Where to Live in
Des Moines

Summary Table: The 2026 Shortlist

The 2026 Vibe Check: The Great Inland Shift

If you’ve been here a while, you can feel the grid tightening. The old rule—live west of I-235 for the good life—is dead. The new dividing line is Ingersoll Avenue. Everything north of it, towards Drake University, is getting scrubbed and polished; the student dive bars on 25th Street are slowly being replaced by natural wine shops and high-end ramen. Downtown is finally pulling its weight, but not for the nightlife—it’s the 9-to-5 bleed-over. You’re seeing tech and finance guys who used to commute from West Des Moines finally caving and renting lofts in the East Village just to be a 5-minute walk from the office. The real action, though, is the slow creep of gentrification east of the Pappajohn Sculpture Park. It’s still a patchwork—block by block, you’ll see a flipped $600k bungalow next to a house with a dead car in the yard. That gap is closing fast. If you’re waiting for the "next" East Village, you missed it. The next wave is Highland Park, and the smart money is already there.

The Shortlist

Sherman Hill

• The Vibe: Historic Hilltop
• Rent Check: $$$ (1BR ~ $1,200+)
• The Good: This is the postcard version of Des Moines. We’re talking 1890s Queen Annes and Victorians on winding, brick-paved streets like Crocker Street. It’s aggressively walkable to Downtown and the Principal Park stadium, where you can watch the Cubs affiliate in peace with a local beer. The pride of ownership here is palpable; the gardens are manicured to an inch of their life.
• The Bad: Parking is a nightmare if your unit doesn’t come with a dedicated spot. Street cleaning is ruthless. It’s also a bit of a quiet cul-de-sac—if you want a backyard kegger, go to Beacon Hill. The hill itself is a workout; you’ll feel it in your calves.
• Best For: The Power Couple. Two professionals who work downtown and want a statement apartment that impresses visiting clients.
• Insider Tip: Walk down Capitol Avenue at dusk. The view of the golden-domed Capitol building from the bottom of the hill is undefeated. For a drink, hit up the High Life Lounge on Clark Street—it’s a dive, but it’s their dive.

Beacon Hill

• The Vibe: Hipster Industrial
• Rent Check: $$ (1BR ~ $1,050)
• The Good: This is where the creative class is putting down stakes. It’s a grid of modest post-war houses and old warehouses converted into lofts, specifically off 18th and 20th Streets. The community feel is strong—think Beacon Hill Syndicate for coffee and pastries, or grabbing a burger at B&B Grocery down the hill. You’ve got direct access to the Gray’s Lake trail system without the Gray’s Lake condo prices.
• The Bad: It’s still gritty on the edges. The stretch of Ingersoll that runs through here has constant road construction, and the sirens from I-235 are a constant soundtrack. You need to be street-smart; package theft isn't unheard of, and street lighting is inconsistent.
• Best For: The New Creatives. Graphic designers, brewers, and remote workers who want to be near the action but can't afford the East Village price tag yet.
• Insider Tip: The hidden gem is Greenwood Park. It’s tucked away, has great disc golf, and is the spot for a low-key picnic away from the river crowds. Avoid the convenience store at 19th and Ingersoll after midnight.

Greenwood/Atomic

• The Vibe: Mid-Century Enclave
• Rent Check: $$ (1BR ~ $975)
• The Good: If you want space and sanity, this is it. We’re talking post-WWII ranches and splits on cul-de-sacs like S.W. 9th Street. The lots are huge, the trees are mature, and the schools (Greenwood Elementary) are legitimately good. It’s a quick 10-minute blast down S.W. 9th to get to Downtown, or hop over to Valley Junction for antique shopping. It feels like a suburb but is firmly inside the city limits.
• The Bad: It’s not sexy. There are no rooftop bars here. It’s a driving neighborhood; you need a car to get anywhere. The architecture is strictly 1950s functionality, which some find charming and others find drab.
• Best For: The Established Family. People who want a 3-bedroom with a basement and a two-car garage without paying the West Des Moines tax.
• Insider Tip: The Atomic Cookie shop on S.W. 9th is a local institution. Get there early on Saturdays before they sell out of their signature chocolate chip.

Chesterfield

• The Vibe: Up-and-Comer
• Rent Check: $ (1BR ~ $825)
• The Good: This is the value play, hands down. Located squarely on the East Side (East of I-235), specifically around E. 14th Street and Hubbell Avenue, you can still find older two-story homes with character for a song. It’s historically working-class, but the proximity to the Principal Park and downtown is driving interest. You’re seeing the first wave of coffee shops and breweries popping up near the Chesterfield bus line.
• The Bad: It’s a food desert on the northern end. Crime rates are statistically higher than the west side, and the schools are hit-or-miss. You need to vet your specific block carefully—some streets are tight-knit, others have issues.
• Best For: The Value Play. First-time homebuyers or renters who want to lock in a low price now and ride the appreciation wave as the East Village creep continues.
• Insider Tip: Drive down E. Grand Avenue near the Union Park bridge. The old housing stock there is incredible. If you’re brave, grab a beer at Caribou on E. 14th; it’s the definition of a true local dive.

Strategic Recommendations

For Families:
You want Greenwood/Atomic. The equation is simple: square footage per dollar and school quality. You get bigger yards, basements for storage, and access to Greenwood Elementary without paying the premium for the Windsor Heights zip code. It’s safe, quiet, and the commute to the Des Moines Public Schools administrative offices or downtown core is negligible.

For Wall St / Tech (The Commuter):
Sherman Hill wins. If you’re pulling late nights at a firm near 8th and Grand, the ability to walk home in 15 minutes is a non-negotiable lifestyle upgrade. It projects success. If you need a modern, amenity-rich building (rooftop deck, concierge), you’re looking at the East Village proper, specifically the lofts on Walnut Street between 4th and 6th, but you’ll pay a 25% premium over Sherman Hill for the zip code bragging rights.

The Value Play (Buy Before It Explodes):
Chesterfield. Specifically, the triangle of land bounded by E. 14th Street, E. Grand Avenue, and I-235. The East Village expansion is pushing east, and Chesterfield is the next domino to fall. The city has already approved streetscape improvements on 14th Street. Buy a fixer-upper now under $200k, put $50k into it, and in 5 years, you’ll be sitting on a goldmine as the East Village crowd gets priced out and pushes further east.