Sarah Ingles, REALTOR® SRES® · Fathom Realty
West Des Moines and Clive are neighboring suburbs on the west side of the Des Moines metro. Both are popular with professionals, retirees, and families who want quick access to downtown and Jordan Creek without the price of Waukee's newer construction. The two suburbs are often lumped together, but they're genuinely different. Here's the side-by-side.
| Factor | West Des Moines | Clive | |---|---|---| | Median home price | ~$350,000 | ~$330,000 | | Population | ~69,000 | ~18,000 | | School districts | West Des Moines CSD + Waukee CSD (split) | West Des Moines CSD + Waukee CSD (split) | | Vibe | Bustling, amenity-rich | Quiet, residential | | Commute to downtown | 15 min | 15 min | | 55+ communities | Many (Grand Living, Edgewater, Glen Meadows, Elite Lodge of Ashworth, Village Cooperative) | Fewer (Courtyards at Shadow Creek, Maintenance-Free Clive enclaves) | | Parks and trails | Raccoon River Park, Valley Junction | Clive Greenbelt Trail (city-length) | | Retail density | Very high (Jordan Creek, Valley Junction, Westroads) | Lower, neighborhood-scale |
Both West Des Moines and Clive are split between West Des Moines Community School District and Waukee Community School District. The boundary runs through both cities, so two homes on opposite sides of the same street can be in different districts with different test scores, different high schools, and different resale profiles.
Always verify the school district for the specific address before buying. This is the single biggest mistake I see buyers make in WDM and Clive.
Both are excellent — the issue isn't quality, it's verifying which district the specific address belongs to.
West Des Moines:
Clive:
West Des Moines has some of the best amenities in Iowa:
Clive has a quieter, more residential amenity profile:
Bottom line on amenities: West Des Moines has more. Clive has better parks-per-capita and quieter streets.
West Des Moines is the retirement capital of the Des Moines metro. It has more senior communities than any other suburb:
Clive has fewer options but strong patio home and maintenance-free inventory:
For retirees who want the broadest range of 55+ community options in the metro, West Des Moines wins. For retirees who want a quieter single-family patio home lifestyle, Clive is competitive.
Both are about 15 minutes from downtown Des Moines via I-235. Both have easy access to I-80 for west-metro destinations (Waukee, Jordan Creek). Commute isn't a differentiator.
Both are Polk County, so effective tax rates are similar. Neither has a clear tax advantage over the other.
| Factor | Winner | |---|---| | Retail / dining amenities | West Des Moines | | Quiet residential feel | Clive | | 55+ community options | West Des Moines | | Parks and trails | Clive | | Housing variety | West Des Moines | | New construction | Waukee (neither — border area) | | Schools | Tie (verify by address) | | Commute | Tie | | Prestige / resale | West Des Moines (slight edge) | | Price | Clive (slight edge) |
Q: Is West Des Moines or Clive better? A: West Des Moines has more amenities, more 55+ communities, and stronger resale value. Clive is quieter, has better trail systems, and slightly lower median home prices. Both have the same commute and similar school quality.
Q: Is Clive in the Waukee school district? A: Some of Clive is in Waukee CSD and some is in West Des Moines CSD. The boundary runs through the city. Always verify the school district for the specific address before buying.
Q: Is West Des Moines expensive? A: Median home price is around $350,000, which is higher than most Iowa markets but lower than Waukee. Entry-level condos start around $200,000; luxury homes reach $1M+.
Q: Which has better restaurants, West Des Moines or Clive? A: West Des Moines, by a wide margin. Valley Junction, Jordan Creek, and the western metro concentration of restaurants is one of West Des Moines' biggest advantages. Clive residents typically drive to West Des Moines for dining.
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