Benton County · Fayetteville-Springdale-Rogers · population 33,274
Where Bella Vista stands
At or near all-time high. averaging 7.9% annual growth over 5 years. population growing 2.5% per year.
Home value trajectory · last 10 years
Zillow ZHVI · monthlyLifestyle scores
Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.
Rent trajectory · last 5 years
Zillow ZORI · monthlyHome value vs rent · indexed to 100
Both rebased at first month of ZORI data (~2015)Rent vs buy
At a 16.0 price-to-rent ratio, Bella Vista is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.
How the momentum score breaks down
methodology →Bella Vista has been growing population at 2.5% per year while home values compounded +7.9% annually. Demand-driven appreciation — the kind that persists as long as people keep showing up, which they currently are.
Bella Vista's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.
About Bella Vista
Bella Vista is a city in Benton County, Arkansas, with an estimated population of 33,274. It anchors the Fayetteville-Springdale-Rogers metro area. The population has grown 2.5% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Bella Vista is $358,353 as of 2026-04, up 1.9% over the last 12 months. Over the last five years, home values have averaged +7.9% annual growth, with prices at or near the 5-year peak. Rents in Bella Vista average $1,868 per month, up 4.1% year-over-year. The composite momentum score is 77 of 100 (Rising). The market is healthy with prices supported by underlying demand.
▲ Bull case
▼ Bear case
About Bella Vista (Wikipedia)
Bella Vista is a city in Benton County, Arkansas, United States. The population was 30,102 at the 2020 census, and was estimated to be 33,274 in 2024. The community has taken advantage of the natural setting within the Springfield Plateau of the Ozark Mountains since first established in 1917 as a summer resort destination. The oak/hickory forests, valleys, creeks, and steep rises that characterize the city's topography have slowly given way to a series of reservoirs, golf courses, and other amenities. A largely residential city, early settlement was predominantly summer cabins, later giving way to single-family housing of a retirement community developed by Cooper Communities with services and amenities provided by a strong property owners' association (POA), more specifically the Bella Vista Property Owners Association.
Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.
Playbook
You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.
Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.
Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.
Local safety & alerts
No active National Weather Service alerts for Benton County right now.
Public-safety links are official .gov sources, not curated by us. Benton County routes NWS alerts; check the state EM portal for non-weather emergencies.
Cities like Bella Vista
Run the numbers for Bella Vista
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.
Climate & natural-disaster risk
State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.
Current weather
Find rentals & listings
Open current Bella Vista listings on the major real-estate sites.
Links open the live search on the destination site — results are always current.
Local news & community
Latest news
- Bella Vista's OZ Trails Bike Park opens to members with Arkansas' first chairlift-served biking experience5newsonline.com · 2d ago
- Report of stolen vehicle out of Bella Vista ends in officer-involved shooting in Oklahoma and arrest of Minnesota manNorthwest Arkansas Democrat-Gazette · 5h ago
- Pair of crashes stall north and southbound traffic on Interstate 49 in Bella VistaKHBS · 1d ago
- 11 Hillborough Ln, Bella Vista, AR 72715Realtor.com · 2d ago
- Bella Vista man facing human trafficking, exploitation charges in child sex crimes caseKNWA FOX24 · 1w ago
- Flossie Domnick Obituary May 14, 2026Lanman Funeral Home, Inc · 6d ago
Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.
Local sports teams
Major professional teams the Fayetteville-Springdale-Rogers area cheers for. Detailed stats, schedules, and player pages on intherafters.com.
Local economy & environment
Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.
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Explore other places with comparable momentum or affordability.