With about 56,326 residents, Bentonville is a mid-sized Arkansas community, and its median home value of $370,700 is above the Arkansas median of $175,300. The median home costs about 3.4× the median household income of $108,465, so many buyers pair a low-down-payment loan with assistance. Higher prices make conventional loans with PMI and state assistance popular.
How much does it cost to buy a typical home in Bentonville?
| Scenario | Down payment | Est. monthly payment | Income needed (28% / 36%) |
|---|---|---|---|
| FHA, 3.5% down | $12,975 | $2,962 | $127,000 / $99,000 |
| Conventional, 20% down | $74,140 | $2,342 | $101,000 / $79,000 |
Estimates use the Census median home value, a 30-year rate (see below), Arkansas's 0.57% effective property tax rate, $1,870/yr insurance (NAIC state average) and FHA mortgage insurance.
Rate assumption: 7.18% (Freddie Mac PMMS 30-year fixed average, week of November 5, 2026). Change it in the payment calculator.
What are the 2026 loan limits for Bentonville?
Bentonville is in Benton County, where the single-family FHA limit is $541,287 (max price ≈ $560,000 with 3.5% down) and the conforming limit is $832,750. Loans above that are jumbo loans.
Is there down payment assistance in Bentonville?
- ADFA Down Payment Assistance Loan — $1,000 to $15,000; second_mortgage; state-level. Arkansas Development Finance Authority · Verified October 23, 2026
What mortgage options do Bentonville buyers have?
- Conventional Loan — Not government-backed; as little as 3% down for first-time buyers, PMI removable at 20% equity.
- FHA Loan — Government-insured; 3.5% down with a 580 credit score and flexible debt-to-income rules.
- VA Loan — For eligible veterans, service members and surviving spouses: 0% down and no monthly mortgage insurance.
- USDA Loan — 0% down for moderate-income buyers in eligible rural and suburban areas.
- Jumbo Loan — For loan amounts above the conforming limit; usually 10–20% down and 700+ credit.
- First-Time Home Buyer Loans — Low-down-payment loans plus state assistance programs designed for first-time buyers.
- Self-Employed Mortgage — Options for business owners and 1099 earners, including tax-return and bank-statement loans.
- DSCR Purchase Loan — Investment-property loans qualified on the rental income of the property, not personal income.
- New Construction Home Loans — Financing for a newly built home from a builder, or for building your own with a construction-to-permanent loan.
Home loan options in Bentonville
- FHA loans in Bentonville, AR
- First-time home buyer programs in Bentonville, AR
- VA loans in Bentonville, AR
- Conventional loans in Bentonville, AR
- Home affordability in Bentonville, AR
- New construction home loans in Bentonville, AR
How much will I pay in property taxes in Bentonville?
Homeowners in Arkansas pay a median of $1,003 a year in property taxes — an effective rate of about 0.57% of the median home value, below the national average, which helps keep monthly payments down (Census ACS). Actual rates vary by county and municipality. Ask your agent for the specific property's tax history.
Nearby cities (Benton County first)
Bentonville home buying FAQs
Sources
- U.S. Census Bureau — ACS 2019–2023 5-Year Estimates
- FHFA — 2026 Conforming Loan Limit Values
- HUD — 2026 FHA Forward Mortgage Limits (county file)
- NAIC — Homeowners Insurance Report, Data for 2023 (HO-3 average premium)
- Arkansas Development Finance Authority — ADFA Down Payment Assistance Loan
Data last updated October 23, 2026.
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Get My MatchesFigures on this page are estimates for educational purposes only and are not a loan offer or commitment to lend. Rates, loan limits, fees and assistance programs change frequently and vary by lender, location and borrower profile. Confirm current terms with a licensed loan officer.