# City of Bluffs Ionwave #2026 - 61

Council Bluffs Seeks Developers for Attached Two-Family Housing on Mohawk Street Lots

**Posted:** October 01, 2026
**Respond By:** September 30, 2027
**Identifier:** 2026 - 61
**NAICS:** 236117, 236116

The City of Council Bluffs is seeking developers to purchase and build attached two-family housing on available lots in the Lake Manawa Neighborhood.
- **Government buyer:** City of Council Bluffs, Iowa — Community Development Department.
- **Opportunity:** Purchase and develop up to 16 remaining lots on an approximately 2.22-acre site near Mohawk Street and Comanche Street. Proposals may cover fewer than all available lots.
- **Land price:** $35,000 per lot/side, or $70,000 for the two lots needed for a two-unit building. The land-only purchase value ranges from $35,000 to $560,000, depending on the number of lots proposed for purchase; construction costs are not specified.
- **Requested development:** Low-density attached two-family housing. Proposals may include affordable, market-rate, or mixed housing.
- **Requirements:** Follow R-3 zoning, Planned Residential Overlay and East Manawa development standards, applicable building codes, and the 2012 International Energy Conservation Code. Homes must be ready for occupancy by the City's required deadline. Detailed plans require Planning Commission review and City Council approval.
- **Proposal content and evaluation:** Provide project plans and design materials, developer qualifications and experience, timeline, funding information, and a minimum 10-year pro forma. Evaluation emphasizes design and construction quality (45%), developer experience and capacity (40%), and funding sources (15%).
- **Notable site conditions:** Interior lots are 40 feet wide. Water, sewer, storm sewer, and paving are in place, though service-line extensions may be needed. A DNR pipe crosses the site and must remain; the developer must contribute to the subdivision HOA for stormwater detention maintenance.
- **Named companies:** **MidAmerican Energy** and **Black Hills Energy** are noted as possible sources of energy incentives, depending on project design; neither is identified as a bidder or required supplier. No OEMs or required product vendors are specified.
- **Potential assistance:** The City may assist with applications for energy incentives and certain housing or tax-incentive programs.

### Description

The City of Council Bluffs is seeking proposals to purchase and develop an approximately 2.22-acre parcel at the southeast corner of Mohawk Street and Comanche Street in the Lake Manawa Neighborhood. The property is intended for low-density, two-family attached residential development, with 16 of the original 24 lots remaining as of September 2026; bidders may propose on fewer than all available lots. Proposals should include project plans, developer experience, a timeline, funding details, and any requested project contingencies. The RFP is intended to remain open until all lots are sold, with a tentative close date of September 30, 2027, and the City may close it earlier or extend it.

[View original listing](https://cbiabids.ionwave.net/PublicDetail.aspx?bidID=805&SourceType=1)