Bismarck is the capital of North Dakota. The population of Bismarck is about 75,000. Bismarck is located along the Missouri River in central North Dakota.
THINGS THEY DON'T TELL YOU ABOUT LIVING IN NORTH DAKOTA
If you’ve ever considered living in North Dakota, there are a few things you need to know. I’m Brady, a full-time Realtor based in Bismarck, North Dakota. I serve primarily the Bismarck-Mandan area but can help you find home anywhere in the state. If you’re thinking about making the move to North Dakota, feel free to reach out. I’m happy to help you settle into the area and make the process as smooth as possible.
Let’s dive into what it’s really like living in Bismarck, North Dakota, beyond the stereotypes.
1. The Weather: Extreme But Manageable
Yes, the weather here is intense. Winters can bring temperatures as low as −50°F with wind chills that make it feel even colder. But here’s the thing: it doesn’t stay that way for long. These extreme cold spells usually last only a few days before temperatures climb back into the 20s or 30s. In fact, it’s not unusual for North Dakota to experience 70-degree temperature swings within a day or two.
Because of this, North Dakotans adapt quickly. After a bitter cold snap, 30°F and sunny can feel beautiful and balmy. Don’t be surprised if you see locals in shorts when it’s 40°F outside. Why? Because it’s 90 degrees warmer than it was three days ago, and the sun is shining. It’s all about perspective.
Winter
On average, Bismarck sees about 50 inches of snow per year, while areas further west like Dickinson get closer to 40 inches. Snow tends to fall sporadically, with the first flakes sometimes arriving as early as September. However, some snow melts throughout the winter during warmer stretches. By March or April, most of it is gone—though an occasional April or May snowstorm isn’t unheard of.
Lately, I’d say a “typical” winter in Bismarck is 30 degrees beginning in November. A few snowfalls in November and December. Probably a few days topping out in the single digits. Once January and February hit, you’ll see colder days and more snow. Some storms can dump feet of snow instead of inches. Temperatures in the single digits and teens become common. Although, we still have many days in the twenties and thirties, even an occasional day will reach 40 degrees.
March is the beginning of the end of winter in North Dakota. The temps start to creep up, but the days remain windy. Usually we get a heavy snowfall in March. But, since the temps are on the rise by then, it doesn’t often stick around too long.
Summer
Summers here are equally extreme. Temperatures can soar to 100°F in August, and from late May through mid-September, the highs rarely dip below 70°F. Early morning sunrises and late evening sunsets provide the perfect conditions for outdoor activities. The views are breathtaking, and the temperatures are ideal for enjoying the wonders of nature.
North Dakota is a land of weather contrasts, where you can experience −50°F in winter and triple digits in summer. Are you prepared for all four seasons?
2. The Lifestyle: Rural and Beautiful
One of the first things people notice about North Dakota is its wide-open spaces. It’s a rural state, no doubt about it. In fact, locals measure distances in minutes, not miles. For example, instead of saying “Dickinson is 100 miles away,” we’d say, “It’s about an hour and 15-minute drive.”
If you’re looking to live in a small town near Bismarck, places like New Salem or Wilton are just 20–30 minutes away. These towns offer affordable housing options, often under $200,000 for a three-bedroom, two-bathroom home. It’s an attractive option for remote workers or those looking to stretch their budget.
Land Isn't as Cheap as You Think
While North Dakota is known for its open spaces, land here isn’t dirt cheap. Lakefront properties, farmland, and scenic views of the Badlands or the Missouri River come at a premium. If you’re dreaming of buying acres of land on a budget, you might need to adjust your expectations.
That said, the state offers incredible opportunities for hunting and fishing. Public lands like the National Grasslands near Theodore Roosevelt National Park, along the Missouri River, and Lake Sakakawea provide abundant options for outdoor enthusiasts. Private landowners are often open to allowing hunting on their property—as long as you ask permission and treat the land with respect.
Outdoor Living is a Way of Life
If you love outdoor activities, North Dakota is your playground. From hiking and fishing to hunting and exploring Theodore Roosevelt National Park, or even floating the Missouri River, there’s no shortage of outdoor activities to keep you busy. However, indoor entertainment options are more limited.
Major concerts and professional sports teams are rare here. Instead, North Dakota’s smaller colleges—like NDSU, UND, and University of Mary—offer local sports and events. For indoor activities in Bismarck, you’ll find trampoline parks, science centers, movie theaters, and a few indoor playgrounds/parks. But overall, this is a state where outdoor recreation takes center stage.
3. A Trusting Community
North Dakotans are known for being friendly and welcoming. The population continues to grow as people move here for jobs, a lower cost of living, or simply to escape the hustle and bustle of denser populations. Locals generally don’t mind newcomers—as long as they respect our community and don’t try to impose changes that reflect the lifestyle they moved away from.
Handshake Agreements Are Still a Thing
North Dakota is a trusting state where handshake agreements remain surprisingly common. While this speaks to the community’s integrity, it can be a change for newcomers. Handshake agreements may not be “advised,” and should certainly be avoided in real estate transactions. But, in general, a North Dakotan is true to their word.
Moving to North Dakota
If you’re considering moving to North Dakota, embrace our lifestyle, get involved in the Bismarck/Mandan community, and enjoy everything the Peace Garden State has to offer.
Moving to North Dakota might not be for everyone, but for those who appreciate its unique blend of extremes—from weather to lifestyle—it can be a rewarding place to call home. If you’re ready to make the move, feel free to reach out. I’d love to help you find your new home in North Dakota!
About Bismarck
Cost of Living in Bismarck
Bismarck's cost of living is lower than the national average.
Strong! North Dakota boasts one of the greatest economies in the USA. Some of the major industries in Bismarck include healthcare, government, energy, and agriculture.
How long it takes to buy a home depends on many factors. Depending on your lender, getting pre-approved for a home loan can get done in a day. From there, a realistic timeline could be 45 days, assuming you find a house to buy. In some cases, it could be as short as 30 days.
The average comes in right around $350,000. First time homeowners can often find something around $250,000. A 4-bedroom, 2,500sf home that is roughly 10 years old will likely be close to $500,000. And home prices can exceed $1,000,000 in Bismarck/Mandan.
Average Bismarck home in different price ranges.
Home Prices
FOR SALE BY OWNER | REAL LIFE SITUATION
FOR SALE BY OWNER
Are you ready to sell your home and want to maximize your profits? Have you considered selling on your own to avoid paying Realtor fees? I mean, what do they really do anyway? You start crunching the numbers and think, “why would I pay someone $20,000, $30,000, $50,000 in commission to sell my house? That’s a lot of money! Surely, I can do it myself. How hard can it be? I’m going to try For Sale By Owner.”
And you’d be right, that IS a lot of money! But what if I told you that paying a Realtor, a really good Realtor, actually was the best way to maximize your profits?
Here is a real-life story of how I did exactly that and by the end of the transaction my client said, “I started out wanting to save Realtor fees. Your help was worth every penny. Thanks for being awesome.”
SETTING THE STAGE
It was spring in North Dakota. The snow was finally melting. The real estate market was starting to heat up. And there was this unique property that was listed ‘For Sale By Owner’ (FSBO). It intrigued me, so I called the owner. For the sake of this post I’ll refer to her as Bailey.
I called Bailey and we had a great conversation. I was upfront right from the start and introduced myself as a licensed Realtor. And, to be fully transparent, I informed her I did NOT currently have a buyer interested in her house. And she was upfront as well. Bailey informed me she had no interest in listing with a Realtor. Open and honest from the start.
I asked questions about the home so I could get a better feel for the property. I wanted to make sure I added it to my mental inventory. You never know when you’ll come across a buyer who was looking for a property like hers. She asked questions about the market. We both received value from the call. I knew about a property that might get overlooked so I could best serve my buyer clients. And she was more informed about the current market. A win-win.
SERVING BEFORE LISTING
Bailey and I stayed in contact over the next few weeks. I’d share updates on the local housing market. How many homes had come to the market that she was competing with. How many houses had gone pending in her price range. What comparable properties had sold recently and at what price. What the interest rates were doing and how that could impact her as a seller.
She’d pick my brain on various things that she could do to get her place sold on her own. Always reminding me she didn’t want to pay a Realtor. I’d happily answer her questions and help. We’d talk about her pictures, potential staging, and even how she could edit her description to make it more attractive to potential buyers.
She asked what I thought her house should sell for. I gave her my rough estimate, which wasn’t far from what she was at. But I told her the only way I could give her a truly accurate market analysis was to come over and actually view the home myself. So, she invited me over and reiterated she did NOT want to pay a Realtor. I agreed to come over and do a full market analysis for her, no fee, no obligation, and no pressure. I’d simply come over, take notes, crunch the numbers, and give her my honest pricing analysis based on the current market conditions.
When I got to her house I was blown away by the neighborhood. It was in a private area in the middle of town. She welcomed me in and gave me the tour of her home. I provided my thoughts and feedback on little nuances, things she could adjust to make it more welcoming for potential buyers. It was a beautiful home with many sellable features. It truly was a hidden gem in a secluded neighborhood. Almost nobody even knew that it existed!
At the end, I handed her my “For Sale By Owner Backup Plan” which you can find here. I said, “I know you don’t want to list, and I completely respect that. Here is just some additional information about me and the service I provide if you ever change your mind.” She chuckled and said thank you.
It was time for me to go back to the office, pull some comparable properties, and send Bailey all the information in a nice presentation that was easy to understand. All the information she needed to know exactly where her house fit into the current market. No secrets.
LISTING THE HOME
A few hours later Bailey texted me. I hadn’t even sent her my market analysis yet. She informed me she talked to her husband. They wanted me to list their house ASAP. Turns out, they were having a garage sale THE NEXT DAY and wanted it listed before then. So, I completed the CMA and headed back over that afternoon. We talked about where to price her house in the market to make it the obvious choice for buyers.
Bailey didn’t love my price. The market analysis came in a little lower than she expected. We talked through it and ultimately, she decided to list it higher than the market suggested. We had a plan to drop the price if we didn’t get the traffic she was hoping for. I signed off and we had it listed in time for the garage sale.
I took pictures, got it added to the MLS, shared it with all the agents in my office, started various advertising campaigns, the whole works.
Usually, I hire a professional photographer to take pictures before we hit the active market. The high-quality photos help attract more buyers which in turn helps the house sell for more money. I also use video to advertise my listings. However, given the quick turnaround, we didn’t have time to do those before hitting the market.
GETTING OFFERS
The first weekend didn’t have the traffic we were hoping for. I scheduled the professional photographer and did my video work. We didn’t get to do it right away, but I knew it was important to maximize the exposure. Once we had those ready, I launched additional advertising, re-shared it with agents, invited agents to preview the property even if they didn’t have an immediate buyer, and scheduled a couple open houses for the public.
Additionally, Bailey decided she was ready to reduce the price. Not quite all the way to what the market data suggested. But close. And the combination of upping our marketing game and lowering the price, we got interest. A LOT of interest. Within a couple days of our adjustments and repositioning in the market, we had an offer.
We knew we had an offer coming in. The property suddenly had a buzz surrounding it. And we wanted to capitalize on the increased interest. I contacted every agent who showed the property to let them know we had an offer on the way. If their buyer was interested, it was time to write an offer.
Wait…if I already knew an offer was coming in, why would I bother spending time trying to get another? I did my job. I marketed the property and procured an offer for my seller. WRONG!!
Supply and demand. My job isn’t to get an offer. My job is to help my client achieve their goal. And for Bailey, that was to maximize the money in her pocket once we closed the deal. We had a house that multiple parties wanted. In a neighborhood few people even knew about. Demand was high. Supply was low. Great position for a seller.
We accepted an offer.
GETTING TO THE CLOSING TABLE
Getting an acceptable offer is only one piece of the puzzle for a Realtor serving their seller. The seller doesn’t make any money from accepting an offer. They profit when the deal closes, and the house actually sells. And a lot of hurdles can come up between the accepted offer and the closing table.
It was time to work through the contingencies: provide the insurance history, HOA documents, tax records, specials, property disclosures, inspection, order title work, coordinate loan payoff, the appraisal. After the inspection we need to negotiate repairs. This is a critical step in the process.
It’s important that the parties can work together to come to an agreement on repairs. Buying and selling a home is an emotional process. Part of a Realtor’s job is to keep things in perspective. Let’s make sure a deal doesn’t fall apart because of a GFCI outlet.
We were able to negotiate the repairs so both sides felt good about the condition of the property and the costs of the repairs. It was time to get the repairs done and get to closing. But Bailey had a vacation planned. She didn’t want to reschedule that. But she also wanted her house to sell on time. I helped her coordinate a repair while she was out of town. Bailey was able to enjoy her vacation in peace while I handled things with the sale of her home. I even pulled weeds for the buyers, so Bailey didn’t have to. We kept everything on schedule for closing.
CLOSING AND BEYOND
Closing was rather boring. Exactly what you want as a seller. No last minute surprises. No delays. Just some signatures, a change of possession, and a proceeds check from the sale.
Bailey started by trying to sell on her own. She wanted to save money on Realtor fees. Who wouldn’t? But, at the end of the day, she realized the value a listing agent provides. Her house went from unnoticed to buzzing. She had no interested buyers to multiple. Bailey was able to have peace of mind, enjoy her vacation, and live her everyday life. She knew I had things under control throughout the entire process. And serving her best interest was always my top priority.
“I started out wanting to save Realtor fees. Your help was worth every penny. Thanks for being awesome.”
A lot goes into selling a home. It can get overwhelming. But, for a Realtor, it’s just another day.
FIRST-TIME HOME BUYER | REAL LIFE SITUATION
FIRST-TIME HOME BUYER
Are you currently renting? Do you want to buy a house but feel like you can’t because you haven’t been able to save enough money for a down payment? Are you worried buying a house is too expensive? Do you feel stuck in a cycle where your rent keeps going up and you have no control?
What if I told you that you could buy a house with a single month’s rent payment? If you live in North Dakota this could be a reality for you. How do I know? Because I’ve helped clients in this exact situation. You won’t believe how LITTLE money they had to bring to purchase their first home. And I’ll detail how it happened so we can make it happen for YOU. Let’s turn your home buying dream into a reality!
SETTING THE STAGE
When I met this couple, they were in a tough situation. For the sake of easy storytelling, while keeping their identities private, let’s call them Ryan and Lisa. They hated the place they were renting. They didn’t trust the company they were renting from. Prices were going up, again. And they were honestly at risk of losing their apartment. Ryan and Lisa didn’t have much cash available to buy. And they had major concerns about where they were going to live. It was the middle of winter. A winter that was exceptionally harsh, even for North Dakota. I don’t even remember how we got connected. But luckily, we did. We had them in a new place within 2.5 months. And that included a failed sale. How did it happen?
FIRST STEPS
First, we sat down and talked. Ryan and Lisa shared their situation. They opened up about the details, their concerns, and their desired outcome. I asked questions, listened closely, and never cast judgement. It was a safe space for them. We were on the same team, and still are today. I gave them a copy of my “Buyer Guide”, and we talked through the details and nuances of buying a house. We set expectations and I set the stage for what would happen throughout the entire buying process. They became educated and prepared. Together we put a plan in place with action steps and a realistic timeline. We all had jobs to do and deadlines to meet in order to get them in a home. One of the most critical steps was working with a lender who could help with the financials.
Once they met with a lender, things got real. Ryan and Lisa knew exactly what they could afford monthly. We knew what price point to shop in. They learned how to manage their finances in the meantime. And I knew what I needed to negotiate in an offer to make the financials work. Inventory was low and options were limited. So, we got to work.
Ryan, Lisa, and I met again. We took the “shotgun approach” and looked online at all the available homes in their price range in Bismarck/Mandan. We narrowed the already slim list down and scheduled some showings.
HOUSE HUNTING
Remember when I said it was the middle of a harsh winter? It was so cold when we looked at homes that one of the lockboxes wouldn’t open. It was frozen. We couldn’t get in. I called the listing agent. We tried to troubleshoot. It wasn’t happening. It was simply too cold. We had to try again later, and finally got in. We made an offer on that place and ended up negotiating the details for days, from our homes, because we were all stuck at home due to a blizzard. Finally, we got a deal together. One step closer to Ryan and Lisa becoming homeowners and meeting our deadline. Until…
It was a condo. Typically, condos aren’t an issue. However, this specific condo combined with the specific first-time homebuyer lending programs Ryan and Lisa were using didn’t play nice. The condo association had too many rented units. It disqualified the down payment assistance program Ryan and Lisa planned to use, NEEDED to use, to buy a home. The deal failed. After being locked out because it was freezing and negotiating through a blizzard, we were back to house hunting.
With options limited in Bismarck/Mandan, we expanded our search to some rural areas not far from Bismarck. Ryan and Lisa didn’t fall in love with any of them. We turned our search back to the cities. Hesitant, we decided to view another condo. One that had been on the market awhile and we viewed online in the initial meeting, but Ryan and Lisa passed on the first go-round. Once Ryan and Lisa stepped into this condo, they loved it! This was the one!
NEGOTIATING A CONTRACT
Still hesitant after the last condo didn’t work out, we worked with the listing agent and lender to confirm this was a viable option. Then, we negotiated a purchase agreement that ensured the financials would work for Ryan and Lisa. We were under contract to purchase their new home. Next, we worked through the contingencies. Combed through the condo association documents: bylaws, covenants, financials, etc. Ryan and Lisa hired an inspector. We negotiated repairs. The lender ordered an appraisal. Everything was moving along nicely, and we were on schedule to hit our deadline. We ordered a home warranty plan to help with peace of mind. This would help cover costs if a major item went out shortly after closing. Ryan and Lisa couldn’t afford any surprises.
We got to the closing table. Everything worked out. Ryan and Lisa ended up bringing less than $1,500 total, including their earnest money, to purchase this condo. They literally brought little more than their monthly rent to buy their home. And their new monthly payment wasn’t much more than they were paying in rent. But now, it would remain consistent. Month after month and year after year. It was locked in. Plus, now they were building equity with every monthly payment. So, when life changes and they’re ready to move again, they’ll have money built up in their home that they can turn around and use as a down payment for their next house.
WHY IT WORKED
So, how did this happen? Well, Ryan and Lisa leaned on their trusted advisors. They remained optimistic during the entire process. Ryan and Lisa listened, did their homework, and asked good questions along the way. They knew I had their best interest as our guiding light. Their lender and I worked closely together so we were all on the same page. We all had the same goal in mind, “get Ryan and Lisa into their new home at a price that makes sense for them.”
North Dakota has some really great programs available for the first-time home buyer. Working with an informed lender who had knowledge and access to these programs was crucial. North Dakota Housing offers down payment assistance. Plus, we were able to negotiate some closing costs from the seller. This helped cover expenses such as the appraisal, title work, etc.
WHAT’S NEXT?
Ryan and Lisa love their place. They know it isn’t their forever home. But it is their right now home. We still talk consistently. They reach out with questions and I’m happy to answer them. They are looking to make some changes to the condo and ask my opinion on how it will impact their resale value. I shoot them straight. Some updates will boost resale value, some don’t.
Ryan and Lisa are happy where they’re at. But they already have their eyes on their next home. We’ve discussed the market trends and when might be a good time for them to sell in the future. They’ve talked to their lender so they have a clear idea of what the loan payoff would look like. How much equity they have in the condo. And what that means for their buying power when the time is right to move again. Ryan and Lisa aren’t my “past clients,” they are my “forever clients.” We have a long-term relationship and I’ll always be here to help them with their real estate needs.
That is how I run my business. It is about the people. Not about the sales. Sales are simply a byproduct of building relationships and putting the needs of others at the forefront of everything I do. I NEVER pressure my clients to make a decision. No pushy sales tactics. I’m here to educate clients and help them make informed decisions. I want to make sure they have all the information so they can make decisions that make sense for their life.
So, are you considering buying? Still worried that it wouldn’t work for your situation? I hear you. Maybe it won’t. Every situation is different. The only way to know for sure is to start the conversation. I’d be happy to schedule an initial consultation. 100% free. Absolutely ZERO pressure or commitment. Just a conversation. Click my logo below to contact me and take your next step to home ownership. What do you have to lose?
CENTURY 21 Morrison Realty • 1142 W Turnpike Ave Bismarck, ND 58503
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