The Williston Real Estate Agent's Guide: A Data-Driven Career Analysis

As a career analyst who’s spent years studying the North Dakota job market, I can tell you that Williston is a unique beast. It’s not a sprawling metropolis, but a resilient hub built on the backbone of the Bakken oil boom. For real estate agents, this means opportunity is tied directly to the energy sector's pulse. This guide breaks down the reality of the profession here—no fluff, just the numbers, the neighborhoods, and the local insight you need to decide if Williston is your next career move. We'll use data from the Bureau of Labor Statistics (BLS), the ND Real Estate Commission, and local market reports to paint a clear picture.

The Salary Picture: Where Williston Stands

Let's get straight to the numbers. Real estate agents in Williston earn a median salary of $60,188 per year, which translates to an hourly rate of $28.94/hour. This figure is slightly below the national average of $61,480, but context is everything. In a city with a lower cost of living, this salary can stretch much further. The real estate market here is small but active, with approximately 55 jobs in the metro area. The 10-year job growth is a modest 3%, indicating a stable, if not booming, market. This isn't a market for quick riches; it's for agents who understand its cyclical nature and have the grit to weather the slow seasons.

Experience-Level Breakdown

Your earning potential in Williston is heavily influenced by your experience, your network, and your ability to navigate the local market's specific challenges (like dealing with out-of-state investors and oil company relocations).

Experience Level	Estimated Annual Income Range	Key Characteristics in Williston
Entry-Level (0-2 years)	$40,000 - $55,000	Focuses on rentals for oil workers, learns the market dynamics. High hustle required to build a client base.
Mid-Level (3-7 years)	$55,000 - $75,000	Established reputation, handles both residential and some commercial leases. Strong referral network from local employers.
Senior (8-15 years)	$75,000 - $100,000+	Dominates the luxury and executive relocation market. Deep ties with corporate HR departments and major employers.
Expert/Top Producer (15+ years)	$100,000+	Specializes in commercial real estate or large-scale land deals. May own a brokerage or be a top team leader.

Comparison to Other ND Cities

Williston's salary is competitive within North Dakota, but the market size and opportunities differ significantly from the state's larger cities.

City	Median Salary (Real Estate Agent)	Cost of Living Index (US Avg=100)	Key Market Driver
Williston	$60,188	93.0	Oil & Gas Industry
Fargo	$62,500	95.5	Tech, Healthcare, University
Bismarck	$58,200	97.8	State Government, Healthcare
Minot	$59,000	96.0	Air Force Base, Agriculture

Fargo offers a slightly higher median salary but also a higher cost of living. Williston's strength is its affordability and the direct link to high-paying oil industry jobs, which can drive demand for both rentals and home purchases.

The Real Take-Home: After Taxes and Rent

A median salary of $60,188 sounds solid, but what does it mean for your daily life in Williston? Let's break down the monthly finances for a single agent.

Monthly Budget Breakdown (Based on $60,188 Annual Salary):

• Gross Monthly Income: $5,015
• Estimated Taxes (Fed, State, FICA): ~$1,050 (approx. 21% effective rate)
• Net Monthly Income: ~$3,965

Now, let's layer in the cost of living. The average 1BR rent in Williston is $837/month. This is the biggest variable, as rent varies significantly by neighborhood.

• Housing (Rent): $837 - $1,200 (depending on location)
• Utilities (Electric, Gas, Internet): $200 - $300
• Car Payment/Insurance (Essential in Williston): $400 - $600
• Groceries & Essentials: $400 - $500
• Health Insurance (Individual Plan): $300 - $500
• Miscellaneous (Eating Out, Entertainment, etc.): $300 - $500

Total Estimated Monthly Expenses: $2,437 - $3,600

Can they afford to buy a home?

With a net income of ~$3,965 and estimated expenses of $2,437 - $3,600, the potential for savings is real. However, real estate agents often have inconsistent income, especially in the early years. A conservative approach is wise.

• Median Home Price in Williston: ~$250,000 (varies widely, from $150k fixer-uppers to $400k+ new builds).
• Down Payment (20%): $50,000.
• Mortgage (Principal & Interest, 30-year, 6.5%): ~$1,265/month.
• Taxes & Insurance: ~$400/month.

Total Mortgage Payment: ~$1,665/month.

Verdict: On the median salary of $60,188, buying a median-priced home is feasible but tight, especially for a new agent. It requires disciplined budgeting and building a stable income stream. Many agents start by renting in a neighborhood like South Williston or Garden Creek to keep costs low while they build their business.

Where the Jobs Are: Williston's Major Employers

The real estate market in Williston is directly fueled by its major employers. Understanding who is hiring and relocating staff is key to finding clients. The metro population of 27,964 means you're dealing with a close-knit professional community.

1. Slawson Exploration / Kraken Oil & Gas: The lifeblood of the local economy. These and similar companies often have field engineers, geologists, and executives relocating from other states. They typically need short-term rentals (3-6 month leases) and later, permanent housing. Insider Tip: Network with HR departments and corporate travel coordinators. They often have a list of preferred agents for their relocating employees.

2. CHI St. Alexius Health Williston: The city's primary hospital and a major employer of doctors, nurses, and medical staff. Healthcare professionals often look for stable, family-friendly homes in neighborhoods like Eagle Ridge or Brooklyn. Their hiring is more consistent than the oil sector, providing a baseline of real estate activity.

3. Williston State College: The local community college attracts staff, faculty, and students. While student housing is a niche, faculty and staff represent a steady market for home purchases and rentals. The college's growth initiatives can signal new opportunities for the city.

4. Williams County Government: As the county seat, Williston hosts a significant number of government employees. These are stable jobs, and employees often seek homes close to the courthouse and downtown. This market is less cyclical than the oil industry.

5. H-E-B / Cash Wise Foods: While not corporate HQs, the large grocery distribution and retail centers are significant employers. They provide a steady stream of workers looking for affordable housing near their work sites, often in the north side neighborhoods.

6. Local Construction & Trades: Companies like Williston Ready Mix and various construction firms are always active, responding to housing demand. These workers are often looking for their own first homes, creating a pipeline of first-time buyer clients.

Hiring Trends: The trend is toward diversification. While oil remains king, the city is actively attracting logistics, light manufacturing, and tourism. This means a growing need for agents who understand commercial leases for warehouses and land for new business development.

Getting Licensed in North Dakota

The process is straightforward but requires commitment. The North Dakota Real Estate Commission (NDREC) oversees all licensing.

State-Specific Requirements & Costs:

1. Pre-Licensing Education: You must complete 90 hours of approved real estate education. This can be done through local providers like the Williston Board of Realtors® or online schools. Cost: $400 - $700.
2. State Exam: After completing your coursework, you must pass the North Dakota Real Estate Salesperson Exam. The exam fee is $80. The state pass rate is typically around 70-75%.
3. Fingerprints & Background Check: Required for licensing. Cost: ~$45.
4. License Application Fee: $150 for a salesperson's license.
5. Post-Licensing Education: After obtaining your license, you must complete 30 hours of post-licensing education within your first year. Cost: ~$200.

Total Estimated Initial Cost (Education, Exam, License): $700 - $1,200.

Timeline to Get Started:

• Education: 3-6 weeks (depending on course pace).
• Exam Scheduling & Results: 1-2 weeks.
• License Processing: 1-2 weeks after application submission.
• Total: 2-3 months from starting your course to holding your active license.

Insider Tip: Join the Williston Board of Realtors® before you're fully licensed. They offer mentorship programs and networking events that are invaluable for a new agent in a market where personal relationships are everything.

Best Neighborhoods for Real Estate Agents

Where you live affects your commute, your lifestyle, and your understanding of the market. Here’s a breakdown of key areas.

1. South Williston / Downtown:

   • Commute: Walkable to downtown offices, restaurants, and the courthouse. Minimal commute.
   • Lifestyle: Historic charm, older homes, walkable amenities. Appeals to professionals and singles.
   • 1BR Rent Estimate: $750 - $1,000. You can find apartments and older houses here. Living here gives you deep knowledge of the city's core.

2. Eagle Ridge:

   • Commute: 5-10 minute drive to most of the city. Easy access to US-2.
   • Lifestyle: Newer, master-planned community with schools, parks, and modern amenities. Families and corporate relo clients love it. This is where you'll find many of the $300k+ homes.
   • 1BR Rent Estimate: $900 - $1,200 (mostly newer apartment complexes).

3. Garden Creek / North Williston:

   • Commute: 10-15 minutes to downtown. Close to H-E-B and the airport.
   • Lifestyle: Mix of older homes and new developments. Affordable, practical, and popular with young families and first-time buyers. Shows the "real" Williston beyond the oil boom.
   • 1BR Rent Estimate: $700 - $950. Often the most affordable rentals in the city.

4. Brooklyn / Southwest:

   • Commute: 10-15 minutes. Near the high school and CHI St. Alexius.
   • Lifestyle: Established, quiet neighborhoods with larger lots. Popular with medical professionals and long-term residents.
   • 1BR Rent Estimate: $800 - $1,100. You'll find more single-family homes for rent here than apartments.

Insider Tip: As a new agent, consider renting in Garden Creek or South Williston. It puts you in the middle of two key market segments (affordable family homes and downtown professionals) and keeps your overhead low while you build your book of business.

The Long Game: Career Growth

Williston isn't a market where you get rich overnight. It's a market where you build a durable career.

Specialty Premiums:

• Commercial Real Estate: This is where the highest fees are. Brokering a deal for a warehouse, a retail pad, or a piece of land for development can net a commission far exceeding residential sales. It requires specialized knowledge and connections.
• Property Management: With a large transient workforce, property management is a steady income stream. Managing 10-20 units for out-of-state owners can provide consistent monthly cash flow.
• Luxury & Executive Relocation: Focusing on the top 10% of the market—homes over $400,000—catering to oil executives and successful business owners. Requires a polished, high-touch service.

Advancement Paths:

1. Top Producer -> Team Leader: As you build a successful practice, you can hire a transaction coordinator and junior agents, building a team that scales your business.
2. Brokerage Ownership: After 3-5 years of success, you can obtain a broker's license and open your own shop, keeping a larger share of commissions.
3. Niche Specialization: Become the go-to expert for a specific type of property—e.g., land for agriculture, multi-family investment properties, or historic homes in downtown.

10-Year Outlook (Based on 3% Job Growth):
The outlook is stable, not explosive. The 3% growth indicates a mature market. The key will be diversification. Williston's push to attract new industries (logistics, technology) will create new real estate needs. Agents who adapt to this—learning about commercial leases for logistics companies, for example—will thrive. The cycle of oil booms and busts will continue, but the city's population has stabilized, creating a more consistent baseline of demand for housing.

The Verdict: Is Williston Right for You?

This isn't a one-size-fits-all market. Your success depends on your personality, your financial runway, and your tolerance for a unique local culture.

Pros	Cons
Affordable Cost of Living: Your $60,188 median salary goes much further here than on the coasts.	Cyclical Market: Tied to oil prices. Slow periods can be challenging, especially for new agents.
High Earning Potential for Top Agents: The energy sector creates a class of high-income clients.	Small Population: The 55 jobs in the metro means a limited pool of clients. Networking is non-negotiable.
Tight-Knit Community: Easy to build a reputation and get referrals if you're active.	Remote Location: Far from major cities and amenities. Can feel isolating.
Diverse Real Estate Opportunities: From single-family homes to land and commercial properties.	Limited Cultural Scene: Not a hub for arts, dining, or nightlife compared to Fargo or Bismarck.

Final Recommendation:

Williston is an excellent fit for a hustler. If you're a self-starter who isn't afraid to knock on doors, network at every community event, and build relationships with corporate HR managers, you can build a very successful career. The low cost of living gives you a longer runway to get established. It's not the place for an agent looking for a steady 9-to-5 job or one who relies on easy, walk-in clients. The market rewards local knowledge and persistence.

If you have 6-12 months of living expenses saved and a plan to network aggressively from day one, Williston could be a lucrative and rewarding career move. If you're risk-averse or need a bustling urban environment, look to Fargo or Bismarck instead.

FAQs

1. How much competition will I face as a new agent in Williston?
Competition is moderate. The market isn't saturated like in major metros, but the pool of clients is smaller. Your biggest competitor isn't another agent—it's the market's volatility. Your focus should be on building a deep, local network, not just on out-selling other agents.

2. Is the market really that slow without an oil boom?
It has its rhythms. There are always relocations (medical, government, education), first-time buyers, and downsizers. The "slow" periods are less frantic, but deals are still made. Successful agents have a diversified client base that isn't solely dependent on oil workers.

3. Do I need a car?
Absolutely. Williston is a spread-out city with no effective public transportation. A reliable vehicle is a non-negotiable business expense for showing properties and meeting clients.

4. What's the best way to network in this town?
Join the Williston Board of Realtors® immediately. Attend every meeting. Also, get involved with the Chamber of Commerce, Williston Economic Development, and local service clubs (Rotary, Lions). For oil industry connections, attend events hosted by the Williston Basin Petroleum Conference and network with the HR departments of the major operators.

5. Can I work remotely or part-time?
Real estate is a face-to-face business, especially in a community like Williston. While some administrative work can be done from home, you need to be physically present for showings, inspections, and client meetings. Part-time is possible but very challenging, as you'll be competing with full-time agents who can respond instantly to client needs.