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City · 6,425 residents · Washington County, Arkansas

Tontitown , Arkansas

In Tontitown, a typical home is worth $430,500 and typical rent is $1,346 a month. Compared with all of Washington County, the typical home value is 44% higher, typical rent is 26% higher, and the share of households that own their home is 18 points higher.

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  • Typical home value

    $430,500

    44% above the county

    129% above Arkansas

    • Tontitown
    • Washington
    • Arkansas

  • Typical rent

    $1,346a month

    26% above the county

    42% above Arkansas

    • Tontitown
    • Washington
    • Arkansas

  • Typical household income

    $85,603a year

    21% above the county

    41% above Arkansas

    • Tontitown
    • Washington
    • Arkansas

  • Households that own their home

    74%

    18 points above the county

    7 points above Arkansas

    • Tontitown
    • Washington
    • Arkansas

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

Tontitown is in Washington 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 Washington County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Tontitown apart

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

  1. Tontitown has the 2nd highest typical home value of the 71 cities in Arkansas with more than 5,000 people ($430,500).

  2. Nearby, in Springdale, the typical home value is $261,800: 39% less than in Tontitown ($430,500).

  3. 74% of households in Tontitown own their home, against 56% in Washington County.

  4. Nearby, in Fayetteville, the typical rent is $1,065: 21% less than in Tontitown ($1,346).

  5. The typical rent in Tontitown is $1,346 a month, 26% more than in Washington County as a whole ($1,071).

  6. The typical household income in Tontitown is $85,603, 21% more than in Washington County as a whole ($70,639).

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

The homes here

Housing in Tontitown

What homes there are in Tontitown, 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

In Tontitown, 8 in 10 homes are single-family detached houses; in Washington County, 6.

Year built

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

$2,043 a month

Washington County: $1,601 a month

Without a mortgage

$896 a month

Washington County: $498 a month

Owners with a mortgage

60%

Washington County: 62%

In Tontitown, 60% of owners have a mortgage, and their typical cost is $2,043 a month, against $1,601 in Washington County. Without one it drops to $896.

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

From 2015–2019 to 2020–2024, the typical home value in Tontitown rose 62%; in Washington County, it rose 72%.

Since 2015–2019, the typical rent in Tontitown rose 23%, less than in Washington County (35%).

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

MeasureTontitownWashington CountyArkansasUnited States
Rental vacancy Unreliable estimate4.2%6.4%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate4.4%2.7%3.4%
People per household 2.582.552.462.53
Drive alone 74%76%79%69%
Carpool Unreliable estimate9%9%9%
Public transit Unreliable estimate1%0%3%
Walk or bike Unreliable estimate2%2%3%
Work from home Unreliable estimate11%9%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimateUnreliable estimate10 to 19 minutes20 to 29 minutes

A household in Tontitown has 2.58 people on average, about the same as in Washington County (2.55).

In Tontitown, 74% of workers drive alone to work; in Washington County, 76%.

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 Tontitown?

A typical home costs more than the typical income allows

We start with a typical home in Tontitown, worth $430,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 48% of the typical household income in Tontitown, which is $85,603 a year. For that payment to be 28% of income, a household would need to earn about $147,181 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Tontitown. 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 $15,068 (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

$3,434

at 7.18% · 30 years

Loan amount
$422,702
Total interest
$608,169
Paid off in
November 2056

Includes $7,270 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,997 a month

  • Tight

    $1,997 to $2,568 a month

  • Hard

    more than $2,568 a month

    Your payment · 48%

Compared with the typical household income in Tontitown ($85,603 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,434
Principal & interest$2,864
Property tax$201
Home insurance$179
FHA mortgage insurance (MIP)$190

You need at least $15,068 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

Tontitown and Washington County

Tontitown is in Washington 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).

Tontitown's own numbers

Typical home value
$430,500
Typical monthly rent
$1,346
Typical yearly household income
$85,603
Households that own their home
74%
Effective property tax rate
0.56%

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

Numbers for all of Washington 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)
+67%
Homes in a high flood-risk zone
1.9%

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 Washington County.

Everything about Washington County

Buying

Buying a home in Tontitown

A typical home in Tontitown is worth $430,500: 44% above the county and 129% above Arkansas. With the typical household income in Tontitown ($85,603 a year), a typical home costs 5.0 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.

  • Tontitown 5.0 years
  • Washington 4.2 years
  • Arkansas 3.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Washington County

According to FHFA’s house price index, home prices in Washington County rose 115% in the 10 years through 2025.

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

Period County Arkansas U.S.
Last year (2025) +3.2% +3.4% +2.9%
5 years (2020–2025) +67% +52% +47%
10 years (2015–2025) +115% +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

Tontitown next to Washington 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
  • Tontitown $430,500
  • Washington $298,400
  • Arkansas $188,000
  • United States $332,700
Typical monthly rent
  • Tontitown $1,346
  • Washington $1,071
  • Arkansas $947
  • United States $1,413
Typical yearly household income
  • Tontitown $85,603
  • Washington $70,639
  • Arkansas $60,773
  • United States $80,734
See the full table
Tontitown next to Washington County and Arkansas
Measure Tontitown Washington County Arkansas U.S.
Typical home value $430,500 $298,400 $188,000 $332,700
Typical monthly rent $1,346 $1,071 $947 $1,413
Typical yearly household income $85,603 $70,639 $60,773 $80,734
Households that own their home 74% 56% 66% 65%
Typical yearly property tax $2,420 $1,564 $1,040 $3,119
Effective property tax rate 0.56% 0.52% 0.55% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Washington 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 Tontitown

For a typical $430,500 home in Tontitown, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Tontitown's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,434a month

    Least cash to close
    Down payment
    $15,068
    Cash to close
    $27,983
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $190

  • Conventional, 5% down $3,355a month

    Down payment
    $21,525
    Cash to close
    $34,440
    Rate
    7.18%
    Mortgage insurance
    PMI · $204

  • Conventional, 20% down, no PMI $2,713a month

    Down payment
    $86,100
    Cash to close
    $99,015
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,111a month

    Down payment
    $64,575
    Cash to close
    $77,490
    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 Tontitown and for Washington County.

Property tax

Effective rate in Tontitown

0.56%of the home’s value each year

$2,420 a year for the typical owner in Tontitown.

  • Tontitown 0.56%
  • Washington 0.52%
  • 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 Washington County

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

Homes in the high-risk zone
1.9%
1,403
Of those, with NFIP insurance
25%
County Arkansas U.S.
Homes in the high-risk zone 1.9% 3.4% 3.5%
Of those, with NFIP insurance 25% 17% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Tontitown

Typical rent in Tontitown is $1,346 a month: 26% above the county.

HUD publishes a fair market rent for all of Washington 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 Washington 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 Tontitown

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Tontitown is in ZIP code 72762.

For 2 bedrooms it is $1,290: $34 more than the fair market rent for Washington County ($1,256).

  • 72762 $1,290$1,790

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Tontitown 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?

Free help

Help to buy or rent in Tontitown

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 Washington County; 1 says it serves in Spanish.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Tontitown

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

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

  • Credit Counseling of Arkansas

    1111 E Zion Rd, Fayetteville · 6 miles away · Spanish

    Also serves in other languages.

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

  • Credit Counseling of Arkansas - Bentonville

    17320 Moberly Ln., Suite 3, Bentonville · 14 miles away · Spanish

    Also serves in other languages.

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

  • Crawford Sebastian Community Development Council

    1617 S Zero St, Fort Smith · 59 miles away · Spanish

    • Mortgage delinquency and default
    • Fair housing pre-purchase workshops
    • and 4 more
    (479) 785-2303

Every agency in Washington County All counseling agencies in Arkansas

Help in Spanish near Tontitown

3 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 Tontitown

In HUD’s record, no housing authority with an office in Washington County is named for Tontitown or Washington County.

3 other authorities have an office in Washington County: see the list Source: HUD

Cities

Other cities in Washington County

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

Everything about Washington County Housing in Arkansas

Nearby cities

The cities closest to Tontitown, with the typical home value.

Neighboring counties

If Washington 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 Tontitown.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Tontitown

Short answers with the numbers for Tontitown and all of Washington 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 Tontitown?

The typical home value in Tontitown is $430,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Washington County it is $298,400.

How much does it cost to rent in Tontitown?

Typical rent in Tontitown is $1,346 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Washington County is $1,256.

What is the FHA loan limit in Tontitown?

Tontitown uses the FHA limit for all of Washington 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 Tontitown?

The typical homeowner in Tontitown pays $2,420 a year, according to the U.S. Census Bureau. That is 0.56% of the home’s value; in Washington County, the rate is 0.52%.

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

There is 1 HUD-approved counseling agency with an office in Washington 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).