Bentonville vs Pine Bluff: Housing Costs in Arkansas
Side-by-side comparison of home prices, mortgage payments, and housing costs between Bentonville and Pine Bluff, Arkansas. Using Arkansas's 0.62% property tax rate and $2,500/year insurance. Updated for 2026.
Metric
Bentonville
Pine Bluff
Median Home Price
$345K
$105K
Population
57,214
41,474
Average Rent
$1,280/mo
$720/mo
Est. Monthly Mortgage (P&I)
$1,963/mo
$597/mo
Est. Monthly Property Tax
$178/mo
$54/mo
Est. Monthly Insurance
$208/mo
$208/mo
Est. Total PITI
$2,479/mo
$899/mo
Price-to-Rent Ratio
22.5
12.2
Verdict
Pine Bluff is significantly more affordable than Bentonville, with homes priced 70% lower on average. That translates to $1,580/month in savings on your total housing payment. For budget-conscious buyers in Arkansas, Pine Bluff offers a much more accessible path to homeownership.
Monthly Payment Comparison
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI. Uses Arkansas's 0.62% property tax rate.
Bentonville
Home Price$345,000
Down Payment (10%)$34,500
Loan Amount$310,500
Monthly P&I$1,963
Monthly Property Tax$178
Monthly Insurance$208
Monthly PMI$129
Total PITI$2,479/mo
Annual property tax: $2,139
Pine Bluff
Home Price$105,000
Down Payment (10%)$10,500
Loan Amount$94,500
Monthly P&I$597
Monthly Property Tax$54
Monthly Insurance$208
Monthly PMI$39
Total PITI$899/mo
Annual property tax: $651
Buying in Pine Bluff saves you approximately $1,580/month ($18,960/year) compared to Bentonville, based on median home prices with identical loan terms.
Which City Is Better For...
First-Time Buyers
Pine Bluff is the better choice for first-time buyers, with a median price of $105K versus $345K in Bentonville. That's $240K less to save for a down payment. You'd need roughly $4K for an FHA 3.5% down payment in Pine Bluff, compared to $12K in Bentonville. Arkansas offers the ADFA Down Payment Assistance program (Up to $15,000 DPA) which applies in both cities.
Real Estate Investment
Pine Bluff has the better price-to-rent ratio at 12.2x versus 22.5x in Bentonville. A lower ratio generally signals better rental income relative to purchase price. Average rent in Pine Bluff is $720/month on a $105K median home, making it a stronger candidate for buy-and-rent investors.
Families
Bentonville (pop. 57,214) offers more amenities, schools, and services typical of a larger city, while Pine Bluff (pop. 41,474) may offer a quieter, more community-oriented lifestyle. Families on a budget may prefer Pine Bluff, where lower housing costs free up more income for childcare, education, and savings.