If you’ve been thinking about ditching the stairs — whether that means downsizing into a ranch, finding a villa with snow and lawn care handled, or simply moving your bedroom to the main floor — West Des Moines is one of the best places in Iowa to make that happen in 2026.
Main-floor living isn’t just a trend. It’s a practical decision that pays off for decades — in safety, in daily comfort, and in resale value as Iowa’s population continues to age. And right now, the West Des Moines market has more one-level inventory than we’ve seen in years.
As a certified Seniors Real Estate Specialist (SRES®) and someone who helps families navigate these transitions every week, I wrote this guide to walk you through the best neighborhoods, what to look for, and how to move quickly when the right home hits the market.
What “Main-Floor Living” Actually Means in West Des Moines
When buyers say they want “one-level living,” they could mean several different things — and the distinctions matter when you’re searching listings or touring homes. Here’s how these options break down in the West Des Moines market:
True Ranch Homes
Everything on one level — bedrooms, bathrooms, kitchen, laundry, and living space. No stairs at all unless there’s an optional finished basement. These are the gold standard for accessibility and aging in place.
Villas and Zero-Entry Homes
Typically newer construction with no front step, wider doorways, and curbless showers. Many include HOA-managed lawn care, snow removal, and exterior maintenance. These are especially popular with 55+ buyers who want to travel, spend time with grandkids, or simply stop worrying about yard work.
Townhomes with Main-Floor Primary Suites
A growing category in West Des Moines and nearby Waukee. The primary bedroom, full bath, and laundry are all on the main level, with additional bedrooms or flex space upstairs or in a finished lower level. This layout works well for couples who want a guest room but don’t need it every day.
New Construction with Flexible Lower Levels
Some of the newest communities in West Des Moines offer main-floor primary suites paired with a finished walkout lower level. You get one-level daily living with extra space for family visits, a home office, or hobby rooms — without climbing stairs as part of your daily routine.
The common thread across all of these? Fewer stairs, safer entrances, easier daily living, and stronger long-term resale value — because demand for these layouts is only growing as Iowa’s population ages.
Best Neighborhoods for One-Level Homes in West Des Moines
Not every West Des Moines neighborhood has the same inventory of main-floor options. Here’s where I’m consistently finding the best fits for different buyer types and budgets.
Low-Maintenance Villas and HOA Communities
Best for: 55+ buyers, snowbirds, retirees, and anyone who never wants to shovel a driveway again.
West Des Moines has a growing number of villa communities where the HOA handles lawn care, snow removal, and exterior maintenance. Monthly dues are higher than a standard neighborhood — typically $200–$400/month — but when you factor in what you’d spend on mowing, landscaping, gutter cleaning, and snow service, most buyers come out ahead. More importantly, you get your time back.
Look for communities near Jordan Creek and along the western growth corridors where newer villa product is being delivered through 2026.
Established Ranch Neighborhoods
Best for: Buyers who want character, mature trees, and more space for the money.
West Des Moines has pockets of well-maintained 1960s–1980s ranch homes on tree-lined streets with larger lots than you’ll find in new construction. Neighborhoods like Westwood and Waterbury offer updated ranches — many with new no-step remodels — at price points below comparable new builds.
The tradeoff? Older homes sometimes have insurance and maintenance considerations. With 10+ years of property insurance expertise, I help buyers evaluate roof age, electrical systems, plumbing, and insurability before they make an offer — so nothing catches you off guard after closing.
Newer Builds with Main-Floor Primary Suites
Best for: Buyers who want modern finishes, energy efficiency, and a move-in-ready home with no deferred maintenance.
The hottest growth areas for main-floor-primary new construction are along the West Des Moines–Waukee corridor and extending into Grimes. Many 2025–2026 builds include zero-step entries, 36-inch doorways, curbless showers, and main-floor laundry as standard features — not upgrades.
If you’re planning ahead for aging in place, buying new construction with these features already built in is far less expensive than retrofitting an older home later.
Luxury Main-Floor Living
Best for: Buyers at higher price points who want upscale finishes, golf course or country club proximity, and resort-style HOA amenities.
West Des Moines offers luxury villa and ranch options in gated and golf-course-adjacent communities. These homes typically include every accessibility upgrade you could want — plus premium kitchens, spa-style bathrooms, and covered outdoor living spaces. Price points range from the mid-$600s to well over $1 million, depending on size and location.
Pros and Cons of Main-Floor Living in 2026
I want to be straightforward with you — one-level living is an excellent long-term investment, but it’s not without tradeoffs. Here’s what I tell every buyer I work with:
The Advantages
Safety and accessibility: No stairs to navigate daily, safer entrances, and easier movement throughout the home — especially important after surgery, injury, or as mobility changes over time
Aging in place: A main-floor layout lets you stay in your home longer without expensive retrofits or a forced move later
Strong future resale: As Iowa’s 65+ population grows, demand for one-level homes will only increase — especially as more seniors look for tax-friendly housing options
Low-maintenance options: Many villa and townhome communities include exterior upkeep in the HOA, freeing up your time and energy
The Tradeoffs
Higher price per square foot: One-level homes typically cost more per square foot than two-story homes with equivalent total space. You’re paying a premium for the layout, and that premium is real.
Limited inventory: Quality ranch homes and villas in popular West Des Moines neighborhoods go fast. You need to be prepared to move quickly when the right one appears.
HOA dues: Villa and townhome communities often carry monthly dues of $200–$400+. For many buyers this is a net positive (no more lawn care, snow removal, or exterior maintenance), but it’s an added fixed cost to budget for.
My job is to help you weigh these factors against your budget, your timeline, and your long-term goals — not just find you a house. That’s what makes this a smart buyer approach.
How to Find Main-Floor Homes Quickly — and Not Miss Them
Here’s something most buyers don’t realize: many one-level homes are mislabeled in the MLS. A listing might say “1.5-story” when the primary suite is actually on the main floor. Or a villa might be categorized as a townhome. If you’re only searching by the “ranch” filter, you’re missing good options.
Here’s how I help buyers cast a wider net:
Set up custom alerts for West Des Moines, Waukee, Grimes, Clive, and Urbandale — all suburbs with growing one-level inventory.
Let me pre-screen listings for actual floorplan layout, step count at entries, roof age, foundation condition, and insurability. I catch the things that don’t show up in listing photos.
The buyers who find the best main-floor homes aren’t the ones who search casually on weekends. They’re the ones who are set up to see new listings immediately — and have a Realtor® who’s already reviewed the property before they tour it.
For Seniors and Adult Children: Planning a Smart Main-Floor Move
If you’re 55+ and thinking about your next chapter — or if you’re an adult child helping a parent plan ahead — this section is for you.
The most successful senior transitions I’ve been part of share one thing in common: they started the conversation early. Not when a health crisis forced a decision. Not when the current home became too much to maintain. They started when there was still time to explore options, tour homes at a relaxed pace, and make choices rather than react to circumstances.
Timing the Sale and the Purchase
One of the biggest concerns I hear is: “How do I sell my current home and buy a new one without being homeless in between?” It’s a valid question — and there are several strategies that work well in the current Des Moines market. We can explore bridge options, contingent offers, extended closings, or a sale-first approach with temporary housing. The right strategy depends on your financial situation and how competitive the home you want to buy is.
If you need to sell your current home first, I can help you understand what it might be worth so you have a realistic picture of your purchasing power before we start looking.
Accessibility Features That Matter Most
Based on hundreds of senior moves, these are the features my clients are most grateful they prioritized:
- Zero-step entry (no front step at all — critical for wheelchair access and safer in winter)
- 36-inch or wider doorways and hallways
- Curbless walk-in shower in the primary bathroom
- Main-floor laundry
- Open floor plan for easier navigation
- Proximity to medical facilities, groceries, and family
You Don’t Have to Figure This Out Alone
As an SRES®-certified Realtor®, I specialize in exactly this kind of move. I work at your pace, I coordinate the details, and I make sure nothing falls through the cracks — from the home search to the closing table. If there’s an inherited or estate property involved, I handle that process too.
Families who plan ahead always tell me the same thing: “This was the best decision we ever made.”
2026 Market Snapshot: Main-Floor Living in West Des Moines
Here’s what the current market data is showing for one-level homes in the West Des Moines area:
Inventory is up compared to 2023 and 2024 — meaning more choices and slightly less competition for buyers
Days on market are increasing for well-priced homes, giving buyers more time to make thoughtful decisions
Mortgage rates are stabilizing in the low-to-mid 6% range, making monthly payments more predictable
New construction deliveries are peaking through mid-2026, especially in the Jordan Creek and western corridors
The bottom line: if you’ve been waiting for more options and less frenzy, 2026 is shaping up to be a strong window — particularly for main-floor buyers who are prepared and pre-approved.
To understand your budget and purchasing power before you start touring, explore the real estate calculators and tools on my site.
Your Next Step — No Pressure, Just a Plan
You don’t have to have everything figured out to start. Most of my clients begin with a simple conversation: What do you need? What matters most? What’s your timeline?
Here’s how I can help right now:
Get a custom list: Tell me your budget, must-have features, and preferred neighborhoods — I’ll build a personalized search and send you matches as they hit the market.
Schedule a free consultation: Whether you’re planning a senior transition, exploring West Des Moines neighborhoods, or just want to understand your options, let’s talk. No pressure — just honest guidance.
About Sarah Ingles
Sarah Ingles is a REALTOR®, Seniors Real Estate Specialist (SRES®), and Chartered Property Casualty Underwriter (CPCU®) who foundedSmart Move Des Moines, brokered by Fathom Realty. With over 10 years of property insurance expertise, Sarah helps families across the Des Moines metro navigate the emotional and logistical details of selling a parent’s home, handling estate and probate properties, and coordinating senior transitions with patience and clarity.
🗓️Book a Consultation: https://smartmovedsm.com/book
📞Call or Text: 563-513-8771
📧Email: [email protected]
Serving Urbandale, West Des Moines, Waukee, Ankeny, Johnston, Grimes, and the greater Des Moines metro. See what families say about working with Smart Move Des Moines →