax rate
1.25%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Barnes County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,139
Price change over 5 years (FHFA)
+36%
Homes in a high flood-risk zone
8.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Barnes County.

Everything about Barnes County

Buying

Buying a home in Valley City

A typical home in Valley City is worth $162,200: 7% below the county and 35% below North Dakota. With the typical household income in Valley City ($60,339 a year), a typical home costs 2.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Valley City 2.7 years
  • Barnes 2.6 years
  • North Dakota 3.3 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Barnes County

According to FHFA’s house price index, home prices in Barnes County rose 48% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Barnes County.

Period County North Dakota U.S.
Last year (2025) +10.8% +5.1% +2.9%
5 years (2020–2025) +36% +34% +47%
10 years (2015–2025) +48% +45% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Valley City next to Barnes County, North Dakota and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Valley City $162,200
  • Barnes $173,700
  • North Dakota $249,900
  • United States $332,700
Typical monthly rent
  • Valley City $780
  • Barnes $779
  • North Dakota $954
  • United States $1,413
Typical yearly household income
  • Valley City $60,339
  • Barnes $68,038
  • North Dakota $76,657
  • United States $80,734
See the full table
Valley City next to Barnes County and North Dakota
Measure Valley City Barnes County North Dakota U.S.
Typical home value $162,200 $173,700 $249,900 $332,700
Typical monthly rent $780 $779 $954 $1,413
Typical yearly household income $60,339 $68,038 $76,657 $80,734
Households that own their home 56% 71% 63% 65%
Typical yearly property tax $2,027 $1,796 $2,468 $3,119
Effective property tax rate 1.25% 1.03% 0.99% 0.94%
Renters with high rent for their income 36% 35% 39% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Barnes County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Valley City

For a typical $162,200 home in Valley City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Valley City's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,387a month

    Least cash to close
    Down payment
    $5,677
    Cash to close
    $10,543
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $72

  • Conventional, 5% down $1,357a month

    Down payment
    $8,110
    Cash to close
    $12,976
    Rate
    7.18%
    Mortgage insurance
    PMI · $77

  • Conventional, 20% down, no PMI $1,116a month

    Down payment
    $32,440
    Cash to close
    $37,306
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,266a month

    Down payment
    $24,330
    Cash to close
    $29,196
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Valley City and for Barnes County.

Property tax

Effective rate in Valley City

1.25%of the home’s value each year

$2,027 a year for the typical owner in Valley City.

  • Valley City 1.25%
  • Barnes 1.03%
  • North Dakota 0.99%

What North Dakota publishes Primary Residence Credit (North Dakota Office of State Tax Commissioner)

Exemptions and deadlines in North Dakota

Flood risk in Barnes County

FEMA does not publish these numbers by city: they are for all of Barnes County.

Homes in the high-risk zone
8.5%
442
Of those, with NFIP insurance
21%
County North Dakota U.S.
Homes in the high-risk zone 8.5% 3.1% 3.5%
Of those, with NFIP insurance 21% 28% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Valley City

Typical rent in Valley City is $780 a month: about the same as the county. In Valley City, 36% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Barnes County, by unit size. To pay the 2-bedroom one ($1,139 a month) without spending more than 30% of your income, you would need to earn $21.90 an hour working full time.

HUD fair market rent for all of Barnes County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $865 $16.63 $34,600
1 bedroom $871 $16.75 $34,840
2 bedrooms $1,139 $21.90 $45,560
3 bedrooms $1,357 $26.10 $54,280
4 bedrooms $1,904 $36.62 $76,160

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Valley City

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Valley City is in ZIP code 58072.

For 2 bedrooms it is $1,150: $11 more than the fair market rent for Barnes County ($1,139).

  • 58072 $1,150$1,370

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Valley City when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Valley City

HUD lists 2 buildings with rents for lower incomes in Valley City. These are the largest.

  • Barnes County Housing Authority 120 12th St NW, Valley City 58072 49 low-income homes · Run by Barnes County Housing Authority · Average payment: $380 a month · Average wait: 39 months · Homes at several sites (701) 845-2600
  • Prairie Inn 140 3rd Ave NE, Valley City 58072 14 low-income homes · For people with disabilities (701) 845-1124

See all 2 buildings in Barnes County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Valley City

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Barnes County. The nearest ones are below; many serve by phone or online.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Valley City

No down payment, repair or rent-help program on our list is for Valley City or Barnes County. The ones below are statewide in North Dakota: they work in Valley City the same as in the rest of the state.

Which programs do I qualify for? All programs in North Dakota

  • FirstHome Start

    Statewide in North Dakota

    With the North Dakota state agency's FirstHome mortgage, the buyer gets 3% of the loan as a credit toward the cash due at closing (down payment, closing costs and prepaid expenses); it cannot be combined with other assistance. Offered by North Dakota Housing Finance Agency (NDHFA).

    Grant

    See the program Official page

  • DCA

    Statewide in North Dakota

    North Dakota state agency help for low-income buyers with an agency mortgage: 3% of the loan as a credit toward the cash you need at closing (down payment, closing costs and prepaid expenses); it cannot be combined with other assistance. Offered by North Dakota Housing Finance Agency (NDHFA).

    Grant

    See the program Official page

Housing counselors near Valley City

The HUD-approved agencies closest to the center of Valley City, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Southeastern North Dakota Community Action Ag

    3233 University Dr S, Fargo · 57 miles away

    • Budget and financial counseling
    • Homelessness services
    • and 1 more
    (701) 232-2452

  • North Dakota Housing Finance Agency

    2624 Vermont Avenue, Bismarck · 130 miles away

    (701) 328-8060

  • Community Action Partnership - Minot Region

    2020 8th Ave SE, Minot · 177 miles away

    • Budget and financial counseling
    • Homelessness services
    • and 1 more
    (701) 839-7221

All counseling agencies in North Dakota

Help in Spanish near Valley City

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Valley City

HUD’s record names them for Valley City or Barnes County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Barnes County Housing Authority Public housing and Section 8 vouchers (701) 845-2600

All housing agencies in North Dakota Source: HUD

Cities

Nearby cities

The cities closest to Valley City, with the typical home value.

Everything about Barnes County Housing in North Dakota

Neighboring counties

If Barnes County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Valley City.

All guides
Three generations of a family gather on the porch of their home.

Questions

Housing questions about Valley City

Short answers with the numbers for Valley City and all of Barnes County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Valley City?

The typical home value in Valley City is $162,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Barnes County it is $173,700.

How much does it cost to rent in Valley City?

Typical rent in Valley City is $780 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Barnes County is $1,139.

What is the FHA loan limit in Valley City?

Valley City uses the FHA limit for all of Barnes County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Valley City?

The typical homeowner in Valley City pays $2,027 a year, according to the U.S. Census Bureau. That is 1.25% of the home’s value; in Barnes County, the rate is 1.03%.

Where can I find free help to buy or rent in Valley City?

We found no HUD-approved counseling agencies with an office in Barnes County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).