Bentonville 72712

Name: 72712 Bentonville, AR housing market record
Creator: Lotvox
License: https://lotvox.com/terms

Benton County, AR · 173,148 properties with county records

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Bentonville 72712 is in Benton, AR, part of the Fayetteville Metro. The typical home value in Bentonville 72712 is $518,647 (Zillow Home Value Index, August 2026), up 3.1% from a year earlier. Homes that sold went under contract in a median 53 days, and 23% of listings took a price cut (Redfin Data Center, period ending Aug 31, 2026). On Lotvox's market-leverage reading of that data, with 5 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 72712 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Benton's 16 ZIPs with a Zillow value, the middle one is $355,109, so 72712 sits 46% above the county middle. Typical rent is $1,642 a month (Zillow Observed Rent Index, August 2026). Lotvox holds county assessor records for 173,148 properties in 72712.

Headline value data through August 2026. Each source below carries its own date.

Is 72712 a buyer's or seller's market?

By Lotvox's leverage reading of Redfin data through Aug 31, 2026, 72712 is a balanced market. Homes went under contract in a median 53 days with 5 months of supply.

What do homes in 72712 sell for?

The typical home value in 72712 is $518,647 (Zillow Home Value Index, August 2026), up 3.1% in a year. That is a value index, not a list of sale prices.

Who is likely to sell in 72712?

Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 72712 has not passed that test yet. When it does, the score appears here.

How does 72712 compare to Benton?

72712's typical value of $518,647 compares with a middle value of $355,109 across Benton's 16 ZIPs. Both are Zillow Home Value Index figures for August 2026.

Where does this 72712 data come from?

Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.

Sources: Zillow Home Value Index (ZHVI) (as of Aug 31, 2026) · Redfin Data Center (as of Aug 31, 2026) · Zillow Observed Rent Index (ZORI) (as of Aug 31, 2026) · county assessor records (counted Oct 15, 2026) · How Lotvox works

Cite as: Lotvox ZIP market record, 72712 Bentonville, AR, data through August 2026, https://lotvox.com/fayetteville-ar/zip/72712

Listings Flow Ladder — Listings flow could not be loaded (429).

Should you buy here?

buyer-timing lens

49affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

33.8%

stretched

Days on market

daily

Price cuts

23.2%

of active

Valuation

-36.2%

vs assessor

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Rent vs own

Not available for this ZIP — no rent or ownership-cost estimate published here.

Rent to price

Not available for this ZIP — no price-to-rent ratio published here.

/100

mixed

warming · balanced · prices rising year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / seller

buyer-timing lens

Strong Buyer's Market

Needs 11.2% correction for affordability

DOM: 71d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)50

Valuation Gap (25%)100

Supply & Demand (20%)100

Buy vs Rent (15%)100

Cancellation Rate (10%)50

Days on Market (5%)75

Strong buyer leverage in 72712. If you must buy now, offer 10-15% below list price. Payment burden: 31.0% of median income. Median days on market: 71. Renting is approximately 123% cheaper than buying (price-to-rent ratio: 26.8). Market appears 35% overpriced vs. assessed values.

What to Offer

Offer 10-15% below list price. Sellers are under pressure.

Conditions most similar to late 2007 — overvaluation without corresponding income growth. Significant correction potential.

WARMINGBALANCED

Market is warming with rising prices. Conditions are balanced between buyers and sellers. Prices up 3.1% YoY.

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<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/fayetteville-ar/zip/72712?utm_source=embed&utm_medium=backlink">Bentonville 72712 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshot

each number, once

Median price

$518,647

▴ 3.1% YoY

Days on market

daily · zip_data

Median rent

$1,642

ZORI

Investor score

42/100

cash-flow lens

Active listings

322

90-day

Valuation

3 lenses, different anchors

vs assessor

-36.2%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$331,043

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+95.7%

County-wide market — the widest, slowest signal.

Benton+95.7%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft—

Price-to-income5.1×

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How 72712 ranks in AR

percentile vs all AR ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

18SUPPLY

OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply26.6 mo

Days on Market53d

Inv vs History+17.6%

Listing Density--

Market dynamics

Price cut %23.2%

Momentumwarming

LeverageBALANCED

Months of supply5

Sales (90d)194

Investment analysis

Median rent$1,642

Price-to-rent26.8

Est. cap rate2.4%

Buy vs rentfavors renting

Livability

Walk score8

Transit score1

Bike score—

Historical trends

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Housing pulse

4 charts, one facade

Housing pulse — Housing pulse could not be loaded (429).

Price bands

mix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Benton.

Current tiers · 12 months to Invalid Datefloor 10 sales/tier

7 tiers had too few sales at every level and are left blank rather than estimated.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$250k–$500k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$500k–$750k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$750k–$1M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1M–$1.5M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1.5M–$2M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$2M+	—	—	—	—	fewer than 10 sales at zip, county and metro level

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 72712.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Benton County context

macro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 72712→Benton County, AR

12-Month Direction

+12Moderate Improvement

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

43· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden

33.8%

stretched

Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.4% · Zillow ZHVI · Census income · Updated 2026-10-08

Price-to-rent

26.3x

favors renting

Source: Zillow ZHVI ÷ (Zillow ZORI × 12)

Valuation0

+95.7%

overvalued

Source: Lotvox comps · Updated 2026-05-15