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City · 31,697 residents · Benton County, Arkansas

Bella Vista , Arkansas

In Bella Vista, a typical home is worth $296,700 and typical rent is $1,395 a month. Compared with all of Benton County, typical rent is 9% higher, the typical home value is 8% lower, and the share of households that own their home is 21 points higher.

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  • Typical home value

    $296,700

    8% below the county

    58% above Arkansas

    • Bella Vista
    • Benton
    • Arkansas

  • Typical rent

    $1,395a month

    9% above the county

    47% above Arkansas

    • Bella Vista
    • Benton
    • Arkansas

  • Typical household income

    $88,055a year

    6% below the county

    45% above Arkansas

    • Bella Vista
    • Benton
    • Arkansas

  • Households that own their home

    88%

    21 points above the county

    22 points above Arkansas

    • Bella Vista
    • Benton
    • Arkansas

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$357,432
1.7% more than 12 months ago
Typical rent
$1,939 a month
3.3% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Bella Vista is in Benton County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Benton County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Bella Vista apart

What this place has that others do not, from public data, most unusual first.

  1. Bella Vista has the 2nd highest homeownership rate of the 71 cities in Arkansas with more than 5,000 people (88%).

  2. Bella Vista has the 4th highest typical rent of the 71 cities in Arkansas with more than 5,000 people ($1,395).

  3. Bella Vista has the 7th smallest share of rent-burdened renters of the 65 cities in Arkansas with more than 5,000 people (28%).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Bella Vista

What homes there are in Bella Vista, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 91% of homes here, against 74% in Benton County.

Year built

The typical home in Bella Vista was built in 1996, 5 years before the typical one in Benton County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

By price, most homes in Bella Vista sit under the FHA limit for Benton County ($541,287): about 88%.

Monthly rent with utilities

With a mortgage

$1,527 a month

Benton County: $1,717 a month

Without a mortgage

$557 a month

Benton County: $531 a month

Owners with a mortgage

60%

Benton County: 65%

In Bella Vista, 60% of owners have a mortgage, and their typical cost is $1,527 a month, against $1,717 in Benton County. Without one it drops to $557.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Much as in Benton County, the typical home value in Bella Vista rose 77% since 2015–2019.

The typical rent in Bella Vista rose 48% over the same time; in Benton County, it rose 41%.

The typical household income in Bella Vista rose 30%: less than home values (+77%) and rent (+48%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBella VistaBenton CountyArkansasUnited States
Rental vacancy Unreliable estimate4.7%6.4%5.5%
Homeowner vacancy Unreliable estimate1.0%1.1%0.9%
More than one person per room Unreliable estimate3.8%2.7%3.4%
People per household 2.352.692.462.53
Drive alone 71%75%79%69%
Carpool 7%7%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 22%16%9%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutesUnreliable estimate10 to 19 minutes20 to 29 minutes

Households in Bella Vista are smaller: 2.35 people on average; in Benton County, 2.69.

Many people here do not commute at all: 22% work from home; in Benton County, 16%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Bella Vista?

A typical home is tight for the typical income

We start with a typical home in Bella Vista, worth $296,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 32% of the typical household income in Bella Vista, which is $88,055 a year. For that payment to be 28% of income, a household would need to earn about $101,967 a year.

The calculator's FHA and conventional loan limits are those of all of Benton County.

Your numbers

Local data
$

Starts at the typical home value in Bella Vista. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $10,385 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,379

at 7.18% · 30 years

Loan amount
$291,326
Total interest
$419,149
Paid off in
November 2056

Includes $5,011 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,055 a month

  • Tight

    $2,055 to $2,642 a month

    Your payment · 32%

  • Hard

    more than $2,642 a month

Compared with the typical household income in Bella Vista ($88,055 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,379
Principal & interest$1,974
Property tax$151
Home insurance$124
FHA mortgage insurance (MIP)$131

You need at least $10,385 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Bella Vista and Benton County

Bella Vista is in Benton County, Arkansas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Bella Vista's own numbers

Typical home value
$296,700
Typical monthly rent
$1,395
Typical yearly household income
$88,055
Households that own their home
88%
Effective property tax rate
0.61%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Benton County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,256
Price change over 5 years (FHFA)
+77%
Homes in a high flood-risk zone
1.1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Benton County.

Everything about Benton County

Buying

Buying a home in Bella Vista

A typical home in Bella Vista is worth $296,700: 8% below the county and 58% above Arkansas. With the typical household income in Bella Vista ($88,055 a year), a typical home costs 3.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Bella Vista 3.4 years
  • Benton 3.5 years
  • Arkansas 3.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Benton County

According to FHFA’s house price index, home prices in Benton County rose 135% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Benton County.

Period County Arkansas U.S.
Last year (2025) +4.7% +3.4% +2.9%
5 years (2020–2025) +77% +52% +47%
10 years (2015–2025) +135% +79% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Bella Vista next to Benton County, Arkansas and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Bella Vista $296,700
  • Benton $323,500
  • Arkansas $188,000
  • United States $332,700
Typical monthly rent
  • Bella Vista $1,395
  • Benton $1,277
  • Arkansas $947
  • United States $1,413
Typical yearly household income
  • Bella Vista $88,055
  • Benton $93,506
  • Arkansas $60,773
  • United States $80,734
See the full table
Bella Vista next to Benton County and Arkansas
Measure Bella Vista Benton County Arkansas U.S.
Typical home value $296,700 $323,500 $188,000 $332,700
Typical monthly rent $1,395 $1,277 $947 $1,413
Typical yearly household income $88,055 $93,506 $60,773 $80,734
Households that own their home 88% 67% 66% 65%
Typical yearly property tax $1,796 $1,823 $1,040 $3,119
Effective property tax rate 0.61% 0.56% 0.55% 0.94%
Renters with high rent for their income 28% 33% 45% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Benton County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Bella Vista

For a typical $296,700 home in Bella Vista, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Bella Vista's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,379a month

    Least cash to close
    Down payment
    $10,385
    Cash to close
    $19,286
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $131

  • Conventional, 5% down $2,325a month

    Down payment
    $14,835
    Cash to close
    $23,736
    Rate
    7.18%
    Mortgage insurance
    PMI · $141

  • Conventional, 20% down, no PMI $1,882a month

    Down payment
    $59,340
    Cash to close
    $68,241
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,157a month

    Down payment
    $44,505
    Cash to close
    $53,406
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Bella Vista and for Benton County.

Property tax

Effective rate in Bella Vista

0.61%of the home’s value each year

$1,796 a year for the typical owner in Bella Vista.

  • Bella Vista 0.61%
  • Benton 0.56%
  • Arkansas 0.55%

What Arkansas publishes Homestead property tax credit (Arkansas General Assembly (Act 174 of the 2026 Fiscal Session))

Exemptions and deadlines in Arkansas

Flood risk in Benton County

FEMA does not publish these numbers by city: they are for all of Benton County.

Homes in the high-risk zone
1.1%
1,165
Of those, with NFIP insurance
24%
County Arkansas U.S.
Homes in the high-risk zone 1.1% 3.4% 3.5%
Of those, with NFIP insurance 24% 17% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Bella Vista

Typical rent in Bella Vista is $1,395 a month: 9% above the county. In Bella Vista, 28% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Benton County, by unit size. To pay the 2-bedroom one ($1,256 a month) without spending more than 30% of your income, you would need to earn $24.15 an hour working full time.

HUD fair market rent for all of Benton County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $916 $17.62 $36,640
1 bedroom $1,056 $20.31 $42,240
2 bedrooms $1,256 $24.15 $50,240
3 bedrooms $1,739 $33.44 $69,560
4 bedrooms $2,099 $40.37 $83,960

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Bella Vista

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Bella Vista has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,460 in 72714 to $1,550 in 72715.

2 of the 2 are above the fair market rent for Benton County ($1,256).

  • 72714 $1,460$2,020
  • 72715 $1,550$2,150

A ZIP code counts for Bella Vista when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Bella Vista

HUD lists one building with rents for lower incomes in Bella Vista.

  • The Cottages at Highlands Crossing 1903 Cottage Ln, Bella Vista 72715 20 low-income homes · For older adults (479) 273-7345

See all 32 buildings in Benton County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Bella Vista

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Benton County; 1 says it serves in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Bella Vista

No down payment, repair or rent-help program on our list is for Bella Vista or Benton County. The ones below are statewide in Arkansas: they work in Bella Vista the same as in the rest of the state.

Which programs do I qualify for? All programs in Arkansas

  • ADFA Down Payment Assistance Loan Program

    Statewide in Arkansas

    Arkansas state authority second mortgage of $1,000 to $15,000 for the down payment and closing costs, over 10 years and at the same rate as the ADFA first mortgage (Move-Up or StartSmart). Offered by Arkansas Development Finance Authority (ADFA).

    Repayable

    See the program Official page

Housing counselors near Bella Vista

The HUD-approved agencies closest to the center of Bella Vista, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Credit Counseling of Arkansas - Bentonville

    17320 Moberly Ln., Suite 3, Bentonville · 8 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (479) 521-8877

  • Credit Counseling of Arkansas

    1111 E Zion Rd, Fayetteville · 24 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (479) 521-8877

  • Northwest Regional Housing Authority

    317 W Industrial Park Rd, Harrison · 64 miles away

    • Mortgage delinquency workshops
    • Budget and financial counseling
    • and 7 more
    (870) 743-6779

Every agency in Benton County All counseling agencies in Arkansas

Help in Spanish near Bella Vista

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Bella Vista

In HUD’s record, no housing authority with an office in Benton County is named for Bella Vista or Benton County.

2 other authorities have an office in Benton County: see the list Source: HUD

Cities

Other cities in Benton County

These cities are also in Benton County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Benton County Housing in Arkansas

Nearby cities

The cities closest to Bella Vista, with the typical home value.

Neighboring counties

If Benton County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Bella Vista.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about Bella Vista

Short answers with the numbers for Bella Vista and all of Benton County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Bella Vista?

The typical home value in Bella Vista is $296,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Benton County it is $323,500.

How much does it cost to rent in Bella Vista?

Typical rent in Bella Vista is $1,395 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Benton County is $1,256.

What is the FHA loan limit in Bella Vista?

Bella Vista uses the FHA limit for all of Benton County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Bella Vista?

The typical homeowner in Bella Vista pays $1,796 a year, according to the U.S. Census Bureau. That is 0.61% of the home’s value; in Benton County, the rate is 0.56%.

Where can I find free help to buy or rent in Bella Vista?

There is 1 HUD-approved counseling agency with an office in Benton County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).