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City · 58,249 residents · Benton County, Arkansas

Bentonville , Arkansas

In Bentonville, a typical home is worth $428,500 and typical rent is $1,344 a month. Compared with all of Benton County, the typical home value is 32% higher, typical household income is 21% higher, and the share of households that own their home is 17 points lower.

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  • Typical home value

    $428,500

    32% above the county

    128% above Arkansas

    • Bentonville
    • Benton
    • Arkansas

  • Typical rent

    $1,344a month

    5% above the county

    42% above Arkansas

    • Bentonville
    • Benton
    • Arkansas

  • Typical household income

    $112,792a year

    21% above the county

    86% above Arkansas

    • Bentonville
    • Benton
    • Arkansas

  • Households that own their home

    50%

    17 points below the county

    16 points below Arkansas

    • Bentonville
    • Benton
    • Arkansas

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

Market now, with Zillow data

Zillow data
Typical home value
$490,040
2.2% more than 12 months ago
Typical rent
$1,651 a month
1.5% more than 12 months ago

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

Bentonville 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 Bentonville apart

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

  1. Bentonville has the 3rd highest typical household income of the 71 cities in Arkansas with more than 5,000 people ($112,792).

  2. Bentonville has the 3rd highest typical home value of the 71 cities in Arkansas with more than 5,000 people ($428,500).

  3. Nearby, in Lowell, the typical home value is $284,200: 34% less than in Bentonville ($428,500).

  4. 50% of households in Bentonville own their home, against 67% in Benton County.

  5. Nearby, in Lowell, the typical rent is $1,136: 15% less than in Bentonville ($1,344).

  6. Bentonville has the 5th 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 Bentonville

What homes there are in Bentonville, 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 are the majority in Bentonville (62%), but less so than in Benton County (74%).

Year built

Here half of the homes date from 2007 or later; in Benton County, from 2001 or later.

There are fewer big homes in Bentonville than in Benton County: 64% have 3 bedrooms or more, against 73%.

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
Monthly rent with utilities

With a mortgage

$2,131 a month

Benton County: $1,717 a month

Without a mortgage

$744 a month

Benton County: $531 a month

Owners with a mortgage

72%

Benton County: 65%

In Bentonville, 72% of owners have a mortgage, and their typical cost is $2,131 a month, against $1,717 in Benton County. Without one it drops to $744.

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

Since 2015–2019, homes in Bentonville gained value faster than in Benton County: 84% against 76%.

Rents in Bentonville rose at about the same pace as in Benton County: 41% since 2015–2019, against 41%.

The typical household income in Bentonville rose 40% over that time; home values changed +84% and rent +41%.

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

MeasureBentonvilleBenton CountyArkansasUnited States
Rental vacancy 7.5%4.7%6.4%5.5%
Homeowner vacancy Unreliable estimate1.0%1.1%0.9%
More than one person per room 4.1%3.8%2.7%3.4%
People per household 2.552.692.462.53
Drive alone 69%75%79%69%
Carpool 7%7%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike 3%1%2%3%
Work from home 20%16%9%15%
Other means 1%1%1%2%
Typical commute 10 to 19 minutesUnreliable estimate10 to 19 minutes20 to 29 minutes

In Bentonville, the rental vacancy rate is 7.5%; in Benton County, 4.7%.

More than one person per room: that is how 4.1% of households in Bentonville live, near the figure in Benton County (3.8%).

On average, a household in Bentonville has 2.55 people, fewer than in Benton County (2.69).

In Bentonville, 20% of workers work from home, more than 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 Bentonville?

A typical home costs more than the typical income allows

We start with a typical home in Bentonville, worth $428,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 37% of the typical household income in Bentonville, which is $112,792 a year. For that payment to be 28% of income, a household would need to earn about $148,180 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 Bentonville. 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 $14,998 (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

$3,458

at 7.18% · 30 years

Loan amount
$420,738
Total interest
$605,344
Paid off in
November 2056

Includes $7,236 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,632 a month

  • Tight

    $2,632 to $3,384 a month

  • Hard

    more than $3,384 a month

    Your payment · 37%

Compared with the typical household income in Bentonville ($112,792 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,458
Principal & interest$2,850
Property tax$239
Home insurance$179
FHA mortgage insurance (MIP)$190

You need at least $14,998 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

Bentonville and Benton County

Bentonville 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).

Bentonville's own numbers

Typical home value
$428,500
Typical monthly rent
$1,344
Typical yearly household income
$112,792
Households that own their home
50%
Effective property tax rate
0.67%

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 Bentonville

A typical home in Bentonville is worth $428,500: 32% above the county and 128% above Arkansas. With the typical household income in Bentonville ($112,792 a year), a typical home costs 3.8 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.

  • Bentonville 3.8 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

Bentonville 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
  • Bentonville $428,500
  • Benton $323,500
  • Arkansas $188,000
  • United States $332,700
Typical monthly rent
  • Bentonville $1,344
  • Benton $1,277
  • Arkansas $947
  • United States $1,413
Typical yearly household income
  • Bentonville $112,792
  • Benton $93,506
  • Arkansas $60,773
  • United States $80,734
See the full table
Bentonville next to Benton County and Arkansas
Measure Bentonville Benton County Arkansas U.S.
Typical home value $428,500 $323,500 $188,000 $332,700
Typical monthly rent $1,344 $1,277 $947 $1,413
Typical yearly household income $112,792 $93,506 $60,773 $80,734
Households that own their home 50% 67% 66% 65%
Typical yearly property tax $2,871 $1,823 $1,040 $3,119
Effective property tax rate 0.67% 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 Bentonville

For a typical $428,500 home in Bentonville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Bentonville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,458a month

    Least cash to close
    Down payment
    $14,998
    Cash to close
    $27,853
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $190

  • Conventional, 5% down $3,379a month

    Down payment
    $21,425
    Cash to close
    $34,280
    Rate
    7.18%
    Mortgage insurance
    PMI · $204

  • Conventional, 20% down, no PMI $2,740a month

    Down payment
    $85,700
    Cash to close
    $98,555
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,136a month

    Down payment
    $64,275
    Cash to close
    $77,130
    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 Bentonville and for Benton County.

Property tax

Effective rate in Bentonville

0.67%of the home’s value each year

$2,871 a year for the typical owner in Bentonville.

  • Bentonville 0.67%
  • 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 Bentonville

Typical rent in Bentonville is $1,344 a month: 5% above the county. In Bentonville, 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 Bentonville

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

For 2 bedrooms it runs from $1,420 in 72712 to $1,490 in 72713.

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

  • 72712 $1,420$1,970
  • 72713 $1,490$2,060

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Bentonville 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 Bentonville

HUD lists 8 buildings with rents for lower incomes in Bentonville. These are the largest.

  • Touchstone Apts 501 SW 20th St, Bentonville 72712 190 homes, 189 low-income · Studio: 1 · 1 bd: 97 · 2 bd: 91 · In service since 2003 · For older adults
  • Moberly Place Apartments I and II 1702 SE Moberly Manor Dr, Bentonville 72712 120 low-income homes · 1 bd: 39 · 2 bd: 81 · In service since 1997
  • Gardens Fka Osage Terrace Assisted Living 3317 SE L St, Bentonville 72712 45 low-income homes · Studio: 34 · 1 bd: 11 · In service since 2002
  • Garden Walk of Bentonville Fka Fairfield Mano 801 1/2 SE 10th St, Bentonville 72712 24 low-income homes · 1 bd: 8 · 2 bd: 16 · In service since 2013
  • Osage Heights Senior Housing 3303 SE L St, Bentonville 72712 24 low-income homes · For older adults (479) 464-4500

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

Free help

Help to buy or rent in Bentonville

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.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Bentonville

No down payment, repair or rent-help program on our list is for Bentonville or Benton County. The ones below are statewide in Arkansas: they work in Bentonville 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 Bentonville

The HUD-approved agencies closest to the center of Bentonville, 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 · 2 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 · 16 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 · 61 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 Bentonville

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 Bentonville

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

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Bentonville

Short answers with the numbers for Bentonville 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 Bentonville?

The typical home value in Bentonville is $428,500, 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 Bentonville?

Typical rent in Bentonville is $1,344 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 Bentonville?

Bentonville 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 Bentonville?

The typical homeowner in Bentonville pays $2,871 a year, according to the U.S. Census Bureau. That is 0.67% of the home’s value; in Benton County, the rate is 0.56%.

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

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).