Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
The median asking price in Bentonville is about $585,000 as of Sep 2026, up 4.9% from a year ago. The typical listing is 7% larger than a year ago, and asking price per square foot is down 4.1%. So the size of homes on the market explains much of the rise. That is the asking price on listed homes, so sold-price and home-value sites show different numbers (why).
Yes, if you negotiate. Buyers have more room in Bentonville than usual. Compared with 2017–2019 at this time of year, there are 28 pending sales per 100 listings, against 55 then, and 22% of sellers have cut their price, against 15% then. There are more homes for sale than at any time in ten years. Sellers are competing harder for you than they used to. Use it.
Asking price per square foot in Bentonville is 24.1% below its Sep 2024 high and down 4.1% over the last year. Prices were above the year before in 78% of months since the data starts, so this market has climbed back from drops before. 22% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.
The population in Bentonville's ZIP codes grew 18.1% over five years, faster than 96% of the cities we track. Housing grew faster (+29.1%) than households (+25.1%). New supply is keeping up, so rents and prices have competition. Homes for sale are 31% above 2017–2019 at this time of year.
For every 100 homes still for sale, 28 are under contract. In 2017–2019 at this time of year it was 55. The rest are still waiting for a buyer. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.
Bentonville listings spend a median 84 days on the market. That is 42% longer than a year ago. There are 622 homes for sale in Bentonville. That is the most in ten years. It is 12 times the low of Feb 2022. Every one of them competes with the house you want.
The median asking price is 10.6% below its Mar 2026 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Bentonville prices have risen in 87 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
Ranked among the 12 Arkansas markets we track:
In Bentonville, 44 out of every 100 households rent. That is nearly half. The renter share is growing. Five years ago it was 42 in 100. Bentonville added about 2,900 renter households in five years. Renter households average 2.2 people. Two and three bedrooms fit the typical renter.
The median Bentonville household earns $114,508 a year. Incomes here have grown 6.5% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 5.1 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $2,863 a month.
To see what one Bentonville address would rent for and cash flow, run it through the app.
Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.
The median asking price in Bentonville is about $585,000 as of Sep 2026, up 4.9% from a year ago. The typical listing is 7% larger than a year ago, and asking price per square foot is down 4.1%. So the size of homes on the market explains much of the rise. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Bentonville figures cover the 3 ZIP codes with a Bentonville mailing address, which can reach past city limits.
Buyers have more room in Bentonville than usual. We compare Bentonville with 2017–2019 at this time of year: there are 28 pending sales per 100 listings, against 55 then; 22% of sellers have cut their price, against 15% then; there are 31% more homes for sale.
The median asking price is 10.6% below its Mar 2026 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
Across 9 full years, Bentonville asking prices ran lowest in January, about 6.2% below the year's average. They peaked in September. The most homes for sale show up in November, about 11% above the yearly average.
Assume +4.1% a year. Bentonville grew 7.5% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Bentonville grows about 4.1% a year. That is the number to type in. Prices fell 4.1% over the last year. Use it for timing. The five-year rate is the better guide.
HUD's fiscal year 2026 fair market rent for Benton County is $1,347 a month for 2 bedrooms and $1,873 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.
Bentonville has three ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, time on market, buyer demand, and price cuts.
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