In Cave Springs, a typical home is worth $460,300 and typical rent is $2,222 a month. Compared with all of Benton County, typical rent is 74% higher, typical household income is 57% higher, and the share of households that own their home is 26 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $409,388 to $574,748.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Cave Springs 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
What this place has that others do not, from public data, most unusual first.
1
Cave Springs has the highest homeownership rate of the 71 cities in Arkansas with more than 5,000 people: 93%.
2
Cave Springs has the highest typical rent of the 71 cities in Arkansas with more than 5,000 people: $2,222.
3
Cave Springs has the highest typical household income of the 71 cities in Arkansas with more than 5,000 people: $146,473.
4
Cave Springs has the highest typical home value of the 71 cities in Arkansas with more than 5,000 people: $460,300.
5
Nearby, in Springdale, the typical rent is $1,071: 52% less than in Cave Springs ($2,222).
6
Nearby, in Springdale, the typical home value is $261,800: 43% less than in Cave Springs ($460,300).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Cave Springs
What homes there are in Cave Springs, 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 houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Cave Springs
Benton County
Arkansas
United States
Kind of home: Cave Springs and its comparisons
Measure
Cave Springs
Benton County
Arkansas
United States
Detached house
99%
74%
70%
61%
Attached house
Unreliable estimate
6%
2%
6%
Building of 2 to 4
Unreliable estimate
5%
7%
8%
Apartments (5 or more)
Unreliable estimate
12%
11%
19%
Mobile home
Unreliable estimate
4%
11%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house rules in Cave Springs: 99% of homes, more than in Benton County (74%).
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Cave Springs
Benton County
Arkansas
United States
Year built: Cave Springs and its comparisons
Measure
Cave Springs
Benton County
Arkansas
United States
Before 1960
Unreliable estimate
5%
13%
26%
1960–1979
Unreliable estimate
13%
26%
24%
1980–1999
Unreliable estimate
30%
30%
25%
2000–2009
10%
25%
16%
14%
2010 or later
64%
27%
14%
11%
The typical home in Cave Springs was built in 2012, 11 years after the typical one in Benton County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300KUnreliable
$300K–$500K44%
$500K–$750K20%
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Cave Springs and its comparisons
Measure
Cave Springs
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
Unreliable estimate
$300K–$500K
44%
$500K–$750K
20%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,49990%
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Cave Springs and its comparisons
Measure
Cave Springs
Under $500
Unreliable
$500–$999
Unreliable
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
90%
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
With a mortgage
$2,497 a month
Benton County: $1,717 a month
Without a mortgage
$640 a month
Benton County: $531 a month
Owners with a mortgage
75%
Benton County: 65%
In Cave Springs, 75% of owners have a mortgage, and their typical cost is $2,497 a month, against $1,717 in Benton County. Without one it drops to $640.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Cave Springs+49%
Benton County+76%
Arkansas+47%
United States+53%
Typical household income
Cave SpringsNo clear change
Benton County+41%
Arkansas+28%
United States+29%
Change since 2015–2019: Cave Springs and its comparisons
Measure
Cave Springs
Benton County
Arkansas
United States
Typical home value
+49%
+76%
+47%
+53%
Typical rent
No data
+41%
+27%
+33%
Typical household income
No clear change
+41%
+28%
+29%
From 2015–2019 to 2020–2024, the typical home value in Cave Springs rose 49%; in Benton County, it rose 76%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Cave Springs and its comparisons
Measure
Cave Springs
Benton County
Arkansas
United States
Rental vacancy
Unreliable estimate
4.7%
6.4%
5.5%
Homeowner vacancy
Unreliable estimate
1.0%
1.1%
0.9%
More than one person per room
Unreliable estimate
3.8%
2.7%
3.4%
People per household
3.20
2.69
2.46
2.53
Drive alone
77%
75%
79%
69%
Carpool
Unreliable estimate
7%
9%
9%
Public transit
Unreliable estimate
Unreliable estimate
0%
3%
Walk or bike
Unreliable estimate
1%
2%
3%
Work from home
19%
16%
9%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
Unreliable estimate
Unreliable estimate
10 to 19 minutes
20 to 29 minutes
Households in Cave Springs are bigger: 3.20 people on average; in Benton County, 2.69.
In Cave Springs, 19% of workers work from home, more than in Benton County (16%).
Do the math
What would you pay each month for a home in Cave Springs?
A typical home is tight for the typical income
We start with a typical home in Cave Springs, worth $460,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 30% of the typical household income in Cave Springs, which is $146,473 a year. For that payment to be 28% of income, a household would need to earn about $158,684 a year.
The calculator's FHA and conventional loan limits are those of all of Benton County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Cave Springs. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $16,111 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$3,703
at 7.18% · 30 years
Loan amount
$451,962
Total interest
$650,268
Paid off in
November 2056
Includes $7,773 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $3,418 a month
Tight
$3,418 to $4,394 a month
Your payment · 30%
Hard
more than $4,394 a month
Compared with the typical household income in Cave Springs ($146,473 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$3,062
Property tax
$246
Home insurance
$192
FHA mortgage insurance (MIP)
$204
You need at least $16,111 for the down payment, plus closing costs.
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.
Total monthly payment $3,703; principal and interest $3,062.
The city and its county
Cave Springs and Benton County
Cave Springs 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).
Cave Springs
Map of Benton County, Arkansas, with Cave Springs marked. Around it, the neighboring counties.
Cave Springs
Benton County
Other cities with a page
Cave Springs's own numbers
Typical home value
$460,300
Typical monthly rent
$2,222
Typical yearly household income
$146,473
Households that own their home
93%
Effective property tax rate
0.64%
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.
A typical home in Cave Springs is worth $460,300: 42% above the county and 145% above Arkansas. With the typical household income in Cave Springs ($146,473 a year), a typical home costs 3.1 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.
Cave Springs3.1 years
Benton3.5 years
Arkansas3.1 years
United States4.1 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.
Yearly change in FHFA’s price index in Benton County, 2016 to 2025
2016: +6.4% +6.4% 2016
2017: +7.4% +7.4% 2017
2018: +6.4% +6.4% 2018
2019: +4.9% +4.9% 2019
2020: +4.4% +4.4% 2020
2021: +16.8% +16.8% 2021
2022: +23.9% +23.9% 2022
2023: +11.6% +11.6% 2023
2024: +4.5% +4.5% 2024
2025: +4.7% +4.7% 2025
Change in FHFA’s price index in Benton County, Arkansas and the United States
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
Cave Springs 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
Cave Springs$460,300
Benton$323,500
Arkansas$188,000
United States$332,700
Typical monthly rent
Cave Springs$2,222
Benton$1,277
Arkansas$947
United States$1,413
Typical yearly household income
Cave Springs$146,473
Benton$93,506
Arkansas$60,773
United States$80,734
See the full table
Cave Springs next to Benton County and Arkansas
Measure
Cave Springs
Benton County
Arkansas
U.S.
Typical home value
$460,300 ▲42% above the county
$323,500
$188,000
$332,700
Typical monthly rent
$2,222 ▲74% above the county
$1,277
$947
$1,413
Typical yearly household income
$146,473 ▲57% above the county
$93,506
$60,773
$80,734
Households that own their home
93% ▲26 points above the county
67%
66%
65%
Typical yearly property tax
$2,939 ▲61% above the county
$1,823
$1,040
$3,119
Effective property tax rate
0.64% ▲0.08 points above the county
0.56%
0.55%
0.94%
“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 Cave Springs
For a typical $460,300 home in Cave Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Cave Springs's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$3,703a month
Least cash to close
Down payment
$16,111
Cash to close
$29,920
Rate
7.18%
Mortgage insurance
FHA MIP · $204
Conventional, 5% down$3,618a month
Down payment
$23,015
Cash to close
$36,824
Rate
7.18%
Mortgage insurance
PMI · $219
Conventional, 20% down, no PMI$2,932a month
Down payment
$92,060
Cash to close
$105,869
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$3,357a month
Down payment
$69,045
Cash to close
$82,854
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Cave Springs
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,703
$16,111
$451,963
7.18%
FHA MIP · $204
$29,920
580
Conventional, 5% down
$3,618
$23,015
$437,285
7.18%
PMI · $219
$36,824
620*
Conventional, 20% down, no PMI
$2,932
$92,060
$368,240
7.18%
None
$105,869
620*
ITIN, 15% down (example)
$3,357
$69,045
$391,255
8.18%
None
$82,854
Set by the lender
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.
Typical rent in Cave Springs is $2,222 a month: 74% above the county.
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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Benton County (Fiscal year 2027)
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 Cave Springs
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Cave Springs has 2 ZIP codes with their own.
For 2 bedrooms it runs from $1,490 in 72713 to $1,880 in 72718.
2 of the 2 are above the fair market rent for Benton County ($1,256).
Fair market rent by ZIP code and size in Cave Springs, fiscal year 2027.
72713
$1,090
$1,250
$1,490
$2,060
$2,490
72718
$1,370
$1,580
$1,880
$2,600
$3,140
ZIP code2 bd3 bd
72713 $1,490$2,060
72718 $1,880$2,600
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Cave Springs 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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.
No down payment, repair or rent-help program on our list is for Cave Springs or Benton County. The ones below are statewide in Arkansas: they work in Cave Springs the same as in the rest of the state.
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).
The HUD-approved agencies closest to the center of Cave Springs, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
CC
Credit Counseling of Arkansas - Bentonville
17320 Moberly Ln., Suite 3, Bentonville · 6 miles away · Spanish
No legal help resource on our list is for Cave Springs or Benton County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Cave Springs 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 Cave Springs?
The typical home value in Cave Springs is $460,300, 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 Cave Springs?
Typical rent in Cave Springs is $2,222 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 Cave Springs?
Cave Springs 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 Cave Springs?
The typical homeowner in Cave Springs pays $2,939 a year, according to the U.S. Census Bureau. That is 0.64% of the home’s value; in Benton County, the rate is 0.56%.
Where can I find free help to buy or rent in Cave Springs?
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.
