Every August, I talk to people who just went through Ames’ big Aug. 1 lease turnover and are asking themselves the same question: is it time to stop renting? There’s no universal answer, but here’s how I’d think through it.

Renting isn’t “wasting money” — it’s paying for flexibility.
If you don’t know how long you’ll be in Ames, or your job or life situation is genuinely up in the air, renting isn’t a mistake. Part of what a rental costs you is the cost of not being locked in.

Buying starts to make more sense the longer you plan to stay.
Closing costs, and the transaction costs of selling again in a year or two, mean buying rarely pencils out if you’re only staying a short stretch. The math usually gets better somewhere in the 3-5 year range and beyond, though it depends on your specific numbers.

Your monthly payment isn’t the whole comparison.
A mortgage payment includes principal you’re building equity with, not just an expense like rent. It’s not a perfect apples-to-apples number, and I’d rather walk through actual numbers with you than throw out a rule of thumb.

Down payment doesn’t have to be 20%.
A lot of renters assume they need a huge down payment to buy, and that stops them from even looking. Depending on the loan program, that’s often not true — worth a conversation with a lender before you rule it out.

Ames’ rental market resets hard every Aug. 1.
If you’re renewing a lease out of habit rather than intention, that’s usually a good moment to at least run the numbers on buying instead — even if the answer ends up being “not yet.”

If you’re on the fence, I’m happy to just run through what buying would actually look like for your situation — no pressure, just real numbers so you can decide with your eyes open.

Story County has plenty of buyers who’ve never owned rural or ag land before, and it works differently than buying a house in town. After years of working both sides of this — helping people buy their first acreage and helping longtime landowners sell — here’s what I make sure every buyer understands going in.

Not all “acreage” is the same.
Some acreages are just houses on a big lot. Others come with tillable ground, pasture, or timber. Before you fall in love with the house, figure out what you actually want to do with the land itself — it changes what you should be looking at and paying for.

Drainage and tiling matter more than people expect.
A lot of Iowa farmland sits on drainage tile, and some parcels are part of a formal drainage district with its own rules and assessments. If you’re buying ground that’s been farmed, it’s worth understanding what’s underneath it and who’s responsible for maintaining it.

Mineral, easement, and access questions come up more on rural land.
Things like shared driveways, utility easements, and access rights get more complicated outside city limits. A good title search and survey matter here more than they do on a standard in-town lot.

Property taxes work differently on ag-classified land.
Land actively used for agriculture can be taxed differently than residential property. If part of what you’re buying is still being farmed or rented to a farmer, it’s worth talking to your accountant early about how that affects your numbers.

CRP and conservation programs are worth asking about.
Some parcels have ground enrolled in conservation programs, which can affect what you can and can’t do with that part of the property, and sometimes comes with ongoing payments. Always worth checking before you assume how a parcel can be used.

None of this should scare you off rural property — it’s just a different set of questions than buying in town, and the right questions early save you headaches later. If you’re weighing acreage or farmland in Story County, I’d rather walk through the specifics with you than have you find out the hard way.

Ames doesn’t slow down in late August, and if you’re new to town — or you’ve lived here for years and just haven’t made it out lately — this stretch is worth clearing your calendar for.

Taste of Campustown — Wednesday, Aug. 27, 4-8pm
Welch Avenue turns into a walkable food festival for the evening, with restaurants and vendors from Campustown setting up along the street. It’s a good excuse to explore a part of Ames a lot of buyers overlook once they’re past their ISU years.

Lincoln Highway Days — Aug. 28-30, Nevada
Just east of Ames in Nevada, this is one of Story County’s bigger community weekends — a parade, vendors, and the kind of small-town event that’s hard to find once you leave Iowa.

Nevada Truck and Tractor Pull — Aug. 28, Story County Fairgrounds
Runs alongside Lincoln Highway Days. If you grew up around ag equipment, or you’re looking at acreage and want to see what a working county fairgrounds looks like, it’s worth the drive.

Nevada Community Rodeo — Aug. 29
Also part of the same weekend in Nevada — a full rodeo, right in the middle of Story County. Not something you find in most college towns.

Monarch Magic — Aug. 29, 10am-1pm, Ada Hayden Heritage Park
A family event centered on monarch butterfly tagging and prairie habitat at one of Ames’ best parks. If you haven’t spent time at Ada Hayden yet, this is a good reason to go.

Little events like these are a big part of why I like showing property in this area — Story County isn’t just Ames, and weekends like this one are a good reminder of that. If you’re weighing a move here, or out to Nevada, Slater, Huxley, or any of the smaller communities nearby, I’m happy to talk through what different parts of the county actually feel like to live in.

After 10+ years doing this in Ames and Story County, a handful of questions come up in almost every conversation — whether it’s someone’s first house or their fifth. Here are the honest answers.

“How much do I actually need for a down payment?”
Less than most people think. Conventional loans can go as low as 3-5% down depending on the program, and there are first-time buyer and rural (USDA) programs that can lower that further depending on where the property sits. The bigger number to know early is what you’re comfortable with monthly, not just the down payment.

“What’s earnest money, and do I get it back?”
Earnest money is a good-faith deposit that shows a seller you’re serious once your offer is accepted — it gets credited toward your purchase at closing. If the deal falls through for a reason your contract protects (financing, inspection, etc.), you generally get it back. If you walk away outside those protections, you can lose it, which is why the contract terms matter.

“Do I need a pre-approval before we start looking?”
Yes, and earlier than most people think. In a market where good listings can get offers fast, a pre-approval isn’t just paperwork — it’s what makes your offer competitive at all. I’d rather have that conversation with you before we tour a single house.

“What’s the difference between an inspection and an appraisal?”
An inspection is for you — it tells you the actual condition of the house so you know what you’re buying. An appraisal is for your lender — it confirms the home is worth what you’re paying, for their sake, not necessarily yours. Both matter, but they answer different questions.

“How long does closing actually take?”
Once you’re under contract, 30-45 days is typical, depending on financing and how the inspection process goes. Cash deals can move faster.

“Is now a good time to buy or sell?”
Honestly, it depends more on your situation than the market. I’ll always give you the real numbers for Ames and Story County rather than a generic answer — reach out and we can talk through your specific timeline.

Got a question I didn’t cover here? Send it my way — I’ll probably end up adding it to this list.

— Matt

Every August, Iowa State’s return reshapes the Ames housing market. Here’s what relocating buyers and families need to know before the fall rush.

Every August, something happens in Ames that most people don’t think about until it’s too late: Iowa State comes back.

And with it comes a wave of faculty, staff, researchers, and families who need a place to live — not next spring, now. If you’ve spent any time watching the Ames market, you already know what happens next. Good listings move fast, and the people who wait end up competing for whatever’s left.

Here’s what I see every single year. Someone relocates here for a great opportunity, they start their home search thinking they have plenty of time, and then they lose two or three houses in a row before they realize just how quickly this market actually moves. By the time they adjust their approach, the best options for their price range and timeline are already gone.

I do video walkthroughs for out-of-town buyers constantly for exactly this reason. It’s not unusual for me to be showing one spouse a house in the morning and the other spouse that same house that evening, just so a family separated by a move can both see it before making a decision. That’s how quickly a good home goes in this market, and it’s only true for a few weeks a year — right now is one of them.

If you’re relocating to Ames this fall, or you know someone who is, the biggest mistake is waiting until the move date gets close to start looking. Start today. Not next week.

If you’re thinking about a move to Ames this fall, reach out and let’s get ahead of it together before the best options are gone.

If you’ve ever wondered why moving trucks seem to take over Ames practically overnight, there’s a reason: August 1st. Between Iowa State’s lease cycle and the wave of students, faculty, and staff turning over housing all at once, Ames has one of the most concentrated move days you’ll find anywhere in the state. Most rental companies here run leases on the same schedule — typically one-year terms running August 1 to July 31 — so a huge share of the town’s renters move in and out within the same handful of days.

If you’re a renter thinking about buying, or a landlord weighing your own property, that timing actually matters. A few things I tell people:

If you’re tired of the August scramble. Every renter who’s sat outside their old apartment for a few days waiting on the new one to be “turned over” knows the frustration. If you’re at that point, it might be worth finding out what buying actually costs versus another year of lease chaos — often it’s closer than people think.

If you own rental property here. Turnover season is exactly when you want your unit already leased, not scrambling in July. If you’re weighing whether to keep managing it yourself or sell, that’s a conversation worth having before next August rolls around.

Homebuyers and sellers run on a different calendar. Ames’ rental cycle is its own thing, but the home sale side follows the pattern you’d expect: late spring through early summer — roughly May through July — is when the most buyers are active and homes sell fastest. Early fall is a solid second window too, especially once the August rental chaos clears out and things settle down.

Whether you’re renting, buying, selling, or managing property in Ames, the calendar here isn’t random — it’s driven by the university as much as anything. Happy to talk through where you land on it.

— Matt

If you haven’t been to Cornbred yet, I’m going to need you to fix that.

Part of my job is knowing this market — the neighborhoods, the builders, the school boundaries, the commute times. But part of it is also knowing where to eat, because that’s half of what people are actually asking me when they say they’re moving here. They don’t just want a house. They want to know what their life here is going to feel like.

Cornbred is one of my go-to answers. It’s set up in the old Historic Train Depot in downtown Ames, which is worth seeing on its own, and the food backs it up — the Burnt Ends and Brisket are the ones people talk about, usually paired with their Hallelujah Mashed Potatoes. If you want something different, the Pulled Pork, Sticky Ribs, and Tex-Mex Poutine are all in regular rotation for me.

Relocating to Ames for work? I’m probably taking you here on your first visit. Coming from out of town to look at houses? Same answer.

This is the kind of thing that doesn’t show up when you’re scrolling listings from three states away — what the town actually feels like day to day. That’s most of what I try to give people before they ever put in an offer.

Cornbred is at 526 Main St, Suite 106, in downtown Ames.

Our office sits at the west end of Main Street in downtown Ames, and honestly, it’s one of my favorite things about where we work. Main Street has a real identity — locally owned shops, restaurants, and on Saturday mornings, one of the best reasons to be downtown: the Ames Main Street Farmers’ Market.

Ames Main Street Farmers’ Market — every Saturday, 8am-12:30pm, Downtown Ames
Local produce, baked goods, and vendors set up along Main Street through the season. It’s walkable, it’s low-key, and it’s a good way to actually meet the neighborhood if you’re new to Ames or thinking about being.

If you’re looking at property anywhere near downtown, I’d encourage you to swing by on a Saturday morning before you make any decisions — it tells you more about the day-to-day feel of the area than a listing photo ever will. And if you’re already in town, it’s worth becoming a habit if it isn’t one already.

Downtown Ames has changed a lot over the years, and Main Street specifically has held onto a lot of its character while still growing. Being based here means I see that firsthand, week to week — which is part of why I like recommending it to people looking to put down roots in Ames.