We’re half way through October.. 🎃
I want to take a step back and look at how the Northwest Arkansas housing market is evolving in light of Q3.
Each quarter, our team at Front Porch Real Estate reviews the latest MLS data to track trends across Benton and Washington counties highlighting what’s changed, what’s holding steady, and what it all means if you’re thinking about buying or selling in the months ahead.
We hope you enjoy the read and we’re glad you’ve chosen to be a part of the porch 🪑
The Snapshot
Closings dipped 4.5% YoY in Q3. Benton & Washington counties combined recorded 2,732 homes sold in Q3 2025 vs. 2,862 in Q3 2024 (~130 sales).
Prices held firm. Across the major cities, sale‑to‑list ratios in Q3 data are ~98–100%, signaling limited discounting when a home is priced right.
Bentonville leads pricing (avg sold price $644,534; $265/sf). Bella Vista and Springdale remain the affordability anchors.
Time to contract is steady. Days to Pending range from the low‑30s to low‑50s, with Days on Market (DOM) mostly ~30–50 days depending on price point and city.
Q3 2025: What Changed (and What Didn’t)
After two unusually tight years, Q3 2025 brought what might be the first signs of a buyers market. Combined closings in Benton and Washington counties came in at 2,732, down 4.5% from 2,862 a year ago.
Inventory continued to be listed but there are net less buyers than last year. Surprisingly, sale‑to‑list ratios stayed consistent and days on market measured in weeks, not months.
But, why the sales dip? Higher borrowing costs tempered move‑up demand and stretched affordability in premium sub‑markets. Yet sellers who priced to the market still clean offers with determined buyers. This is proof that well‑prepared listings outperform the averages.
Q3 2025 City Scorecards
City | Avg $ Sold | Avg $ psf | Avg sale/list | Avg DOM |
|---|---|---|---|---|
Rogers | $547,199 | $234 | 97.8% | 49 |
Bentonville | $644,534 | $265 | 98.5% | 45 |
Fayetteville | $496,823 | $231 | 97.6% | 55 |
Springdale | $446,576 | $209 | 98.8% | 55 |
Bella Vista | $408,577 | $216 | 98.8% | 36 |
Rogers: Balanced market where well‑prepped listings sell near full price in 4–6 weeks; modest negotiation on average.
Bentonville: Still the region’s price leader; correct pricing and turnkey presentation routinely achieve at‑ask outcomes on sub‑two‑month timelines.
Fayetteville: Slightly more negotiating at the average, but top‑tier listings continue to secure near‑ask quickly.
Springdale: Value leader; buyers find more space per dollar, and turnkey homes often close at or above ask.
Bella Vista: Efficient and attainable; full‑price outcomes are common with ~1‑month median timelines.
Flashback: Year-over-year changes
City | Sales YOY | Avg $ YOY | $ / SF YOY | DOM (days) |
|---|---|---|---|---|
Rogers | +12.4% | +10.5% | +9.3% | -26 |
Bentonville | -7.5% | +8.2% | +9.5% | -45 |
Fayetteville | -18.6% | +10.8% | +6.9% | -16 |
Springdale | +4.2% | +16.5% | +7.2% | -35 |
Bella Vista | -15.4% | -0.2% | +5.9% | -41 |
Days on Market" “DOM” shows how much faster (negative) or slower (positive) homes moved to pending/closed vs. 2024.
Rogers: More deals and higher prices suggest stronger demand and/or a shift toward newer/larger homes. Marketing time compressed materially; slight giveback in sale‑to‑list implies modest room for negotiation on non‑turnkey listings.
Bentonville: Fewer sales but not softer pricing. Values climbed and closings wrapped much faster. The much lower DOM points to listings spending less time post‑offer (cleaner contracts, fewer hiccups) while buyers remain selective up front.
Fayetteville: Volume stepped down while prices marched higher. Premium homes are carrying price growth, but more average listings take longer to secure a contract and concede slightly more on price. Selective buyers.
Springdale: The region’s strongest YoY price gain with a small bump in sales. Buyers are paying up for quality/space, and once under contract, files are moving to close far quicker than last year.
Bella Vista: Fewer closings after last year’s surge, but the listings that did sell moved dramatically faster and held price. The mix skews slightly smaller or newer homes reflected in flat average prices but a higher $/sf.
Pat’s Professional Opinion
What It Means for Sellers
Price to the median, market to the max. With sale‑to‑list brushing 100% in several cities, over‑pricing drags DP and DOM; fair pricing + immaculate prep compresses timelines.
Win the first 14 days. The best offers often appear in weeks 1–2. Focus on curb appeal, clean inspection items, and crisp listing photography.
Use rate strategies. Concessions aimed at rate buydowns can net a better price than straight price cuts, especially in the $400k–$700k bands.
What It Means for Buyers
Be tour‑ready. The best homes still command quick offers. Have pre‑approval in hand and be clear on your walk‑away points.
Think payment, not just price. Seller credits toward buydowns can beat chasing a lower list price. We’ll model both paths for you.
Consider emerging pockets. If Bentonville is stretching budget, Rogers and Springdale can deliver more space without sacrificing access.
Ready to make a move?
Front Porch Real Estate is here to help you buy smart and sell confidently across NWA.
Reply to book a no‑pressure strategy call or text us your address for a quick value check.
Reply with your address and I’ll send you a free mini-packet with three comparable sales, a days-on-market snapshot, and a pricing/offer strategy tailored to your timeline.
Or email [email protected].
Source: NWA MLS, Residential, Status = Sold. Metrics cited: total listings, average/median sold price, $/sf, sale‑to‑list %, DP, and DOM.
Disclaimer: Just because we are realtors/agents does not make us your realtor/agent. This content is for informational purposes only and shall not be relied upon as professional opinions. If you’d like to engage us to buy/sell, we’re happy to serve you, but only if there is an engagement agreement signed.
