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Clay County, South Dakota

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Median Sale Price
$238,500
+28.9% YoY
Active Inventory
49
Days on Market
43 days
Price Drops
18.4%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
$229,950
-12.6% YoY
Condo / Co-op Median
$237,900
+0.4% YoY
SFR vs. Condo YoY Gap
-13.0%
condos outperforming SFR
DOM: SFR vs. Condo
35d / 81d
SFR / Condo

Buyer vs. Seller Market Indicators

Latest month — Redfin
Months of Supply
4.9 mo
Balanced

Inventory ÷ monthly sales. Below 3 = strong seller market; 3-6 balanced; above 6 = buyer market.

Sale-to-List Ratio
98.5%
At asking

Median closing price ÷ original list price. Above 100% = homes routinely closing above asking.

% Sold Above List
40%
Mixed

Share of closed sales priced above asking. The single cleanest read on bidder competition.

What does your sqft target cost in Clay County, South Dakota?

$122/sqft median (Redfin)
+$0 adj
+$0 adj
optional
Estimated price
$243,712
Near median (+2% vs median)
Region median
$238,500
all homes
Price-tier reverse lookup — what sqft does each price band buy?
$600,000
≈ 4,924 sqft
$1,200,000
≈ 9,848 sqft
$2,000,000
≈ 16,413 sqft
$5,000,000
≈ 41,032 sqft

Estimate = (median $/sqft × your sqft) + bed/bath/lot adjustments. Bed and bath adjustments use Appraisal Institute / Fannie Mae standard rules of thumb (~$15K/extra bedroom, ~$20K/extra bathroom vs. a 3bd/2ba baseline; half-bath = half adj). Lot premium is a $1.50/sqft heuristic beyond a 6,000 sqft baseline — accuracy varies sharply by urban infill vs. acreage market. Quality, condition, year built, and HOA are not modeled here. For a deeper county-level hedonic AVM, see AVM Lite.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Property type:
Upfront capital committed (both paths): $55K = 20% down + 3% closing on a $239K home
BUY + OWN
Median ending wealth $209K $128K real
Net gain on $55K upfront: $155K
Range: $209K → $209K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $239K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $537K $396K real
Net gain on $189K contributed: $348K
Range: $250K → $1.38M
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $189K total.
Median wealth delta: $327K in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$209K$155K$785K$596K$576K rent
2010–2024$209K$155K$802K$613K$592K rent
2009–2023$209K$155K$767K$578K$558K rent
2008–2022$209K$155K$539K$350K$329K rent
2007–2021$209K$155K$698K$509K$489K rent
2006–2020$209K$155K$597K$408K$388K rent
2005–2019$209K$155K$537K$348K$327K rent
2004–2018$209K$155K$442K$253K$233K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend
Inventory vs. Long-Term Avg
+48.8%
surplus — buyer leverage
DOM vs. 24-Mo Avg
+5.1%
currently 43 days
Long-Term Avg Inventory
33
Long-Term Avg DOM
41 days

Mortgage & Price Stress

State HPI + national delinquency
State HPI YoY
+3.7%
positive — appreciating
State HPI vs. Peak
0.0%
at or near peak peak 2025-10-01
National Mortgage Delinquency
1.89%
benchmark — 2026-01-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Value Ratios

Median home price ÷ county median income
Value / Income
4.1×
stretched
Median Household Income
$58,794
Census ACS B19013

Historically affordable markets sit at 3–4× income; over 5× is stretched, over 6× is severely overvalued. Lower ratios point to bargain opportunities.

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)
Population
15,133
total residents
Total Housing Units
6,243
all units, occupied + vacant
Vacancy Rate
10.9%
elevated
Homeownership Rate
51.8%
of occupied units owner-occupied
Boomer Owners (65+)
14.9%
of homeowner households
Millennial / Gen-X Owners (35-54)
9.2%
of homeowner households
Pre-1949 Housing Stock
25.5%
structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data
Net Migration
-98
losing people (2022–2023)
Inbound Returns
135
243 people moved in
Outbound Returns
233
341 people moved out
Net Returns
-98
household-filer basis

Top 5 Origins (where movers came from)

  1. Minnehaha, South Dakota — 50 returns
  2. Yankton, South Dakota — 34 returns
  3. Union, South Dakota — 31 returns
  4. Lincoln, South Dakota — 20 returns

Top 5 Destinations (where movers went)

  1. Minnehaha, South Dakota — 84 returns
  2. Yankton, South Dakota — 53 returns
  3. Lincoln, South Dakota — 39 returns
  4. Woodbury, Iowa — 30 returns
  5. Union, South Dakota — 27 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)
Inbound Movers (1 yr)
2,985
20.02% of pop. — moved here from outside the county
From Other States
1,339
8.98% of pop. — interstate inbound
From Abroad
16
moved into the county from outside the U.S.
Same House 1 Year Ago
69%
stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Trends

Up to 5 years of monthly data

Median Sale Price

Trailing 12 months

Active Inventory

Trailing 12 months

Days on Market

Trailing 12 months

Looking for state-level data? See South Dakota statewide stats →

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