Where to Live in
Davenport

Davenport 2026 Neighborhood Shortlist

The 2026 Vibe Check

The river is still the spine, but the city's muscle is moving west and up the bluffs. The old industrial corridor along River Drive is slowly getting a facelift, but don't get it twisted—it's still gritty at its core. The real dividing line in 2026 isn't the Mississippi; it's Interstate 80. South of 80, you're dealing with the legacy of 1970s planning—strip malls and car dependency. North of 80, especially as you climb into Rockingham or push into Bettendorf, the money gets newer and the lawns get manicured. The East Village is the city's biggest gamble; the city poured millions into making it a "destination," and while the floodwall park is legitimately great, it still feels like a set waiting for actors. The local economy is tied to the big three: John Deere, Genesis Health, and the Arsenal. That means blue-collar stability mixed with white-collar healthcare cash, creating a weirdly bifurcated housing market. You can still find a working-class shotgun house for a song, but the renovated foursquares in the "good" school districts are getting bid up by Quad Cities MetroLINK commuters who want to be close to the bridge.

The Shortlist (Best 4-5 Neighborhoods)

The East Village

• The Vibe: Gentrifying Industrial
• Rent Check: 15-25% above city average. You're paying for the zip code and the walkability to the river.
• The Good: This is the only spot in Davenport where you can leave your car parked for a weekend. The East Village Fitness Trail along the flood wall is a genuine asset, and the access to the Sears Tower (yes, we still call it that) bridge into Illinois is unmatched. Front Street Brewery and Kilkenny's Pub are anchors, and Rawls & Sons is the local hardware store that actually knows your name.
• The Bad: Parking is a nightmare if you don't have a dedicated spot. The "luxury" apartments are shoeboxes built into old factories with paper-thin walls. Crime isn't rampant, but car break-ins happen if you leave valuables visible. It's also a food desert outside of the bar scene; you're driving to Hy-Vee on Harrison Street for real groceries.
• Best For: The young professional who wants to walk to a dive bar and doesn't mind paying a premium for a 2-bedroom with "character."
• Insider Tip: Walk the Riverfront Trail at sunset, but grab a beer at Kilkenny's on a Tuesday night. That's where you'll meet the actual locals, not the transplants.

Rockingham

• The Vibe: Established Family
• Rent Check: 30-55% above average. This is where the Davenport money lives.
• The Good: Rockingham Park is the crown jewel—huge oak trees, winding paths, and a legit sledding hill. The schools, specifically Grant Wood Elementary, are the main draw; they’re the reason people pay the premium. The housing stock is solid 1950s-70s brick ranches and colonials with actual basements and attached garages. It’s quiet. You hear birds, not sirens.
• The Bad: You will drive everywhere. The walkability score is near zero. The vibe can be cliquey; it's a neighborhood of people who have lived here for 20+ years. Expect HOA fees in some of the older subdivisions off Jersey Ridge Road.
• Best For: Families with elementary school-aged kids who want stability, good schools, and a backyard big enough for a swing set.
• Insider Tip: Check the listings near Elmore Park. It’s technically just south of the main Rockingham zip but shares the same vibe and schools, and you can sometimes find a deal before the realtors catch on.

Bettendorf (North of 53rd Street)

• The Vibe: New Money Suburb
• Rent Check: 55%+ above average. This is the peak price for the metro area.
• The Good: This is the cleanest, safest part of the entire Quad Cities. The Landing district has high-end dining like Cody's Filling Station and Bierstube (the original is here, not the Davenport one). The parks are immaculate, specifically Bettendorf Family Park with its massive splash pad. Everything is new—roads, sewers, strip malls.
• The Bad: It has zero soul. It’s a generic, high-end suburb that could be in Ohio or Nebraska. You are paying a premium for the "Bettendorf" name. The traffic on 53rd Avenue during rush hour is gridlocked.
• Best For: Executives commuting to the Arsenal or John Deere Harvester Works who want the "best" address and minimal hassle.
• Insider Tip: If you want the Bettendorf schools without the Bettendorf price tag, look at the northern edge of Davenport near Congo Golf Course. You get the same zip for 80% of the cost.

West End / Oakdale

• The Vibe: Blue Collar Grit
• Rent Check: 10-20% below average. The value play.
• The Good: This is Davenport's most authentic neighborhood. The housing stock is old—think 1920s foursquares and small cottages—but the bones are good. You can still buy here for under $100k. Oakdale Avenue is the main drag, anchored by the Oakdale Tavern, a true dive that hasn't changed in 40 years. It's diverse and unpretentious.
• The Bad: It's rough around the edges. Property crime happens. The schools (Washington Elementary) are underfunded compared to the north side. You need to be choosy about your specific block; one street can be fine, the next can be trouble. Street parking is tight.
• Best For: The investor looking to flip or the first-time buyer who wants to get into the market with cash and doesn't mind a little grit.
• Insider Tip: Look for properties on W 12th St or Marquette St. You're walking distance to St. Ambrose University bars, which keeps demand steady for rentals.

Strategic Recommendations

• For Families: Rockingham is the winner, full stop. The combination of Grant Wood Elementary and the sheer size of Rockingham Park makes it the only choice if you have kids under 10. If that’s too pricey, push west into Blue Grass or south to Princeton, but you’re adding 15-20 minutes to any drive into downtown Davenport.
• For Wall St / Tech: You're likely commuting to the Arsenal or working remote. Bettendorf (North) is the path of least resistance—clean, quiet, high-speed internet. If you want to be closer to the action and don't mind a drive, The East Village gives you the urban feel that Davenport lacks elsewhere.
• The Value Play: West End / Oakdale. The gentrification wave from the East Village is pushing west. The city is already talking about streetscaping W 12th St. Buy a solid brick foursquare here now, put $20k into the kitchen, and you'll be sitting on equity in 5 years. Avoid the blocks immediately bordering Interstate 280.