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City · 40,094 residents · Cass County, North Dakota

West Fargo , North Dakota

In West Fargo, a typical home is worth $321,900 and typical rent is $1,111 a month. Compared with all of Cass County, typical household income is 20% higher, typical rent is 16% higher, and the share of households that own their home is 12 points higher.

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  • Typical home value

    $321,900

    8% above the county

    29% above North Dakota

    • West Fargo
    • Cass
    • North Dakota

  • Typical rent

    $1,111a month

    16% above the county

    16% above North Dakota

    • West Fargo
    • Cass
    • North Dakota

  • Typical household income

    $90,665a year

    20% above the county

    18% above North Dakota

    • West Fargo
    • Cass
    • North Dakota

  • Households that own their home

    64%

    12 points above the county

    2 points above North Dakota

    • West Fargo
    • Cass
    • North Dakota

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

Market now, with Zillow data

Zillow data
Typical home value
$364,596
3% more than 12 months ago
Typical rent
$1,189 a month
7.2% more than 12 months ago

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

West Fargo is in Cass 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 Cass County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets West Fargo apart

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

  1. Nearby, in Valley City, the typical home value is $162,200: 50% less than in West Fargo ($321,900).

  2. Nearby, in Wahpeton, the typical rent is $751: 32% less than in West Fargo ($1,111).

  3. 64% of households in West Fargo own their home, against 52% in Cass County.

  4. The typical household income in West Fargo is $90,665, 20% more than in Cass County as a whole ($75,555).

  5. The typical rent in West Fargo is $1,111 a month, 16% more than in Cass County as a whole ($958).

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

The homes here

Housing in West Fargo

What homes there are in West Fargo, 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 West Fargo, 5 in 10 homes are single-family detached houses; in Cass County, 4.

Year built

Homes in West Fargo are newer: the typical year built is 2004; in Cass County, 1993.

In West Fargo, 70% of homes have 3 bedrooms or more, more than in Cass County (52%).

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

By price, most homes in West Fargo sit under the FHA limit for Cass County ($541,287): about 88%.

Monthly rent with utilities

With a mortgage

$1,958 a month

Cass County: $1,855 a month

Without a mortgage

$789 a month

Cass County: $682 a month

Owners with a mortgage

73%

Cass County: 66%

In West Fargo, 73% of owners have a mortgage, and their typical cost is $1,958 a month, against $1,855 in Cass County. Without one it drops to $789.

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

From 2015–2019 to 2020–2024, home values in West Fargo rose at about the same pace as in Cass County: 34% against 33%.

The typical rent in West Fargo rose 21% over the same time; in Cass County, it rose 15%.

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

MeasureWest FargoCass CountyNorth DakotaUnited States
Rental vacancy Unreliable estimate5.3%8.3%5.5%
Homeowner vacancy Unreliable estimate0.9%1.2%0.9%
More than one person per room Unreliable estimate2.1%2.2%3.4%
People per household 2.522.232.282.53
Drive alone 83%78%78%69%
Carpool 5%7%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimate3%4%3%
Work from home 10%10%8%15%
Other means Unreliable estimate2%1%2%
Typical commute 10 to 19 minutes10 to 19 minutes10 to 19 minutes20 to 29 minutes

Households in West Fargo are bigger: 2.52 people on average; in Cass County, 2.23.

The car rules in West Fargo: 83% of workers drive to work alone, and the typical trip takes 10 to 19 minutes.

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 West Fargo?

A typical home costs more than the typical income allows

We start with a typical home in West Fargo, worth $321,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in West Fargo, which is $90,665 a year. For that payment to be 28% of income, a household would need to earn about $117,755 a year.

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

Your numbers

Local data
$

Starts at the typical home value in West Fargo. 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 $11,267 (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

$2,748

at 7.18% · 30 years

Loan amount
$316,069
Total interest
$454,749
Paid off in
November 2056

Includes $5,436 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,116 a month

  • Tight

    $2,116 to $2,720 a month

  • Hard

    more than $2,720 a month

    Your payment · 36%

Compared with the typical household income in West Fargo ($90,665 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,748
Principal & interest$2,141
Property tax$330
Home insurance$134
FHA mortgage insurance (MIP)$142

You need at least $11,267 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

West Fargo and Cass County

West Fargo is in Cass 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).

West Fargo's own numbers

Typical home value
$321,900
Typical monthly rent
$1,111
Typical yearly household income
$90,665
Households that own their home
64%
Effective property tax rate
1.23%

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

Numbers for all of Cass County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,104
Price change over 5 years (FHFA)
+34%
Homes in a high flood-risk zone
5.7%

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 Cass County.

Everything about Cass County

Buying

Buying a home in West Fargo

A typical home in West Fargo is worth $321,900: 8% above the county and 29% above North Dakota. With the typical household income in West Fargo ($90,665 a year), a typical home costs 3.6 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.

  • West Fargo 3.6 years
  • Cass 3.9 years
  • North Dakota 3.3 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Cass County

According to FHFA’s house price index, home prices in Cass County rose 53% in the 10 years through 2025.

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

Period County North Dakota U.S.
Last year (2025) +3.1% +5.1% +2.9%
5 years (2020–2025) +34% +34% +47%
10 years (2015–2025) +53% +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

West Fargo next to Cass 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
  • West Fargo $321,900
  • Cass $298,000
  • North Dakota $249,900
  • United States $332,700
Typical monthly rent
  • West Fargo $1,111
  • Cass $958
  • North Dakota $954
  • United States $1,413
Typical yearly household income
  • West Fargo $90,665
  • Cass $75,555
  • North Dakota $76,657
  • United States $80,734
See the full table
West Fargo next to Cass County and North Dakota
Measure West Fargo Cass County North Dakota U.S.
Typical home value $321,900 $298,000 $249,900 $332,700
Typical monthly rent $1,111 $958 $954 $1,413
Typical yearly household income $90,665 $75,555 $76,657 $80,734
Households that own their home 64% 52% 63% 65%
Typical yearly property tax $3,959 $3,564 $2,468 $3,119
Effective property tax rate 1.23% 1.2% 0.99% 0.94%
Renters with high rent for their income 40% 40% 39% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Cass 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 West Fargo

For a typical $321,900 home in West Fargo, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Fargo's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,748a month

    Least cash to close
    Down payment
    $11,267
    Cash to close
    $20,924
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $142

  • Conventional, 5% down $2,689a month

    Down payment
    $16,095
    Cash to close
    $25,752
    Rate
    7.18%
    Mortgage insurance
    PMI · $153

  • Conventional, 20% down, no PMI $2,209a month

    Down payment
    $64,380
    Cash to close
    $74,037
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,506a month

    Down payment
    $48,285
    Cash to close
    $57,942
    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 West Fargo and for Cass County.

Property tax

Effective rate in West Fargo

1.23%of the home’s value each year

$3,959 a year for the typical owner in West Fargo.

  • West Fargo 1.23%
  • Cass 1.2%
  • 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 Cass County

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

Homes in the high-risk zone
5.7%
2,691
Of those, with NFIP insurance
49%
County North Dakota U.S.
Homes in the high-risk zone 5.7% 3.1% 3.5%
Of those, with NFIP insurance 49% 28% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in West Fargo

Typical rent in West Fargo is $1,111 a month: 16% above the county. In West Fargo, 40% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Cass County, by unit size. To pay the 2-bedroom one ($1,104 a month) without spending more than 30% of your income, you would need to earn $21.23 an hour working full time.

HUD fair market rent for all of Cass 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 $781 $15.02 $31,240
1 bedroom $903 $17.37 $36,120
2 bedrooms $1,104 $21.23 $44,160
3 bedrooms $1,529 $29.40 $61,160
4 bedrooms $1,845 $35.48 $73,800

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 West Fargo

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). West Fargo is in ZIP code 58078.

For 2 bedrooms it is $1,240: $136 more than the fair market rent for Cass County ($1,104).

  • 58078 $1,240$1,720

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for West Fargo 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 West Fargo

HUD lists 23 buildings with rents for lower incomes in West Fargo. These are the largest.

  • Southdale Manor 230 8th Ave W, West Fargo 58078 111 low-income homes · Run by Housing Authority of Cass County · Average payment: $339 a month · Average wait: 8 months (701) 282-3443
  • Commons at 45th I 435 22nd St E, West Fargo 58078 32 low-income homes · 2 bd: 24 · 3 bd: 8 · In service since 1995 · For people with disabilities
  • Heritage Commons 1423 3rd St E, West Fargo 58078 32 low-income homes · 2 bd: 32 · In service since 2006
  • Charleston II Townhomes 146 14th Ave E, West Fargo 58078 30 low-income homes · 2 bd: 30 · In service since 2010 · For older adults
  • Dakota Commons 3865 4th St E, West Fargo 58078 30 low-income homes · 2 bd: 30 · In service since 2016 · For older adults, people with disabilities

See all 79 buildings in Cass County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in West Fargo

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.

There is 1 HUD-approved agency with an office in Cass County; none says it serves in Spanish.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in West Fargo

No down payment, repair or rent-help program on our list is for West Fargo or Cass County. The ones below are statewide in North Dakota: they work in West Fargo 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 West Fargo

The HUD-approved agencies closest to the center of West Fargo, 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 · 5 miles away

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

  • North Dakota Housing Finance Agency

    2624 Vermont Avenue, Bismarck · 182 miles away

    (701) 328-8060

  • Community Action Partnership - Minot Region

    2020 8th Ave SE, Minot · 224 miles away

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

Every agency in Cass County All counseling agencies in North Dakota

Help in Spanish near West Fargo

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 West Fargo

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

  • Housing Authority of Cass County Public housing and Section 8 vouchers (701) 282-3443

2 other authorities have an office in Cass County: see the list Source: HUD

Cities

Other cities in Cass County

These cities are also in Cass County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Cass County Housing in North Dakota

Nearby cities

The cities closest to West Fargo, with the typical home value.

Neighboring counties

If Cass 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 West Fargo.

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about West Fargo

Short answers with the numbers for West Fargo and all of Cass 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 West Fargo?

The typical home value in West Fargo is $321,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Cass County it is $298,000.

How much does it cost to rent in West Fargo?

Typical rent in West Fargo is $1,111 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Cass County is $1,104.

What is the FHA loan limit in West Fargo?

West Fargo uses the FHA limit for all of Cass 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 West Fargo?

The typical homeowner in West Fargo pays $3,959 a year, according to the U.S. Census Bureau. That is 1.23% of the home’s value; in Cass County, the rate is 1.2%.

Where can I find free help to buy or rent in West Fargo?

There is 1 HUD-approved counseling agency with an office in Cass County. 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).