Cass County Multifamily Buyer
Sell Your Commercial Property In Cass County, ND
Cass County is eastern North Dakota’s metro core, anchored by Fargo and West Fargo along the Red River. Health care, higher education, technology, and agricultural equipment employers support a large and relatively young rental market with plenty of newer complexes.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Cities We Cover: Fargo · West Fargo — County seat: Fargo
Cass County
Where We Buy In Cass County
We evaluate apartment buildings of 5+ units across Cass County — in each city below, plus smaller towns and unincorporated areas countywide.
Local Market Data
Cass County Apartment Market
Figures gathered October 2026 from public market data.
Cass County's renter base is growing faster than its population, which matters if you plan to sell commercial property in Cass County, ND. Renters hold 40,322 of the county's 83,945 occupied homes, a 48.0% share, per the Census Bureau's 2020-2024 American Community Survey. Median gross rent is $958.
Fargo anchors that demand, holding 83.8% of the county's renter households. Vacancy sits at a tight 5.3%, well below North Dakota's 12.3% statewide rate, a sign of steady absorption for a multifamily buyer in Cass County.
Renters outpace population growth
Renter households in Cass County rose 11.1% to 40,322 between the 2015-2019 and 2020-2024 ACS surveys, adding 4,015 households.Fargo anchors the apartment market
Fargo holds 83.8% of Cass County's renter households and 49.8% of its units in 5+ unit buildings, per ACS 2020-2024.Income and employment both climbed
Median household income in Cass County rose 17.2% to $75,555 while employment grew 7.9%, per the 2020-2024 ACS.Who rents in Cass County
Renters fill 40,322 of the 83,945 occupied households in Cass County, a 48.0% share, per the Census Bureau's 2020-2024 American Community Survey. That is well above North Dakota's 37.1% statewide renter rate. Owners still hold a narrow edge countywide, at 43,623 households.
Fargo carries most of that renter base, with 33,770 renter households, or 83.8% of the county total, and a 56.3% renter share citywide. West Fargo leans toward owners, at a 35.6% renter share, with 5,636 renter households.
Rents, growth and affordability
Cass County's median gross rent reached $958 in the 2020-2024 survey, up 15.0% from $833 in 2015-2019. Population grew 9.3% over the same span, adding 16,425 residents, while renter households rose faster, up 11.1% and adding 4,015 households.
Units in buildings of five or more apartments climbed 7.0%, adding 2,370 units, and now make up 40.8% of the county's housing stock. Rent burden runs high: 40.1% of Cass County renters pay 30% or more of income on gross rent. HUD's FY2027 two-bedroom Fair Market Rent for the Fargo, ND-MN metro is $1,104, effective October 1, 2026, $146 above the county's median gross rent. Median household income climbed 17.2% to $75,555, and employment grew 7.9%.
City-by-city comparison
Fargo drives most of Cass County's apartment supply, holding 49.8% of its units in 5+ buildings. West Fargo posts a higher median rent despite a smaller renter share, reflecting its newer, pricier housing stock.
| City | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Fargo | $946 | 56.3% | 49.8% | 5.2% |
| West Fargo | $1,111 | 35.6% | 24.3% | 6.1% |
Property taxes and assessment in Cass County
North Dakota classifies any residential structure with four or more units as commercial property under Century Code Section 57-02-01, assessed at 10% of true and full value instead of the 9% residential rate under Section 57-02-27. Assessed value equals 50% of market value, so a multifamily building is effectively taxed on about 5% of market value. The Cass County Treasurer mails bills in early December, payable in halves by March 1 and October 15, with a 5% discount for paying in full by February 15. All current-year taxes must be paid before the county recorder will record a deed.
What this means if you sell in Cass County
Owners who sell commercial property in Cass County, ND are selling into a renter base growing faster than the population, with vacancy at 5.3%, far below the state's 12.3% rate, and rent up 15.0% since 2015-2019. Because multifamily assets sit in the higher 10% assessment class, sellers should have current tax bills in hand and the deed's consideration certified before closing, since the recorder will not file without taxes paid in full.
Local Knowledge
Selling Multifamily In North Dakota
What we factor into every Cass County offer:
More about North Dakota →- Multifamily buildings fall into North Dakota's 10% commercial assessment class, not the 9% residential rate.
- Rental vacancy sits at 5.3% in Cass County, well below the 12.3% statewide rate.
- Security deposits cap at one month's rent under North Dakota law, with a 30-day refund deadline.
- Cass County requires current-year taxes paid in full before the recorder will record a deed.
Property Tax
Property Tax In Cass County For Apartment Owners
Homeowners in Cass County pay a median of $3,564 a year in property tax on a median home value of $298,000, an effective rate of about 1.2%, according to the Census Bureau’s 2020-2024 American Community Survey. That is above the North Dakota statewide average of 0.92%.
How property tax works in North Dakota: classes, assessment and appeals →Estimate a building’s tax bill with the property tax calculator →
- Those figures describe owner-occupied homes. An apartment building can be assessed on a different basis or in a different class, so its bill as a share of value may differ.
- A sale can reset the assessed value. Before you price a Cass County building, check how North Dakota reassesses property after a transfer and model the buyer’s new tax bill.
- Pull the actual tax bill from the Cass County assessor or tax collector. City, school and special-district levies stack on top of the county rate.
Seller Guides
Your Situation, Handled — Cass County
Learn More
Taxes & Rules For Cass County Property
The North Dakota rules that shape any deal in Cass County: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Our Buy Box
What We Buy In Cass County
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
How Selling To Us Works
- 01
Submit The Deal
Send the address, unit count, asking price, and a rent roll or T-12 if you have them.
- 02
Initial Review
We review it against our buy box and give clear feedback — typically within 48 hours.
- 03
Underwriting & LOI
If it fits, we underwrite in detail and submit a written letter of intent.
- 04
Diligence & Close
Inspections and financing on the agreed timeline, then a professional, predictable closing.
Cass County Seller FAQ
How are apartment buildings taxed in Cass County, ND?
North Dakota classifies any residential structure with four or more units as commercial property under Century Code Section 57-02-01, assessed at 10% of true and full value instead of the 9% residential rate. Assessed value equals 50% of market value, so a multifamily building is taxed on roughly 5% of its market value.
What is rental vacancy like in Cass County?
Cass County's rental vacancy rate was 5.3% in the Census Bureau's 2020-2024 American Community Survey, well below North Dakota's 12.3% statewide rate. Fargo posted 5.2% vacancy and West Fargo 6.1%, suggesting steady renter demand across the county's largest rental markets.
How much have rents risen in Cass County?
Median gross rent in Cass County reached $958 in the 2020-2024 ACS, up 15.0% from $833 in 2015-2019. Renter households grew 11.1% over the same period, outpacing the county's 9.3% population growth and pointing to continued demand for rental housing.
Why sell commercial property in Cass County, ND now?
Cass County combines a 48.0% renter share, 15.0% rent growth since 2015-2019, and vacancy at 5.3%, well under the state's 12.3% rate. Those figures, from the Census Bureau's 2020-2024 ACS, point to steady multifamily demand for a seller weighing a sale.
How do I sell commercial property in Cass County, ND?
Send the address, unit count, and any financials. We review Cass County apartment buildings of 5+ units, give feedback typically within 48 hours, and follow with a written letter of intent if it fits.
Do you buy apartment buildings throughout Cass County?
Yes. We evaluate multifamily properties across Cass County, including Fargo and West Fargo, as well as smaller towns and unincorporated areas. Every property is reviewed on its own fundamentals.
What size Cass County properties do you buy?
Apartment buildings and income-producing residential properties with 5 or more units. Our sweet spot is 15–25 units, and we review larger communities with capital partners.
Will you buy a property that needs work or has high vacancy?
Yes. We underwrite value-add, mismanaged, and distressed properties as they are today — no repairs or lease-up required before selling.
Is it possible to sell rental property in Cass County without evicting tenants?
It is. We buy apartment buildings occupied, and tenants stay on their current leases. Skyline Capital Investments is a commercial real estate buyer of 5+ unit buildings, so occupied properties are the norm for us.
How fast can I sell my apartment building in Cass County?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
How do property taxes factor into a Cass County offer?
Property is assessed at the county level (the county seat is Fargo), within North Dakota rules. North Dakota assesses property locally, and effective tax rates are moderate. We confirm current assessments with the city or county assessor.
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Have A Property In Cass County?
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