In court-decided eviction outcomes for Waukee, IA, tenants prevail in roughly 20.9% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
40d
filing → judgment
From the moment an unlawful-detainer notice is filed in Waukee, IA until a money judgment is entered, a contested eviction takes about 40 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.6–3.4k
legal + lost rent
A typical eviction in Waukee, IA costs landlords $1,613 to $3,449 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,383
26% stretched on rent
Average gross rent in Waukee, IA is $1,383 per month per the U.S. Census American Community Survey (5-year 2023). 26% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
33.5%
of households
33.5% of occupied housing units in Waukee, IA are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
7.3%
4.1% unemp.
7.3% of Waukee, IA residents live below the federal poverty line, and unemployment runs at 4.1%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +4.8% (2024)
5.4
Regional political climate
County-weighted neighbor mix
5.4
State political climate
Iowa legislature & governorship
2.3
Economic stress
7.3% poverty · 4.1% unemp.
5.0
Supply constraint
$1,383 average · 33.5% renters
7.2
Rent Control risk
25.8% of income on rent
4.4
Eviction process difficulty
40 days filing → judgment
2.2
Tenant organizing strength
33.5% renters
6.6
Housing court bias
County bench composition
4.3
Geographic context
Risk heat across Waukee and the region
Click any city to see its score
How Waukee compares
Risk score vs. peers, county, state, and the U.S.
Rank in Dallas County
Elevated
#7of 15 cities
#7 of 15 cities in Dallas County for landlord eviction risk.
Rank in Iowa
Low
#671of 1,026 cities
#671 of 1,026 cities in Iowa for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.4
/ 10 · VERY LOW
The verdict
A Very low-tier market.
Composite 2.4/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.3 over 50 yr
197620012026
Steady ratchet · no large swings
40d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,383/mo. A contested eviction takes 40 days and costs $1,613–$3,449 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
33.5%
Renters
The renters
Who you'll be renting to.
Out of 29,236 residents, 33.5% rent. 26% are spending 30%+ income on rent, 7.3% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.4
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.4 and 5.4 (GOP margin +4.8% (2024)). State climate at 2.3, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
2.3
State politics
The process
Moderate calendar, moderate friction.
State political climate 2.3/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 2.2, housing court bias 4.3, rent-control risk 4.4. Standard process speed for the state.
50-yr trendProcess difficulty +-2.8 since '00
197620012026
Court-clerk data lands in the next release.
5
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5. Supply constraint: 7.2. The numbers behind those: 7.3% poverty, 4.1% unemployment, 26% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Waukee sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Waukee · 40d · ~$2.5k all-in ($63/day) · score 2.4National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Waukee, Iowa, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.4/10 (VERY LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Waukee is a city of 29,236 residents where 33.5% of occupied units are renter-occupied, and the typical renter spends 25.8% of income on rent. At an average rent of $1,383/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Waukee eviction process actually works
Eviction process difficulty here reads 2.2/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Waukee closes 40 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Waukee's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Waukee runs $1,613 to $3,449 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 40 days of typical timeline and $1,383/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 6.6/10 in Waukee, and the city has limited rent control exposure (4.4/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Iowa, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Waukee: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a VERY LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Iowa's statutory language. Fix those four, and most cases settle or default. Skip them, and a $3,449 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Waukee
Trap · 4.4/10
Comparative benchmarking matters in markets like this. Waukee's 4.4/10 is below the Iowa state average. Rent-control-risk sub-score: 4.4/10. See the nearby cities grid below for direct A-vs-B comparison.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Waukee for minor lease violations?
Yes, if the lease violation is material and you provide proper notice. For non-monetary breaches, Iowa Code § 562A generally requires a 7-day notice to cure the violation. If they don't fix it within 7 days, you can then terminate the lease and proceed with eviction. Always refer to your specific lease language and consult an attorney for non-payment issues.
Q2
What if my tenant claims the property needs repairs? Can they withhold rent?
Generally, no. In Iowa, tenants cannot unilaterally withhold rent for repairs unless they follow a very specific legal process outlined in Iowa Code § 562A. This usually involves providing written notice of the defect, giving you reasonable time to fix it, and sometimes placing rent into an escrow account. If they just stop paying, you can proceed with a 3-day pay-or-quit notice.
Q3
Do I need a lawyer for every eviction in Waukee?
While you are legally allowed to represent yourself in small claims court for an eviction, it's highly recommended to at least consult with an attorney, especially for your first eviction or if the case is contested. An attorney ensures proper notice, filings, and court procedures are followed, minimizing delays and potential costly errors. They can be invaluable when dealing with an uncooperative tenant.
Q4
Is there rent control in Waukee or Iowa?
No. Iowa has a statewide preemption against rent control, meaning local governments like Waukee cannot enact their own rent control ordinances. This is good news for landlords as it provides stability and predictability for setting rent prices. You can find more details on Iowa rent control rules.
Q5
What happens if I don't return the security deposit on time?
If you fail to return the security deposit or provide an itemized statement of deductions within 30 days of the tenant vacating (and providing a forwarding address), you can be liable for actual damages and potentially twice the amount of the deposit wrongfully withheld, plus attorney fees. Don't miss this deadline.
Q6
Can I charge late fees in Waukee?
Yes, you can charge reasonable late fees as specified in your lease agreement. Iowa Code § 562A allows for late fees, but they must be clearly stated in the lease and not be exorbitant. A common standard is a flat fee or a small percentage of the monthly rent. Make sure your lease spells this out clearly so there's no dispute.
A 2.4/10 places Waukee in the 49th percentile of Iowa cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Waukee (2.4/10)
Same risk band nationally · click any city for its full breakdown.
