TL;DR: Bentonville was Arkansas's second-fastest-growing city between 2023 and 2024, growing 3.5% to 61,791 as of July 1, 2024 (Talk Business & Politics).
Bentonville Population Growth Trends
Bentonville was Arkansas's second-fastest-growing city between 2023 and 2024, growing 3.5% to 61,791 as of July 1, 2024, and adding 7,575 residents -- 14% growth -- from 2020 to 2024 (Talk Business & Politics). This trajectory indicates a sustained increase in the number of individuals requiring local housing, which directly supports the demand side of the rental equation. For a portfolio manager, these figures represent an expanding tenant base rather than a temporary fluctuation, suggesting that occupancy rates in the area have a solid foundation in demographic reality.
Continuing this upward trend, Bentonville had an estimated population of 63,057 as of July 1, 2025 (U.S. Census Bureau QuickFacts). The progression from the 2024 count to this 2025 estimate provides the most current data available for assessing market depth. When investors Discover Bentonville, Arkansas, they are observing a market where the sheer number of residents is climbing consistently. This specific population pressure typically correlates with a tighter rental supply, a critical variable for projecting long-term yield stability in residential real estate assets.
Bentonville Rental Yields Versus Home Prices
The average rent across all bedroom counts and property types in Bentonville was $1,935 a month as of June 3, 2026 (Zillow Rental Manager Market Trends). This income metric must be weighed against the median home sale price in Bentonville, which was $415,000 as of July 2026 (Houzeo). For a portfolio manager, the spread between the monthly income stream and the acquisition cost defines the potential yield on a specific asset. Investors analyzing our featured listings should focus on how this monthly rent applies to individual properties rather than relying on city-wide averages alone.
Market liquidity is a critical component of yield calculations, as the time required to convert an asset back into cash affects total returns. The market reported 766 active listings representing 2.64 months of inventory supply as of July 2026 (Houzeo). This inventory level indicates that buyers currently possess leverage in price negotiations, which can improve the entry price and subsequently enhance the yield. Sellers must recognize that this supply volume extends time on market, requiring pricing strategies that account for the current competitive environment to secure a transaction.
Bentonville Cost Basis and Taxation
Acquisition costs in the current environment require precise attention to financing benchmarks. The 30-year fixed-rate mortgage averaged 6.67% as of August 13, 2026 (Freddie Mac Primary Mortgage Market Survey). This rate establishes a specific baseline for debt service that investors must weigh against projected rental income. When you list your home with us, we evaluate how this cost of capital impacts your net yield relative to the asset's performance. Understanding this figure is essential for structuring a purchase offer that aligns with realistic return expectations rather than speculative assumptions.
Ongoing ownership expenses in the region are defined by a distinct fiscal environment. Benton County property tax is approximately 0.6% of assessed value in 2026 (Tax-Rates.org). This percentage represents a recurring carrying cost that directly affects annual cash flow and overall investment efficiency. For a seller, this low rate serves as a tangible selling point to buyers seeking long-term holding stability. For a buyer, it confirms that the jurisdictional tax structure supports a manageable expense ratio, provided the acquisition price is negotiated correctly against the prevailing mortgage rates.
Arkansas Transfer Tax and Insurance in Bentonville
Acquisition costs in Arkansas are defined by statutory fees rather than percentage-based levies. The state imposes a real property transfer tax of $3.30 per $1,000 of actual consideration on transactions over $100, a one-time cost paid at closing according to the Arkansas Department of Finance and Administration. This fixed rate structure allows investors to calculate the exact expense of deed transfer immediately upon agreeing to a purchase price, providing a clear line item for initial yield projections. For those evaluating Bentonville properties, this fee represents a predictable component of the closing statement that does not fluctuate with market sentiment.
Operating expenses in the region are heavily influenced by hazard coverage requirements. The average cost of homeowners insurance in Arkansas is $3,720 a year, based on a standard policy with $300,000 in dwelling coverage, $100,000 in liability protection and a $1,000 deductible, as of August 4, 2026 (Insure.com). This figure serves as a critical baseline for underwriting rental income, as it establishes the annual premium necessary to insure a typical asset against standard perils. Accurately accounting for this specific outflow is essential when determining net operating income and ensuring that cash flow models remain solvent.
Bentonville Income And Utility Baselines
Assessing rental yield requires a precise understanding of local operating costs and tenant capacity. Bentonville's median household income was $112,792 in 2024 dollars, based on 2020-2024 American Community Survey data (U.S. Census Bureau). This income level establishes the ceiling for sustainable rent levels, indicating the financial bandwidth available to the local workforce. For investors, this figure serves as a critical baseline for evaluating debt service coverage ratios and the long-term stability of tenant payments. A higher median income relative to the purchase price suggests a market where tenants can absorb modest rate increases without significant strain, directly supporting investment durability.
Operating expenses significantly impact net returns, making utility data a necessary component of underwriting. The average total monthly utility bill in Bentonville is $257.88 (electric $124.37, water $54.87, sewer $61.16, trash $17.48), based on assumed usage of 1,000 kWh electricity and 5,000 gallons water a month, as of July 21, 2026 (Utility Rates). These specific costs allow a buyer to separate landlord responsibilities from tenant obligations when modeling pro forma cash flow. Knowing that electricity represents the largest component of this total helps in forecasting seasonal variances. Accurate utility baselines prevent overestimation of net operating income, ensuring that yield projections reflect the actual cost of maintaining a property in this specific market.
Working With Mason Capital Group in Bentonville
The decision to invest in Bentonville rental property requires a precise understanding of local yield metrics rather than generic market sentiment. Our team brings 30+ years in Northwest Arkansas and $2.4B+ in cumulative transaction activity to the evaluation of every asset. We operate from 609 SW 8th Street, 6th Floor, Bentonville, AR 72712, where we analyze the specific data points that define actual performance in this region.
For a detailed assessment of how current figures align with your portfolio objectives, please contact our office directly at 479-925-3333. We provide the necessary context to interpret market activity without salesmanship, ensuring you possess the clarity required to navigate this sector.
How fast is Bentonville growing?
Bentonville was Arkansas's second-fastest-growing city between 2023 and 2024, growing 3.5% to 61,791 as of July 1, 2024, and adding 7,575 residents -- 14% growth -- from 2020 to 2024 (Talk Business & Politics).
What is the population of Bentonville?
Bentonville had an estimated population of 63,057 as of July 1, 2025 (U.S. Census Bureau QuickFacts).
What is the average rent in Bentonville?
The average rent across all bedroom counts and property types in Bentonville was $1,935 a month as of June 3, 2026 (Zillow Rental Manager Market Trends).
What is the median home sale price in Bentonville?
The median home sale price in Bentonville was $415,000 as of July 2026, with 766 active listings representing 2.64 months of inventory supply (Houzeo).
What is the median household income in Bentonville?
Bentonville's median household income was $112,792 in 2024 dollars, based on 2020-2024 American Community Survey data (U.S. Census Bureau).