Choosing between Grand Forks, North Dakota and East Grand Forks, Minnesota comes down to fit. Both share the Red River, the Greenway, and an intertwined job market. Yet they differ in size, housing mix, taxes, and day to day rhythm. This guide gives you a clear, side by side look so you can move forward with confidence.
Compare Grand Forks and East Grand Forks
Both cities form the Greater Grand Forks metro. Grand Forks is the larger hub with more services, higher education, and major healthcare. East Grand Forks offers a smaller city feel with quick access to the same regional amenities across the river.
- Population snapshot: Grand Forks counted 59,166 residents in the 2020 Census and was estimated around 59,845 in 2024. East Grand Forks reported 9,176 in 2020 and about 8,929 in 2023. That size gap shapes housing choice, services, and pace on each side U.S. Census QuickFacts for Grand Forks and East Grand Forks.
What you will learn here: how housing, costs, schools, commutes, and lifestyle compare, who each side tends to fit, and how to decide with on the ground checks.
Housing and neighborhoods side by side
Property types and neighborhood feel
- Grand Forks: A wider spread of neighborhoods, from university adjacent areas and classic mid century streets to newer subdivisions. You will also find more townhome and condo options near campus and key corridors. The city’s larger footprint brings more variety block to block.
- East Grand Forks: Mostly single family neighborhoods with a smaller town vibe and pockets of newer development. Industrial and riverfront areas sit close to neighborhoods, but the overall feel is quieter and more residential.
Both sides offer access to the Greater Grand Forks Greenway, a shared 2,200 acre park and trail system along the river that ties many neighborhoods together Greater Grand Forks Greenway overview.
Price points and market dynamics
Across many seasons, East Grand Forks listings often come in lower on average than similar Grand Forks homes, though the spread varies by location, updates, and lot size. Grand Forks typically has more total inventory and more sub areas to compare. If you are price sensitive and flexible on commute, you may find more entry points on the Minnesota side. Always compare current listings and solds at the neighborhood level for a precise read.
Newer builds versus established areas
- Newer builds: You will see more large scale, newer subdivisions in Grand Forks, along with newer townhomes and infill around key corridors. East Grand Forks has newer phases too, though on a smaller scale.
- Established areas: Both cities have long standing neighborhoods with mature trees and classic layouts. You will trade modern floor plans for charm and central location. Factor in update budgets for older homes and ask for recent mechanical and roof ages during your search.
Rental options and turnover patterns
- Grand Forks: A larger rental market influenced by the University of North Dakota, Altru Health System, and other major employers. That means more apartment and townhouse supply, diverse tenant profiles, and seasonal turnover tied to the academic calendar UND enrollment context.
- East Grand Forks: A smaller rental pool with steadier, family oriented leases and fewer off campus student rentals. If you plan to rent first, start early and ask about lease terms that match your buying timeline.
Cost of living and taxes
Budgets are about more than the mortgage. Property taxes, income taxes, sales taxes, and utilities all matter when you compare sides.
Property taxes and assessments
Assessment practices and levy decisions vary by city and school district. Expect different effective tax rates between Grand Forks and East Grand Forks, which affect monthly escrow. Ask your agent or lender to model the actual tax bill for any address you are considering and to project how homestead status could change your payment.
Income and sales taxes across states
- Sales tax: Grand Forks shows a combined rate commonly cited around 7.25 percent when you combine state and local components City of Grand Forks sales tax page. East Grand Forks sits under Minnesota’s state rate plus applicable local special taxes, which can result in a similar or slightly higher combined rate depending on the district.
- Income tax: North Dakota uses relatively low brackets and rates compared with Minnesota. Minnesota applies a graduated system with higher top rates. Your actual liability depends on income, residency, and credits. Review the official state guidance and consult a tax professional for your situation North Dakota Office of State Tax Commissioner.
Utilities, services, and homeowner fees
Winter drives heating costs. Compare utility providers by address, ask for 12 month averages from sellers when possible, and factor snow removal fees for townhomes or condos. City services differ slightly across the river, but both cities manage plowing and curbside services with a winter focus. If you plan to travel often, consider HOA snow and lawn coverage for simpler upkeep.
Schools, services, and healthcare
Public school districts and options
- Grand Forks Public Schools serves a larger student body, with recent reports placing enrollment around the mid 7,000s and highlighting growth in multilingual learners Grand Forks Herald coverage.
- East Grand Forks Public Schools ISD 595 is smaller, serving roughly 1,900 to 1,942 students across four schools in recent years NCES district profile.
Families should compare program offerings, transportation, and extracurriculars directly with each district.
Early childhood and childcare access
Both sides offer a mix of private daycare, preschool programs, and district run early learning options. Proximity and commute timing often drive the decision. Ask providers about hours that align with your work schedule and winter pickup policies.
Healthcare, clinics, and essential services
Regional healthcare anchors are located in Grand Forks, including Altru Hospital and affiliated clinics. Many East Grand Forks residents use these same services due to proximity and the shared metro footprint Altru overview. For urgent care, primary care, and specialists, expect the broadest selection on the North Dakota side.
Commute, transportation, and winter driving
Typical commute patterns and routes
Many residents cross the Sorlie Bridge and other crossings daily. Peak flow centers on UND, Altru, schools, and retail corridors. Plan your test drives during your actual commute time. If you will ride transit, check Cities Area Transit routes and schedules that operate across both cities CAT information.
Driving, parking, and snow management
Winters are real. Both cities prioritize snow removal on primary routes. If you need on street parking, review snow emergency rules in each city and choose a home with adequate off street parking. For condos and townhomes, confirm who clears driveways and sidewalks, and whether special assessments are common after heavy winters.
Transit, biking, and walkability
Fixed route buses serve both cities through CAT. The Greenway’s trail network makes biking and walking a real option for recreation and some commutes in warmer months Greenway overview. Near campus and downtown Grand Forks you will find the most walkable clusters of dining and services, while East Grand Forks offers compact downtown access with quick hops across the bridge.
Lifestyle, parks, and everyday amenities
Dining, shopping, and entertainment
Grand Forks hosts the largest venues and event centers in the metro, including Alerus Center for conventions, big concerts, and UND football Alerus Center. East Grand Forks has a cozy downtown on the river and easy access to the same regional options across the bridge. Plan a Saturday loop that hits errands, groceries, and your favorite restaurants on both sides to feel the difference.
Parks, trails, and outdoor recreation
The Greenway links both cities with miles of trails, fishing access, and open space. Neighborhood parks, rinks, and seasonal programs are spread across both sides. If proximity to the river is a priority, add a flood risk check to your due diligence due to the 1997 flood history and ongoing river dynamics City flood history and mitigation.
Community events and local culture
UND athletics, arts, and campus events add energy to Grand Forks. East Grand Forks leans into small city gatherings and riverfront activities. Both sides share metro wide festivals and use the same regional venues. Pick a few annual events you care about and map the distance from the neighborhoods you like.
Buyer profiles and property fit
First time and budget conscious buyers
If you are payment sensitive, widen your search to include both cities. East Grand Forks often posts lower list prices, while Grand Forks offers more options and more competition. Get preapproved, watch new listings daily, and be ready to tour fast when a fit appears.
Families prioritizing schools and space
Start with bedroom counts, yard size, and school logistics. In Grand Forks you will find more neighborhood variety and program options due to district size. East Grand Forks can deliver a quieter street feel and simpler school commutes in a smaller system. Drive school hour routes and ask about bus coverage before you write an offer.
Professionals seeking low maintenance living
Condos and townhomes cluster near Grand Forks employment centers and UND, which can cut commute time. East Grand Forks offers a calmer setting with quick bridge access. If you travel often, prioritize HOA snow and lawn care and proximity to main arteries.
Investors evaluating rental demand
- Grand Forks: Broader tenant base tied to UND, Altru, and regional employers. Expect academic year cycles and solid demand for updated, well located units UND context.
- East Grand Forks: Smaller pool, more family tenancies, and steadier lease terms. Due diligence should include flood zone checks for river adjacent properties and insurance quotes flood background.
For safety research, compare official police reports or FBI sourced dashboards. Rates vary by neighborhood and year, and recent summaries often show lower per capita crime in East Grand Forks compared with Grand Forks, but always verify current data before making a decision FBI based aggregators overview and local reporting context.
Making your decision with confidence
Quick checklist of tradeoffs
- Budget: model mortgage plus taxes, insurance, and utilities for each address
- Taxes: compare income and sales tax impacts by state and your situation ND tax overview and Grand Forks sales tax
- Schools: district size and programs vs commute and after school logistics GF district context and EGF ISD 595 profile
- Commute: test bridge routes at peak times and review CAT options if needed CAT info
- Lifestyle: weigh venue access like Alerus Center, campus events, and favorite parks Alerus Center and Greenway
- Risk: verify flood zones, insurance, and any elevation or levee details near the river flood history
Next steps for on the ground clarity
- Tour both sides in one day so you can compare street by street
- Drive your actual commute and school hour routes
- Pull 12 month utility averages, confirm taxes, and request policy quotes
- Check neighborhood level safety and recent police reports before you offer crime data context
Get local help from Up North
How Up North Real Estate helps
You get a clear plan, current data, and a responsive team. We compare both sides of the river with human prepared valuations, on the ground touring, and a step by step process from preapproval to keys. We work across eastern North Dakota and western Minnesota, so you do not have to guess which side fits best.
Call to action to start today
Ready to narrow your list and see the right homes first? Request a personalized comparison, set up MLS alerts on both sides of the river, and get a pricing plan for your current place. Start with a quick conversation with Brett Dalzell to get your questions answered.
FAQs
Is Grand Forks more expensive than East Grand Forks?
- Often yes, but it depends on neighborhood, condition, and lot size. Grand Forks usually has more options and competition. Compare actual listings and solds at the block level before you decide.
Which side has better schools?
- It depends on your needs. Grand Forks Public Schools is larger with more program breadth. East Grand Forks ISD 595 is smaller and more intimate. Contact each district for current programs and transportation details, and review recent profiles for context Grand Forks article and EGF district profile.
How do taxes compare across the river?
- Grand Forks sales tax commonly totals about 7.25 percent. Income tax structures differ by state, with North Dakota generally lower than Minnesota. Your numbers depend on income and residency status Grand Forks sales tax and ND tax overview.
What is the commute like between the two cities?
- Many residents cross the bridge daily. Drive times are short outside of peak periods, but winter weather and events can slow traffic. If you plan to use public transit, review Cities Area Transit routes and hours CAT information.
Are there flood risks near the river?
- Yes. Both cities were hit hard in 1997 and built major protections with dikes and the Greenway. Always verify FEMA flood maps and insurance needs for any river adjacent property flood history and mitigation.
Where are the biggest employers located?
- The University of North Dakota and Altru Health System are in Grand Forks and draw workers from both sides UND enrollment and Altru overview. East Grand Forks has notable manufacturing and food processing employers within a smaller job base.
Which side is better for investors?
- Grand Forks offers a larger tenant pool tied to UND and regional healthcare, plus more small multifamily options. East Grand Forks can deliver steadier family tenancies. In both cases, verify local rules, flood risk, and neighborhood level demand before you buy.
