Thinking about Bismarck vs. Mandan for your next move? You’re not alone. Many buyers and renters compare these two connected cities to balance home size, commute, and monthly costs. In this guide, you’ll learn how housing, taxes, utilities, and daily living stack up so you can build a realistic budget and choose the right fit. Let’s dive in.
Bismarck vs. Mandan at a glance
Both cities share a regional economy and lifestyle built around the Missouri River. You’ll find single-family homes, townhomes, condos, and apartments in each. The key differences often come down to lot size, age of homes, commute patterns, and where you’ll spend most of your time day to day.
- Bismarck often offers closer access to government and healthcare jobs, downtown amenities, and shorter in-city commutes.
- Mandan often offers newer subdivisions, larger lots in many areas, and the potential for a lower purchase price for similar square footage.
- Commutes between the two are common. Many residents live in Mandan and work in Bismarck.
Housing types and price drivers
Bismarck housing overview
Bismarck features established neighborhoods near downtown and along the river with mid-century and early-1900s homes, many of which have been renovated. You’ll also see suburban neighborhoods in South Bismarck and the Northeast with single-family homes, plus townhomes and condos. New-construction subdivisions are expanding on the edges of the city, with modern floor plans and smaller yards than rural lots.
Mandan housing overview
Mandan’s residential character leans toward newer subdivisions and many freestanding single-family homes. Larger lots are common in several developments, and per-unit land costs can be lower compared with central Bismarck. You’ll also find some older neighborhoods and infill near downtown Mandan, but much of the recent supply has come from new development.
What moves prices
- Employment hubs: State government, courts, hospitals, and large employers are concentrated in Bismarck. Many Mandan residents commute across the river for work.
- Land and development: Mandan often benefits from lower land costs and fewer constraints, which can support more new-construction options.
- River and floodplain: Proximity to the Missouri River can affect insurability and buildability. Always check flood maps before you buy.
- Lot size and schools: Parcel size and school district boundaries can influence buyer preferences and pricing.
Owning costs to budget
A smart comparison looks beyond list price. Build your budget around recurring costs so you can compare apples to apples.
Property taxes explained
Property taxes are calculated from your assessed value and the local mill levy. In Burleigh County, the assessor establishes values and taxing districts set mill rates. Effective cost varies by address based on the property’s assessed value and the taxing districts that apply.
- What to do: Ask for the current assessed value and last year’s tax bill for any property you’re considering. Compute an effective rate by dividing taxes by market value so you can compare homes and cities on equal footing.
Insurance and flood risk
Homeowners insurance in this region commonly includes wind and hail coverage. Premiums vary based on age of home, construction type, updates, and mitigation features. Flood insurance is required if a property sits in a FEMA-designated flood zone or if your lender requires it.
- What to do: Get two to three quotes for the specific property, including a separate flood quote if the parcel is near the river or mapped in a floodplain.
Utilities in winter and summer
Electricity and natural gas are commonly provided by regional utilities serving both cities. Water, sewer, and garbage are billed through the city. Seasonal patterns matter: heating drives winter costs, while summer electricity use rises with air conditioning. Home efficiency, insulation, windows, and fuel type have a big impact.
- What to do: Request 12 months of utility history from the seller or property manager. Compare a typical winter bill and a typical summer bill for a realistic average.
HOA and special assessments
Newer subdivisions and many townhome or condo communities have HOAs. Fees vary by what is covered, such as snow removal for common areas, lawn care, private road maintenance, or exterior upkeep in townhome projects. Some developments use special assessments or improvement district charges for infrastructure.
- What to do: Review the full HOA budget, rules, and any planned capital projects. Ask about current and potential special assessments before you offer.
Maintenance and seasonal costs
Plan for routine maintenance like roof and siding upkeep, furnace and A/C servicing, and water heater replacement. Winter can add costs for snow removal and higher heating use.
- Rule of thumb: Many owners set aside 1 to 3 percent of the home’s value each year for maintenance and capital replacements. Adjust higher for older homes or larger lots.
Commute, transit, and daily living
Commute times and bridges
Bismarck and Mandan sit on opposite sides of the Missouri River and connect through multiple bridges. Many commutes fall in the 15 to 30 minute range depending on location, bridge choice, weather, and peak traffic near bridge approaches. Winter driving and maintenance work can affect travel time.
- What to do: Test your commute during your typical travel time. If you’ll cross the river, try a morning and evening drive on different bridges.
Vehicle and parking
Most households rely on personal vehicles. Regional gas prices and winter vehicle needs, like tires and battery care, factor into annual costs. Bismarck’s downtown and state government areas may have paid or permit parking, while Mandan neighborhoods more often provide private driveways and garages.
Groceries, healthcare, and schools
Both cities offer full-service grocery and retail options. Bismarck’s larger population usually means more specialty shops and services within a short drive. Major hospitals and specialty care are concentrated in Bismarck, and many Mandan residents use those facilities for higher-level care. School districts are city-specific; review district resources and boundaries when comparing neighborhoods.
Parks and lifestyle
Bismarck features riverfront trails, parks, museums, and an active downtown. Mandan offers parks, newer subdivisions, and a quieter suburban feel. Your choice may come down to whether you prefer larger yards and newer homes or closer proximity to downtown amenities and large employers.
Build your monthly comparison
Step-by-step budget worksheet
Use this simple framework to compare a Bismarck home and a Mandan home side by side. Fill in real numbers for properties you like.
- Housing payment
- Purchase: Price, down payment, mortgage rate, principal and interest estimate.
- Rent: Monthly rent and included utilities or services.
- Property taxes
- Use last year’s bill and the current assessed value. Compute taxes as dollars per year and as a percent of market value.
- Homeowners insurance
- Get quotes for the specific home. Add flood insurance if the property is in or near a flood zone.
- Utilities
- Electric, natural gas or propane, water, sewer, trash. Note average winter and summer bills to set a monthly average.
- HOA and assessments
- Monthly or annual dues, plus any current or known future special assessments.
- Maintenance
- Set aside a monthly amount based on home age and size. Consider separate line items for snow removal or lawn services if needed.
- Transportation
- Estimate fuel based on commute distance and times. Include parking costs if applicable.
Add these line items to get a total monthly cost for each property. Compare totals for Bismarck and Mandan options that are similar in size and condition.
Example home profiles to compare
Use these profiles as a guide to frame your budget and lifestyle trade-offs.
Starter single-family home, older construction
- Where you’ll see it: Closer to downtown Bismarck or established neighborhoods. Smaller lot, more character, possible updates needed.
- Costs to watch: Maintenance and energy efficiency. Commute may be shorter if you work in central Bismarck.
New-construction family home
- Where you’ll see it: Common in Mandan and on Bismarck’s outskirts. Modern layouts, energy-efficient systems; some communities have HOAs.
- Costs to watch: HOA dues, special assessments, and longer commute if your job is in central Bismarck.
Townhouse or condo
- Where you’ll see it: Closer to urban amenities in Bismarck and in newer Mandan projects.
- Costs to watch: HOA dues and what they cover, like exterior maintenance, snow removal, and insurance on common areas.
Acreage or rural-feel lot
- Where you’ll see it: Mandan outskirts and select Bismarck-adjacent areas.
- Costs to watch: Snow removal for longer driveways, potential well or septic maintenance, and heating fuel for larger spaces.
Rent vs. buy considerations
If you’re comparing rent to buy, build the same line items for each scenario. For rentals, note which utilities are included and whether snow removal or lawn care is part of the lease. For purchases, include your maintenance allowance, property taxes, and insurance to see a true monthly picture.
- Tip: Always request the last 12 months of utility bills and the current tax statement for any property you’re serious about. These documents make your comparison far more accurate.
Which city fits your goals
Choose Bismarck if you value quick access to government offices, hospitals, and downtown amenities, plus shorter in-city drives. Choose Mandan if you want newer subdivisions, larger lots in many neighborhoods, and the potential for a lower purchase price for similar square footage. The right choice comes down to your daily routine and total monthly budget, not just the list price.
How we help you decide
You deserve a clear, stress-free comparison. I’ll help you pull real numbers for your favorite homes, including recent utility history, current tax bills, HOA documents, and insurance quotes, then map commutes and nearby services. With local insight across Bismarck and Mandan and access to new construction, resale, and lot options, you can make a confident move.
Ready to compare properties side by side and see what your monthly life will really look like? Start with a quick call and a short list of homes you like. I’ll take it from there.
Start your move today with the Melanie Staiger - Main Site.
FAQs
Which city is cheaper to buy in, Bismarck or Mandan?
- Mandan has often offered larger lots or newer homes at a lower price per square foot, but current differences vary, so check recent sales data before deciding.
Will I pay less property tax in Mandan than in Bismarck?
- It depends on the home’s assessed value and the mill levies for its taxing districts, so calculate taxes for each specific address using current county data.
How long is the commute from Mandan to Bismarck?
- Many commutes fall in the 15 to 30 minute range, with peak traffic near bridges and winter weather sometimes adding time.
Are utilities more expensive in one city?
- Rates are generally similar across the metro, so your biggest differences come from home efficiency, fuel type, and usage rather than the city itself.
Do I need flood insurance near the Missouri River?
- Only if the property is in a FEMA-designated flood zone or a lender requires it, so always verify the parcel’s flood map before you buy.
Is new construction easier to find in Mandan?
- Mandan often has more new-developer inventory and larger lots, while Bismarck offers both infill and edge-of-city new builds, so explore both for the right fit.
What should I look for in HOA and special assessments?
- Review the HOA budget, reserves, planned projects, and any improvement district charges so you understand both monthly dues and potential future costs.
