TL;DR: 46 Northfleet Drive in Bella Vista, Arkansas suits a prospective homeowner first: $509,999 buys a new single-level farmhouse with Nudura ICF walls rated for 250 mph winds, per the listing. ICF means insulated concrete form. A buy-and-hold investor is a secondary fit, and immediate occupancy is available. The listing broker is Cameron Torabi of Mason Capital Group, at 479-925-3333.
What is 46 Northfleet Drive and what does $509,999 buy?
46 Northfleet Drive is a new-construction, single-level modern farmhouse with 3 bedrooms, 2.5 bathrooms and 2,135 square feet, offered at $509,999, which the listing states as $238 per square foot. It was built in 2026 on a 0.30-acre cul-de-sac lot, and immediate occupancy is available. The listing carries MLS #1359788.
The home is built with Nudura ICF (Insulated Concrete Form) walls. ICF means steel-reinforced concrete walls wrapped in continuous rigid insulation, used here instead of conventional wood studs. The listing says the builder has more than 30 years of experience and calls new single-level ICF construction of this quality scarce in the Bella Vista market.
The plan is practical. An open great room and kitchen anchor the home, with granite countertops, an LG appliance package, a large walk-in pantry and high-grade flooring throughout. A true mudroom and a dedicated laundry sit alongside a primary suite with a walk-in closet and a spa-style bath, plus two additional bedrooms and a second full bath. A two-car side-load garage and professional landscaping complete the property, and the lot is outside any flood zone, per the listing.
The construction claims, with their sources as the listing gives them:
- Heating and cooling: the builder estimates costs $140 to $190 lower every month than a comparable wood-frame build, up to 60% lower.
- Insulation: R-23.5 walls, per the manufacturer specification.
- Wind: a manufacturer wind rating of 250 mph, the same design wind speed FEMA specifies for near-absolute-protection tornado safe rooms.
- Fire: a four-hour fire-rated wall assembly, compared with roughly 45 minutes for a standard wood-frame wall (HUD).
Who should buy 46 Northfleet Drive?
The home fits a prospective homeowner best, a buy-and-hold investor with realistic expectations second, and a builder only if ICF is the subject of interest.
Prospective homeowners
A single-level plan with a mudroom, laundry, walk-in pantry and a primary suite is built for daily living, and the listing offers immediate occupancy. The listing notes that the builder's stated savings of $140 to $190 a month equate to roughly $1,700 to $2,300 every year. It also points to quieter interiors and steadier year-round temperatures from the concrete-core walls. These are the builder's and the listing's figures, not a guarantee of any buyer's utility bill.
Buy-and-hold investors
The listing gives no rent estimate, income figure or yield, so this is not an income-underwriting case, and no return can be assumed. The investor argument rests on ownership cost and durability: lower utility spend over a multi-decade hold, a concrete-core structure that avoids the rot and termite damage that affect wood framing, and HUD research cited in the listing that found roughly 10% lower homeowner insurance premiums for ICF homes. Confirm any carrier discount for this address. A buyer should also confirm tax treatment with a tax advisor.
Builders interested in ICF
Builders are not the natural buyer of a finished home, but this one is a completed example of the method. The listing cites a BuildBlock study of 58 homes in which ICF homes used roughly 44% less heating energy and 32% less cooling energy than comparable wood-frame houses, and it lists the manufacturer's wall specifications. Anyone evaluating ICF can walk the finished product before committing to it.
Why Bella Vista and why now?
Bella Vista offers a resort-style setting inside a residential community, within about 15 minutes of Bentonville, per the listing. Bentonville is home to Walmart's global headquarters and Crystal Bridges Museum of American Art.
Per the listing, Bella Vista is a Property Owners Association community, and the association maintains seven lakes, seven championship golf courses (108 holes) and more than 100 miles of trails, including the Back 40 Trail System, plus recreation centers, community pools, Lake Avalon beach and a full-service marina at Loch Lomond. The I-49 Bella Vista Bypass links the community into the I-49 corridor toward Bentonville and Rogers.
The listing names three Bentonville school district campuses nearby, each rated A per Niche: Tiger Elementary (about 0.8 miles), Bright Field Middle (about 1.2 miles) and Bentonville High School (about 1.8 miles). Assignments should be verified with the district.
On regional growth, the listing reports that the Fayetteville–Springdale–Rogers metro grew to 622,177 residents in 2025, ranking 9th among U.S. metros for growth, its first top-10 finish since at least 2020. As for timing, the one fact the listing supports is that the home is new and available for immediate occupancy.
What should a buyer verify before making an offer?
A buyer should verify the claims that matter most to the purchase decision against documents, not marketing copy. A practical order:
- Builder documentation for the Nudura ICF system, including any warranty, since the energy figures are the builder's estimates.
- Homeowner insurance quotes from your own carrier, including whether any ICF discount applies to this address.
- Flood status: the listing says the lot is outside any flood zone; confirm with the survey and a current FEMA map.
- Property Owners Association fees, rules and covenants, which the listing does not detail.
- School assignments with the Bentonville school district.
- Property taxes and tax treatment with your tax advisor, and contract terms with your attorney.
Why list with Mason Capital Group?
Sellers list with Mason Capital Group for a named Principal Broker, a record stated with its limits, and documented marketing reach. The same discipline that goes into a buyer's due diligence goes into how a home is presented to the market.
Cameron Torabi is the Principal Broker, and the record behind the firm is $2.4B+ in cumulative transaction activity (estimated combined personal, team and affiliated-brokerage activity over 30+ years; not independently verified; not indicative of current assets under management or future results). Mason Capital Group offers brokerage, development, property management and investment advisory services, and the firm brings 30+ years of Northwest Arkansas real estate expertise to each listing.
MCG listings drew more than 1.4 million listing and profile views in their first 90 days of premium placement on a single national home-search platform (as of July 2026). MCG listings were also featured on 187 national and local websites through one syndication partner alone (as of July 2026), and drew nearly 46,000 top-of-search placements (as of July 2026). No view count is promised for any individual listing.
For this home, that means opening with documented specifics: the wall system, the plan, the lot and the surrounding community. A listing that explains why a structure is different gives a serious buyer a reason to look past price alone. Owners weighing a sale in Bella Vista or elsewhere in Northwest Arkansas are welcome to call Cameron Torabi at 479-925-3333 or use the contact page for a conversation about pricing and presentation.
Frequently asked questions
Who is 46 Northfleet Drive a good fit for?
46 Northfleet Drive fits a prospective homeowner best and a buy-and-hold investor second. The single-level plan, immediate occupancy and the builder's estimated energy savings serve an owner-occupant. The listing gives no rent or income figure, so an investor's case rests on ownership cost and durability, not on any projected return. The asking price is $509,999.
What is ICF construction and why does it matter here?
ICF stands for Insulated Concrete Form, and it means steel-reinforced concrete walls wrapped in continuous rigid insulation instead of wood studs. The listing cites a 250 mph manufacturer wind rating, a four-hour fire rating and R-23.5 walls. The energy-cost figures are the builder's estimates, so buyers should ask for supporting documentation.
Is 46 Northfleet Drive in a flood zone?
The listing states that the home is outside any flood zone, set at the quiet end of a private cul-de-sac. A buyer should still confirm flood status independently, using the survey and a current FEMA map, and should price homeowner insurance with their own carrier before making an offer.
How far is 46 Northfleet Drive from Bentonville and local schools?
The listing puts the home roughly 15 minutes from Bentonville. It names Tiger Elementary at about 0.8 miles, Bright Field Middle at about 1.2 miles and Bentonville High School at about 1.8 miles, each rated A per Niche. Verify school assignments with the Bentonville school district before relying on them.
Who is the listing agent for 46 Northfleet Drive?
The listing agent for 46 Northfleet Drive is Cameron Torabi, Principal Broker, Mason Capital Group Real Estate Investment & Trust. He can be reached at 479-925-3333 to answer questions about the home, the ICF construction or the Bella Vista community, or to schedule a private showing. Owners who want to sell a home in Bella Vista can call the same number.
To arrange a private showing of 46 Northfleet Drive or request the full property package, call 479-925-3333 or contact Mason Capital Group. You can also browse our other featured listings.
About the author: Cameron Torabi, Principal Broker — Mason Capital Group. 30+ years of Northwest Arkansas real estate expertise; $2.4B+ in cumulative transaction activity.
Estimated figure reflecting combined personal, team, and affiliated-brokerage transaction and development activity across Northwest Arkansas over a 30+ year career. Based on internal estimates; not independently verified. Not indicative of current assets under management or future results.