Real Estate Investing in Dubuque, Iowa
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Dubuque, IA? Our answer, based on the numbers below.
For Homebuyers
GREAT FIT
Grade A (86/100)
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
CLEAN
No major risk flags on the data we track.
What’s happening in Dubuque, IA?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$181,029
Avg Monthly Rent
$1,330
ZIP Codes
5
Market Trends — Dubuque, IA
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Dubuque, IA. Updated on demand as visitors ask.
Growth & development in Dubuque, IA Updated 137 days ago
Dubuque is experiencing significant development in infrastructure and housing, alongside some manufacturing job losses and expansions.
Opportunities
- A $55.1 million affordable housing community, Union at the Marina, with 201 units is expected to open in Dubuque by Fall 2026. — This project expands housing options, particularly for households with incomes at or below 70% of the area median income. KCRG-TV9
- Universal Tank and Fabrication is undergoing a $7 million expansion, adding a 28,000 square foot facility and at least 15 new jobs by January 2026. — This expansion creates new employment opportunities and increases manufacturing capacity in the area. KCRG-TV9
- The Dubuque Gate and Pump Station Flood Mitigation Project, a $26.6 million endeavor, began in May 2025 and is expected to be substantially complete by March 2027. — This infrastructure project will enhance flood protection and add resiliency to the city's stormwater system. YouTube (City of Dubuque)
- Several existing businesses, including Dubuque Screw Products, Green Industrial Supply, Klauer Manufacturing, Progressive Processing, and TriState Quality Metals, were undergoing expansions in late 2022. — These expansions represent significant investments and the creation of numerous new jobs across various industries. Greater Dubuque Development Corporation
Concerns
- FedEx plans to close one facility in Dubuque, resulting in the layoff of 27 employees, as part of a nationwide network overhaul by July 2025. — This closure leads to job losses and reduces local employment opportunities. Corridor Business Journal
- Georgia-Pacific closed its Dubuque manufacturing plant at the end of 2022, eliminating approximately 85 jobs. — This closure resulted in a significant loss of manufacturing jobs in the Dubuque area. 103.3 WJOD
- Bridge maintenance improvements on the U.S. 20 Bridge (Julien Dubuque) over the Mississippi River will begin in 2026, requiring traffic detours. — The detour will likely cause temporary inconvenience and increased travel times for commuters. Iowa Department of Transportation
Bottom line: Dubuque is experiencing growth in housing and infrastructure, alongside some job losses in the manufacturing and logistics sectors, with ongoing business expansions.
Local news & events in Dubuque, IA Updated 137 days ago
Dubuque has seen a decrease in overall major crime, but an increase in arrests for violent crimes, alongside ongoing community events and health concerns like a surging flu season.
Opportunities
- Dubuque saw a nearly 25% drop in total major crimes from 2023 to 2024, continuing a trend of declining criminal activity. — This indicates an improved sense of safety and security for residents, expanding their freedom to engage in community life. YouTube (KCRG-TV9)
- The Dubuque Police Department reported the fewest shots fired incidents in almost a decade in 2025, with only six incidents with criminal intent. — A reduction in gun violence enhances public safety and reduces fear within the community. YouTube (KCRG-TV9)
- Dubuque police solved approximately 90% of all crimes in 2024, more than double the national solve rate. — High crime-solving rates build trust in law enforcement and deter future criminal activity, increasing community security. YouTube (KCRG-TV9)
- The city's North Port area and Millwork District have undergone significant revitalization, transforming contaminated industrial areas into business and entertainment destinations. — Redevelopment creates new opportunities for businesses, entertainment, and diverse housing, improving the urban environment. US EPA, Wikipedia
- Dubuque has a variety of community events, including festivals, art walks, and tours, throughout the year. — These events provide diverse opportunities for recreation, cultural engagement, and social interaction for residents. Eventbrite, Dubuque Today, City of Dubuque, Travel Dubuque
Concerns
- Recent Dubuque arrests have sparked concerns about crime rates, with a significant increase in arrests over the past year and a notable spike in violent crimes. — Rising violent crime rates can lead to increased fear and a reduced sense of security among residents. Retrogaming Roundtable
- Dubuque County is experiencing a surge in influenza activity, with an earlier-than-usual increase in cases and strain on local hospitals as of January 2026. — A widespread flu surge can lead to illness, potential hospitalization, and disruption of daily life for many residents. Eagle 102.3, City of Dubuque
- Iowa metro areas, including Dubuque, received poor air quality grades in an April 2026 report from the American Lung Association for ozone pollution. — Poor air quality can cause chronic health conditions like asthma, heart attacks, and lung cancer, especially in vulnerable populations. YouTube (KCCI8 News)
- Dubuque homeowners could see property tax rates increase by as much as 3%, with the city council weighing this against using cash reserves. — Increased property taxes can impose additional financial burdens on homeowners, reducing their disposable income. YouTube (KCRG-TV9)
- Dubuque County is a shortage area for primary care physicians and parts of the county are shortage areas for mental health care providers as of January 2026. — Limited access to healthcare providers can restrict residents' ability to receive timely and necessary medical and mental health care. Iowa Department of Health and Human Services
Bottom line: While major crime has decreased overall, Dubuque faces challenges with rising violent crime arrests, a flu surge, and ongoing environmental and health access concerns.
Schools in Dubuque, IA Updated 137 days ago
Dubuque Community School District faces budget challenges from declining enrollment and low state funding, leading to proposed middle school consolidation and facility upgrades.
Opportunities
- The Dubuque Community School District launched the Dubuque Online School for middle school students (grades 6-8) in the 2022-2023 school year, expanding to high school (grades 9-12) as well. — This expands learning choices with flexible online instruction options for students. Dubuque Community Schools
- The district offers free Leadership Enrichment After-School Programs (LEAP) for middle school students, providing opportunities in sports, technology, and arts. — These programs offer diverse, free extracurricular activities and academic support. Dubuque Community Schools
- A new middle school is proposed to open in Fall 2029, replacing two aging facilities and providing a modern learning environment. — This project will create improved, equitable, and air-conditioned learning spaces for students. Dubuque Community Schools
- The district will offer a free Summer Academy for all first-grade students in the 2025-2026 school year, focusing on reading enrichment. — This provides additional, free academic support and enrichment activities for young students. Dubuque Community Schools
- Construction projects at Irving and Eisenhower elementary schools, including a new gym and classrooms for Eisenhower and a new boiler system and air conditioning for Irving, were discussed in April 2025. — These facility upgrades enhance learning environments and comfort for elementary students. KCRG-TV9
Concerns
- A bond measure in November 2023 for five projects failed to pass, receiving 58.91% approval, just shy of the 60% needed. — This delayed facility improvements and consolidation efforts due to insufficient voter support. Dubuque Community Schools
- The Dubuque Community School District is facing a budget crisis with its reserve fund balance projected to drop significantly by 2028, leading to potential school closures and systemic changes. — This financial strain could lead to cuts in services or programs and school closures. KCRG-TV9
- The district eliminated 27 positions, including laying off three teachers, to cut approximately $2 million from its budget in April 2026. — This reduces staffing levels, potentially impacting class sizes and student support. KCRG-TV9
- The Dubuque Community School District's overall ranking by SchoolDigger is 262 out of 313 in Iowa, with a 1-star rating, and faces challenges with high chronic absenteeism rates. — This indicates a need for improvement in overall academic performance and student attendance. SchoolDigger.com
- The district's math performance for grades 3-8 has shown a decline, with the 2024 average at -0.71 grade equivalents relative to the 2019 national average. — This suggests a decline in academic achievement in mathematics for a significant portion of students. Education Recovery Scorecard
Bottom line: The district is pursuing facility modernizations and new programs while grappling with budget shortfalls and declining academic performance in some areas.
Civic & policy in Dubuque, IA Updated 137 days ago
Dubuque residents face increased utility fees and property tax bills due to rising valuations, while the city works to update its development code and state lawmakers consider changes to economic development tools.
Opportunities
- The Dubuque City Council adopted a Fiscal Year 2027 budget with no increase to the city property tax *rate* of $10.0632 per $1,000 of taxable valuation. — Maintaining the tax rate provides stability for residents, even with rising property values. City of Dubuque
- The City of Dubuque is undertaking a comprehensive update of its Unified Development Code (UDC) to streamline the development process. — This evaluation aims to remove barriers to development and align with city goals, potentially fostering growth. City of Dubuque
- The Dubuque City Council approved a first amendment to a development agreement for a mixed-use building at 5th and Main Street. — This supports new construction and economic activity in the downtown area. YouTube (City Council)
- A $70 million bond for a new middle school, replacing aging schools, and saving $2.5 million annually was on the ballot for Dubuque Schools in November 2025. — This investment aims to improve educational facilities and create more efficient school operations. Vote YES for Dubuque Schools
Concerns
- Dubuque residents will see an average increase of $17.56 (1.97%) in the city portion of their property tax bill for FY2027 due to increased property values. — Rising property values, even with a stable tax rate, lead to higher costs for homeowners. City of Dubuque
- The Dubuque City Council approved utility fee increases effective July 1, 2026, including water rates (3%), sanitary sewer (9%), solid waste collection (8%), and stormwater (9%), totaling an average of $6.59 more per mo… — These increases directly raise monthly household expenses for all residents. DIPNEWS
- Iowa lawmakers are considering limiting Tax Increment Financing (TIF), an economic development tool used by cities like Dubuque to spur growth. — Restricting TIF could hinder Dubuque's ability to fund new housing and job opportunities. KCRG
- A statewide bill in Iowa, advancing in February 2026, would remove requirements for annual de-escalation and bias prevention training for law enforcement officers. — This change could reduce accountability and potentially impact community safety and trust. Iowa Public Radio
- A new Iowa law, effective July 1, 2025, prohibits the use of hand-held electronic communication devices while driving, with fines starting January 1, 2026. — This imposes a new restriction on drivers and introduces potential fines for non-compliance. Center for Agricultural Law and Taxation
Bottom line: Dubuque is navigating rising property valuations and utility costs for residents, while actively working on development and facing potential state-level policy shifts.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Landlord Ground Truth
Real numbers from people who own or manage rentals in Dubuque, IA. Anonymous, moderated, never written by AI.
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Avg Home Value
$181,029
Avg Monthly Rent
$1,330
1% Rule
✗ Below
Landlord Friendly (IA)
★★★★★
☀️
Warm Market
— Dubuque, IA metro
0
Days to pending
13.0%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Dubuque
6 Colleges
4,547 Students
Neighborhoods in Dubuque
ZIP Codes in Dubuque, IA
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View PlansFrequently Asked Questions About Dubuque, IA
Should investors worry about vacancy in Dubuque, IA?
Vacancy in Dubuque, IA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,330/mo.
How much rent can I charge in Dubuque, IA?
Dubuque, IA rentals go for roughly $1,330/mo a month. That puts gross yield in solid territory relative to $181K acquisition costs.
How strong is the working-renter base in Dubuque, IA?
The renter base in Dubuque, IA is reasonable for the $1,330/mo price point. Screening well and pricing to market typically yields stable tenants.
How do landlord-tenant laws work in Dubuque, IA?
IA ranks as a landlord-friendly state for landlord-tenant law. Dubuque generally follows the statewide framework, so landlords face reasonable operating rules.
Is real estate in Dubuque, IA a good investment right now?
Dubuque, IA scores 3.0/5 for investability. Home values sit at $181K and rents near $1,330/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
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