November 26, 2025 • 34 mins
Northwest Arkansas real estate keeps surprising the skeptics, and we’re mapping the why behind it. We dig into fresh sales counts, median price bands, and the county split that explains so much of the region’s momentum. From Bella Vista’s rise and Bentonville’s gravity to the distinct feel of Rogers submarkets, we show how job growth, vendor proximity to Walmart, and buildability constraints shape where investors win and how long it takes to get paid.
We break down a practical underwriting playbook for out-of-state buyers and locals alike: when “break even” near the Walmart campus makes long-term sense, how to time student housing in Fayetteville around pre-leasing windows, and why rent per square foot must be balanced with realistic chunk rents and vacancy. Rogers gets a closer look, from luxury-leaning Pinnacle to steady downtown and lake-adjacent pockets that behave like a separate ecosystem with more short-term rentals and lifestyle premiums. We also surface smaller cities—Pea Ridge, Prairie Grove, Siloam Springs, Gentry—where thin supply, universities, and charming downtowns can create outsized opportunities if you know how to read the data.
If you’re trying to replace income today, we talk candidly about where cap rates live in Arkansas and why Little Rock or Fort Smith might better fit a cash-flow-first plan. If you’re playing the long game, we outline the case for staying close to the corporate hubs and how light value-add from the 1970s to early 2000s can bridge yield and appreciation. We even touch on a tactical 2025 short-term rental and bonus depreciation approach, with the reminder to consult a CPA and underwrite conservatively. By the end, you’ll know how to turn Northwest Arkansas data into clear buy boxes, credible rent assumptions, and five-to-ten-year paths you can actually commit to.
Enjoyed the conversation and want more? Follow the show, share it with a friend who invests, and leave a quick review so we can keep bringing you sharp, local intel that helps you make better real estate decisions.
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Transcript
Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
SPEAKER_02 (00:07):
Welcome to Northwest Arkansas Investing Podcast, your
go-to source for real estateinvesting in Northwest Arkansas.
SPEAKER_03 (00:12):
Whether you're a seasoned investor just starting
out, we bring you expertinsights, market trends, and
practical strategies to help youbuild wealth through real
estate.
SPEAKER_00 (00:20):
From buying and selling to property management
and long-term investmentplanning, we cover it all so you
can make smart, informeddecisions in this fast growing
market.
Let's dive in.
SPEAKER_03 (00:30):
All right.
Welcome back to the NWAInvesting Podcast, joined by my
co-host, Zach Stanley, BrandonStill.
We have Desiree Stock again herewith NWA Look.
Excited to dive deep dive intothe data.
So welcome back.
Thanks.
SPEAKER_02 (00:47):
Yeah.
Last episode we kind of talkedabout the data as a whole.
And this episode, we're going todive into how Mr.
or Mrs.
Listener listening in, uh, howdo you take that data and
underwrite a deal from it?
And where where do you would youget that deal?
And um we're kind of taking thenext the next jump there um for
how do you um uh how do you takedata and then this soup of data
(01:12):
and pick out the right rightpoints to help you uh get to
your first investment propertyor your second or your 50th
investment property.
So um let's revisit some someheadline map metrics here.
Um says Fayetteville had 557sales year to date, and Bella
Vista 473.
Um do you have do you have morestats on that?
SPEAKER_01 (01:34):
I actually got updated stats on that.
SPEAKER_02 (01:36):
Okay, perfect.
Yeah.
SPEAKER_01 (01:38):
Um year to date being till September, the end of
September, Fayetteville wasthirteen hundred and thirty-five
uh closed transactions, BellaVista was 1,085.
SPEAKER_04 (01:48):
Wow.
SPEAKER_01 (01:48):
Uh Bentonville was eleven fifty-seven and
Springdale was nine hundred andseventy-eight transactions
closed.
SPEAKER_02 (01:55):
What was Fayetteville again?
SPEAKER_01 (01:57):
It was one thousand three hundred and thirty-five.
SPEAKER_02 (02:00):
That's interesting to see that that kind of tight
spread there.
Uh especially being elevenfifty-seven and Bella Vista
being a thousand eighty-five.
SPEAKER_01 (02:10):
Yeah.
SPEAKER_02 (02:10):
I feel like that's a really interesting stat.
SPEAKER_01 (02:12):
It's been interesting over the last few
years to watch Bella Vistareally increase in closed sales.
SPEAKER_02 (02:17):
Is this a rumor?
Uh I don't know if any of youguys know about this.
Is it a rumor that the Waltonsjust bought the AOC the ACC up
there?
SPEAKER_01 (02:24):
They did buy it.
SPEAKER_02 (02:24):
They did buy it?
Yeah.
Okay.
Yeah.
I knew there were rumors thatlike Alice was talking about
buying the city of Bella Vista,but I don't know if they're now
in charge of the architecturalcommittee.
Praise God.
Gotcha.
SPEAKER_01 (02:37):
You might get some nicer homes.
SPEAKER_02 (02:39):
Yeah, nicer homes.
For sure.
That's huge.
That's really huge.
Besides the point, though.
SPEAKER_01 (02:45):
But there aren't already nice homes.
SPEAKER_03 (02:47):
Yeah, there are.
Um It's crazy.
I remember people talking aboutlike land banking in Bella
Vista, just you know, when Ifirst moved here 10 or 11 years
ago, and it I'm sure they havedone very well, like buying
these parcels, and people arestill doing it.
You know, have buying parcelsand uh waiting for it to
appreciate.
So I think uh Bella Vista is isa great spot to be investing.
SPEAKER_02 (03:09):
Yeah.
I I mean, would you would youagree with Bella Vista being uh
a spot to keep your eye on ifyou're an investor?
SPEAKER_01 (03:14):
I definitely think so.
When I first moved here, whichwas about 10 years ago as well,
um you could buy a lot for about500 to a thousand bucks.
That was a buildable lot.
SPEAKER_03 (03:22):
Wow.
Yeah.
SPEAKER_01 (03:23):
Um and now we're seeing 50,000, you know, for a
good build.
SPEAKER_03 (03:27):
Yeah.
What's the average home pricelook like and or median price in
Bella Vista compared toBentonville, Fayeville?
SPEAKER_01 (03:35):
That's um a great question.
Um, I believe offhand.
SPEAKER_02 (03:39):
Yeah, it'd be ballpark.
SPEAKER_01 (03:40):
It's about 335.
Um, and then in Fayetteville,it's about 350 to 370 in that
range.
And then Bentonville, you'recloser to 400.
Wow.
SPEAKER_02 (03:51):
Wow.
Um if you're if you're aninvestor looking in on this
market, I and I'm not 100% sureif you have this data in front
of you, but do you know the yearover year um yield on
appreciation um that from someof these markets here?
Like, do we have that data?
SPEAKER_01 (04:07):
So as a whole, on average, it's about five to
seven percent.
Okay.
Um, there's some areas that area little less, and then there's
some that are a little bit more.
SPEAKER_02 (04:14):
Yeah.
SPEAKER_01 (04:15):
I would say probably Bentonville and Bella Vista, you
would see a little bit higher.
SPEAKER_02 (04:18):
Yeah.
That that's what I'd be sayingtoo.
So like if I'm looking in thismarket, I I mean, I I look at
real estate personally, I lookat real estate as like a
physical form of an index fundof like a stock market.
And like, okay, I gotta take$60,000, get a seven to whatever
percent return on the stockmarket, or I can see this
physical asset on hand and get ayou know, five to seven percent
(04:39):
return, what we're seeing inthis area.
And it's it's really interestingto talk about this area on a
micro scale as opposed to themacro scale of the country when
a lot of areas were seeing thisdown.
SPEAKER_01 (04:49):
They're two to three percent, I think, is about the
average with some some of theareas I I want to say.
It was um something I read about115 metros that they looked at,
about 75 had a decrease.
SPEAKER_02 (05:01):
Wow.
So, like while the while therest of the country is seeing a
lot of decrease in a lot ofthese metros, north of Arkansas
is staying healthy and and evenincreasing on our price per
square foot.
Um what would we all kind ofknow this answer, but like what
would you attribute that to umfor just for someone listening
(05:21):
in?
Why would why would youattribute that we're still uh in
a healthy market despite Um jobgrowth is one of the biggest
factors in that.
SPEAKER_01 (05:28):
Um and then the influx of people coming into the
area.
There's about 32 people a daymoving here.
SPEAKER_04 (05:35):
Yeah.
SPEAKER_01 (05:36):
So that's a huge increase, you know, on a about a
I think a thousand people a dayor a month, excuse me.
Wow.
SPEAKER_03 (05:42):
Yeah.
What do you see the the peoplemoving to Benton County versus
Washington County?
SPEAKER_01 (05:48):
Um, do you have any data on so as far as sales go,
65% of all sales occur in BentonCounty versus Washington County?
SPEAKER_03 (05:57):
Wow.
SPEAKER_01 (05:57):
That's so I would say majority of the population's
moving to Benton County.
SPEAKER_03 (06:01):
Yeah, 65% at least.
And what about um are you guystracking household income,
median household income?
SPEAKER_01 (06:10):
So I I do look at that on the Census Bureau, but
it's it lags every four years.
SPEAKER_02 (06:16):
Yeah.
Yeah.
SPEAKER_01 (06:17):
And so we should be coming up soon.
SPEAKER_02 (06:19):
But yeah.
Why do we think that uh this isa general question for the
group, why do we think that it'spushing to Bank County?
SPEAKER_00 (06:27):
Well, I think uh Walmart.
SPEAKER_01 (06:32):
Well, they also require all of their vendors, I
believe it's to be within a20-mile radius.
SPEAKER_00 (06:37):
Yeah, Bank County.
There's a lot more developableland in Benton County as well
compared to Washington County.
I mean, unless you want to beprairie, I mean Prairie Grove is
a little bit further out thereand stuff like that.
And Farmington, like we talkedabout in the last episode, is
growing quite a bit.
Um, and there's been a hugeuptick in sales.
But outside of that, yeah, themajority of Benton County is
(06:57):
newer for the most part.
My dad also always used to talkabout how Northwest Arkansas
used to be, just basicallySpringdale and Fayetteville.
Um, so yeah, I mean, I thinkthat's also playing a huge role.
SPEAKER_01 (07:08):
I would say probably too on the commercial side,
there's a lot more being builtcommercially in Benton County
versus Washington County.
SPEAKER_03 (07:16):
Yeah, absolutely.
That's probably why I I said iton the last episode.
But I think there's a lot ofopportunity in Springdale, you
know, Fayetteville too, but youknow, there's not as much being
built there in Fayetteville inSpringdale.
SPEAKER_01 (07:27):
Fayetteville is a little bit harder to build in.
SPEAKER_02 (07:30):
That was gonna be my next point was like I've been
talking with a lot of my clientswho have built in Fayetteville,
and they're like, it is hard tobuild in Fayetteville.
And it's and it's it's been veryhard to build in Bell Vista as
well.
And I'd be interested to see ifthat gets eased up a little bit
with Waltons buying the ACC, andI would think so.
And I think they were like, Ithink the Waltons were trying to
(07:50):
build something, and the ACC waslike, oh no, that's not an earth
tone.
And they're like, you know what,we're gonna buy you.
SPEAKER_04 (07:54):
Like I think that was kind of in short how it
went.
SPEAKER_02 (07:59):
Um, but Fayetteville is predominantly very hard to
build in it.
They have a lot of I think Ithink they go to a lot of
building conventions across thecountry and bring all these
ideas and like, oh, let's justimplement them back in
Fayetteville.
And uh, we're like, you know,it's it's it's it makes it
really tough.
And so I mean, I know likebusiness owners on the
commercial side too.
Like, I know my dad, and alongwith a lot of other business
(08:21):
owners, have been like, youknow, all these regulations in
Fayetteville, like I'm justgonna go with a little or are
the cost doesn't make sense.
It doesn't make sense.
It's making my life way toohard.
I can get the same amount ofgrowth um and better in Benton
County.
And Fayville, you're just Imean, almost keep keeping
Fayetteville funky to a fault umin in certain parts when we're
sacrificing ropes for sidewalkswhere two bikers bike a day.
(08:44):
It's there's a lot.
I mean, that that that could bea totally separate podcast about
the bank.
SPEAKER_01 (08:49):
Well, I mean, you know, just to go off a little
more, affordable housing issomething that they preach, but
they don't allow you to build.
SPEAKER_02 (08:56):
Yeah.
SPEAKER_01 (08:56):
So how do you achieve that?
SPEAKER_02 (08:57):
We talk who do we talk about taking the red tape
off with not too long ago?
But to that point, they'rethey're they're saying, yeah,
affordable housing, affordablehousing.
And they're like, but here's sixmore layers of red tape you have
to jump through.
And it's like, why why would Ido affordable?
Yeah.
What are the incentives error?
Yeah.
Yeah.
SPEAKER_03 (09:16):
Bent Bentonville used to be kind of like known to
be harder to develop, but Ithink Fayo has gotten the the
reputation for being harder, andand they'll seeing more
opportunity and more people andthen out, you know, expanding to
these other submarkets outsideof Bentonville.
SPEAKER_02 (09:32):
I will tell you, I'm building my home right now in
Benton County, and it's verynice.
Like if you once you get justdown to the county, the Benton
County uh building, like theinspectors are really easy.
You call up there and it's likeone old lady, she's like, Hey,
Mr.
Stanley.
And you like go and see them inperson, like it feels like old
(09:52):
time.
You know, you just they come by,the inspector has your number,
it's like very easy.
You're not just a number.
They're like, Oh, you and Missis gonna have kids here, blah,
blah, blah.
Where's that at?
Uh, just out past Prairie Creek,like right before you hit the
bridge that goes over the um I'mtelling everybody on this
listening where I live.
But right before you hit thebridge that hits over the uh the
(10:14):
lake there, we're up there.
Prairie Creek, yeah, PrairieCreek area.
So it's that's just in thecounty.
So and if you're building in thecounty, it's super easy.
Super, super easy.
Um if you're so we've kind ofsaid all this stuff.
If we're if we're looking intothis market and I'm an investor
from California, would you sayyou would look at probably Bent
County is what you would if youhad to.
(10:37):
I mean, there's I've I've sold alot of stuff in Fayetteville
this year for investors as awhole.
Would you say Bent County?
SPEAKER_01 (10:42):
Overall, I would say Benton County unless you're into
student housing, which is agreat opportunity too.
So I don't want to leave out theFayetteville student housing
opportunities.
SPEAKER_03 (10:52):
Uh-huh.
A hundred percent.
Yeah, student housing inFayetteville is on fire.
I mean the the Marshall justsold for over$407,000 uh a unit.
So crazy, crazy pricing.
Uh and and they're they'retrying to develop.
I know some developments aregetting shut down, some are
getting approved, but yeah, Imean, University of Arkansas,
(11:14):
it's a huge growth factor toFayetteville and continues to be
growing.
SPEAKER_02 (11:19):
Yeah, like crazy.
So I mean, there's there's a lotof positives for investing in
Fayetteville and and and b anduh Washington County, as I think
uh most of my investors areinvesting in Fayetteville, where
when they invest inFayetteville, it's because of
the university.
Yeah.
And you you may notice that likeit, what is it, the eighth or
eighth or eighteenth quickestgrowing university in the
nation?
(11:40):
Eighth?
It was.
Yeah.
It's like the eighth.
And so it's like we have a veryquick growing university with
now.
You can speak to this as well.
The timing of buying those homesfor pseudo housing, you don't
want to be eating uh months andmonths.
I mean, I do have people buyingright now because that's just
when the deals are, but speak tothe timing of when you buy when
when's the time to buy theseproperties in Fayeville.
SPEAKER_01 (12:03):
So I always say in the summer before, or if they're
pre-leased, that's even better.
SPEAKER_04 (12:08):
Yeah.
SPEAKER_01 (12:09):
Um, because a lot of times they pre-lease in April,
May, June.
SPEAKER_04 (12:13):
Yeah.
SPEAKER_01 (12:13):
And then so as long as you're in before August.
SPEAKER_03 (12:16):
Yes.
SPEAKER_01 (12:16):
Because the mid-August is usually when the
university starts.
And then another opportunity Ifeel like is in December when
they have the turnover, andthere's some students who, you
know, they graduated or theydropped out or that sort of
thing.
Yeah.
So maybe somebody elsetransferred in and they need a
housing opportunity.
SPEAKER_00 (12:33):
Yeah.
That's a good that's a goodtime.
So I mean, going back to what wetalked about on Bitton County
and the growth happening there.
Uh, I don't know if you havethese stats as well, but where
where are you seeing their mostrate growth uh in in kind of,
you know, so I did months ofinventory.
SPEAKER_01 (12:52):
Um but as far as rent growth goes, I think that
in the city of Bentonville is iskind of the biggest portion.
Um and really anywhere that's ina 20 to 30 minute commute of the
Walmart campus.
SPEAKER_04 (13:07):
Yeah.
Yeah.
SPEAKER_01 (13:09):
Once you get outside that, you kind of it's a hit or
miss where the rent growth is.
SPEAKER_03 (13:14):
What are you guys seeing in Rogers right now?
Pinnacle area, Pinnacle Rogersand downtown R I guess it's hard
to separate the data between,you know, it's kind of two
different you know, they canalmost be two different cities.
SPEAKER_02 (13:28):
Yeah.
SPEAKER_01 (13:29):
So Pinnacle area, I feel like there's not a ton of
rentals.
And if they are, they're thehigher end rental market.
SPEAKER_02 (13:36):
Luxury type stuff.
SPEAKER_01 (13:37):
And we there, I feel like there is a need for that.
SPEAKER_02 (13:40):
There there definitely is.
Um, I mean, I don't see hardlyany five, six, seven thousand
dollar and uh price per I meanper month.
And I think if you had somethingworth paying that, there'd be
executives all day that wouldpay that because we're talking
if you're paying a mortgage on amillion dollars, that's five or
six thousand dollars a month.
(14:01):
So I mean they can be like, youknow, I I would pay that, or I
could just move then we could Idon't even know if we have maybe
have one or two of those in thiswhole market.
So it's definitely a market forsomething like that for sure.
SPEAKER_01 (14:12):
And when you go to the other side of Rogers, I feel
like that market is stable.
It's not, you know, increasingsignificantly, but it's not
decreasing either.
SPEAKER_00 (14:20):
Yeah.
Yeah, I think the Skyline reporthad uh that Rogers built or
brought online the most unitsout of every city uh over the
last half year or something likethat.
Wow.
Um you'll have to go back, we'llhave to pull back up the Skyline
report to look at that.
But um, but they all gotabsorbed pretty quickly.
And so this, I think the latestSkyline report said that um, you
(14:42):
know, most of that got absorbed,and you know, now we're still at
the vacancy rates have droppedpretty significantly back down
to similar.
SPEAKER_02 (14:50):
With all that growth, the vacancy rates still
kind of stabilized.
SPEAKER_00 (14:53):
Yeah, they just continue to be absorbed.
I don't know if you've seen thesame thing.
SPEAKER_01 (14:56):
Yeah, then I mean I feel it.
That's why I mean it feelsstable.
Yeah, you know, it's a goodstill a good place to invest in
as well.
I think that long term, thatarea because of the commute
times, is a great investmentopportunity too for both.
SPEAKER_03 (15:10):
Yep.
Yeah, I I live in the Pinnaclearea, but I have rentals closer
to downtown Rogers, and they'relike you said they define
growing steadily over there.
SPEAKER_02 (15:21):
It's kind of an interesting uh area.
The closer you get to downtownRogers, it's it's very so I
think staple is a good word.
Uh you're there's not anythingcrazy happening, there's not but
there's nothing negativehappening.
Yeah, there's nothing like superpositive, there's nothing they
it's kind of like just steadyeddy.
Uh, we've seen really normalreturns there.
Um, I will say it's harder forme to find deals for investor.
(15:44):
Um just because I mean, if I canfind a good house, it's 350 to
380, and then you do a 20% downin the normal interest rate on
that, and you're looking at over$2,000 on your mortgage, and
then maybe you can get a littleover$2,000 on rent.
So, like we're looking at abreak even to to if we're
talking single family.
SPEAKER_01 (16:03):
Yeah.
SPEAKER_02 (16:04):
Um, have you seen it being harder to find deals in
Rogers for your your clients?
SPEAKER_01 (16:09):
I do think it is a little bit hard.
Yeah.
Um, because I feel like thewhole Rogers area is getting
this supreme name.
Yeah, yeah, yeah.
SPEAKER_04 (16:17):
Yeah.
SPEAKER_01 (16:18):
Um, and so it's getting a little bit more
difficult.
But I do find if you can find ahouse that's built between maybe
the 70s and early 2000s thatmight need a little bit of
remodeling, you can still find adeal.
SPEAKER_02 (16:31):
Yeah.
SPEAKER_00 (16:32):
Yeah.
And again, just going back toyou know, infrastructure and
things like that, the reasonthat people are moving here, job
growth.
Uh, I mean, we built our wholebeginning investing strategy on
being around the Walmart, newWalmart campus.
Um, and we, you know, we'vecontinued to see that we can
pull premium rents, and everytime we put them up for lease,
they go within a week.
(16:53):
Um, so I think that's justsomething interesting to
continue to watch.
It's just, you know, obviouslylocation is always going to be
number one, but uh being closeto some of those hub hub spots,
whether it be Walmart campus oryou know, maybe it's Pitnacle
and some of the suppliers thereor whatever.
SPEAKER_03 (17:09):
But it's yeah, NWA is evolving so much.
I mean, we had Stephanie Ormanon, and she she and her her and
Tyler overstreet are talkingabout, but yeah, you have the
Bentonville Square, but now youhave the home office is its own
like kind of submarket, and theywant to have they want to have
more city centers too.
They want they don't want justthose two, they want more.
So they're already talking aboutRogers, is already doing it with
(17:30):
downtown and Pinnacle area.
Yeah, you know, Springdale hasdowntown, but you also have the
medical mile corridor that'sdeveloping a lot, and then
Fayabill will see what happenssoon.
But it's interesting to see thatdevelopment.
SPEAKER_00 (17:45):
Yep.
SPEAKER_02 (17:46):
Yeah.
I I I would say if I'm if I'm anoutside, and you can confirm
right on this.
Um, if I'm an outside investorlooking in, I'm probably looking
at how can I get something thatat least breaks even close to
the Walmart, uh, something bythe one.
And I hate the word break evenas an investment, um, but I'm
seeing if I can get somethingthat works as close to Walmart
(18:06):
headquarters as possible becauseI think there's yes, we've seen
a huge jump in appreciation, butI don't think it's the end of it
by any means.
Um, I'm probably looking atBella Vista.
I do like P Ridge.
It's harder to get uh my out ofstate investors' minds wrapped
around Pea Ridge and PrairieGrove.
Like when I say that, they'relike, there's nothing online
about these places.
(18:27):
I'm like, you gotta trust me,bro.
Like it's it's a great spot.
I mean, would would you say thesame for for someone looking in,
looking at a place to invest, orlike is that where you're
pointing people?
SPEAKER_01 (18:37):
So I think right now, you know, with interest
rates where they are, you're youknow, you might be at a
break-even towards the campus.
But it's a long-term game.
It's not the short term.
Yeah.
I think you're gonna see moregrowth uh financially in those
areas versus you know outskirts,and then say interest rates
drop, your amount of income thefollowing year once you
(19:01):
refinance is gonna besignificantly higher.
SPEAKER_03 (19:03):
Yeah.
SPEAKER_01 (19:03):
So it's just a long-term game.
SPEAKER_03 (19:05):
You mentioned it earlier.
It depends on what your goalsare, too.
Yeah, if you need to get cashout right now, yeah.
Maybe not.
But if you're you know, bankingon appreciation, if you don't
necessarily need the cash flow,then you you could be okay if
you have a long-term vision.
If you're trying to get in andout, it's probably not a good
idea to bet on that.
Yeah, you know, maybe you do thefixer up, maybe you find the
(19:26):
1970s to 2000s that a first-timehome buyer is not going to do,
or you know, an institutionalinvestor is gonna look the other
way.
Yeah.
Yeah.
Finding those things that youcan force the appreciation is
gonna be better.
SPEAKER_01 (19:40):
I mean, if you're looking at like some of the DCR,
DSCR loans, it's not gonna makesense close to campus.
SPEAKER_02 (19:47):
Yeah.
I found um that I've been havingto get eerily um very, very
transparent with people comingto this market and going, um,
hey, you're probably gonna bebreak-even.
Um, and uh asking them andassessing what their goals are.
Because and and I'll I'll tellthis to anybody if and I I feel
like from talking with you justa little bit, you'll you would
(20:07):
say the same is that if you'relooking for cash flow and you're
looking to replace income, youprobably need to look at Little
Rock or Fort Smith or a marketlike that.
Yeah.
If you're looking for this tojust sit it, maybe forget it,
you're gonna get good rentershere and pop back in in 10 years
and it appreciates a lot.
I think this is your market.
And I think a lot of peoplethink about getting into real
(20:29):
estate and it's a hot, fun idea.
But how do we look 10, 15 yearsdown the road and assess that?
I mean, I think markets likewe've talked about, like Benn
County and around the universityand things like that.
I mean, even I I'm I'm prettyhot on Prairie Grove.
I think eventually I think it'sa further out, like 10 to 15
year thing.
Yeah.
Like it didn't even make thought15 lists.
(20:50):
But like for my clients, we'reable to get$330,000 home, four
bed, two bath, three-car garage,2,200 square feet for$330,000.
Yeah.
And I'm like, okay, in 10 years,that's gonna be like$550.
Like it it's just kind of if wejust look at markets like Dallas
and Austin, like when they werethis size and they just it's
gotta go somewhere.
Um, I I would I would say, areyou feeling like you're having
(21:13):
to get very transparent withyour with your people too?
SPEAKER_01 (21:16):
I typically, you know, any of my investors, I'm
always pretty upfront andtransparent.
Yeah.
And and try to if they're notthat we weren't being
transparent before.
SPEAKER_03 (21:25):
No, but now I'm being transparent.
Is probably the word you'relooking for.
Just as transparent.
That's great.
SPEAKER_01 (21:30):
Yeah.
SPEAKER_03 (21:31):
Yeah.
SPEAKER_01 (21:31):
Yeah.
I mean I always ask people, youknow, do you have a five-year
goal, 10-year goal?
Because here's what it couldlook like.
Obviously, I can't predict, butthese are what I see based on
what the market has done.
And, you know, so if your goalis five years, it's probably not
going to be in the downtownareas.
You need to go a little furtherout, but not too far out.
SPEAKER_02 (21:51):
Yes.
Yeah.
SPEAKER_01 (21:52):
So if you go too far out, then you're at the 10-year.
SPEAKER_02 (21:54):
You're the 10-year mark.
SPEAKER_01 (21:55):
Yeah.
SPEAKER_02 (21:56):
And it's just that's just invaluable local knowledge
that like you can get from beingan outsider looking in.
Like it, yeah, be far out, butnot too far out.
And be in this little hotpocket.
What about High Phil?
Like, what is what kind ofmarket?
And we can talk for anotherepisode on High Phil and Decatur
and like do that and grab it inGentry.
Like, what are those little Imean, what is it?
(22:16):
It's I always get grabbed inGentry mixed up.
Which one has a cute downtown?
Gentry.
Gentry, I think.
Yeah.
Winston.
Winds June.
I mean, I think that's supercute.
And I think there's potentialdown there for something really
cool in the future, too.
Um, there's a bunch ofsub-markets around this main
corridor that I think could blowup that um and that might not
(22:37):
even make the top 15 list thatlike are doing really good.
What would what would you onyour on the top 15 list?
Is there some small cities onthere that we can assess real
quick?
Yeah.
I'd like to maybe go over someof those for an outsider looking
in.
Some of these small cities thatyou're not hearing about.
Um and it may not be positivedata anyways, but um I think
(22:59):
Siloem is one of them.
SPEAKER_01 (23:01):
They, you know, they have the university down there,
um John Brown's university.
SPEAKER_04 (23:06):
Yeah.
SPEAKER_01 (23:06):
So that brings in some student housing as well as,
you know, some rentals downthere.
SPEAKER_04 (23:11):
Yeah.
SPEAKER_01 (23:11):
I know at one point the rentals per square foot out
there were actually higher thanFayetteville and Rogers.
Wow.
Um that was about a year agowhen I looked at that and was
was shocked by that.
SPEAKER_02 (23:23):
Yes.
Does that does that same datapoint ring true for Prairie
Grove versus Farmington still?
SPEAKER_01 (23:29):
Um I'll I'd have to get it.
SPEAKER_02 (23:31):
I knew I know in a certain point in the past, it's
been like Prairie Grove hasgotten higher rents prices per
foot than Farmington, which wasreally weird.
Yeah.
And that that that just broughtit to my mind real quick.
But yeah, Siloam has a cutedowntown too.
And a little bit of a lot ofthings.
SPEAKER_01 (23:43):
I think the houses in Prairie Grove.
This is just from me showing outthere a little more desirable.
SPEAKER_00 (23:48):
Yeah.
SPEAKER_01 (23:48):
Um aesthetically than Yeah.
SPEAKER_00 (23:51):
Yeah.
Siloam also has Simon's Foods,uh, so big corporate out there.
And then they've got uh, youknow, the vacancy rates in
Siloam.
I don't know if y'all havelooked at them recently, but
they're well under 2% as well.
SPEAKER_04 (24:01):
Yeah.
SPEAKER_00 (24:01):
Uh so not a lot of rental units out there, and and
uh they get they get absorbed.
So yeah.
SPEAKER_02 (24:08):
Interesting you're looking at.
Have we on the vacate uh becausefrom from representing a lot of
investors, I'm seeing it'staking longer to get some stuff
filled, even though the ratesshow the vacancy rates are
showing stills holding to alittle under.
I'm feeling the real feel themarket is feeling like it's
taking a little longer to get uhinvestor, uh sorry, uh renters.
SPEAKER_01 (24:29):
Is that so whenever I pulled that, it's about the
over the entire year, it's aboutsix months.
SPEAKER_04 (24:34):
Okay.
Yeah.
SPEAKER_01 (24:35):
Um and so your two months though that are gonna be
the slowest are usually January,February, somewhat into March.
SPEAKER_02 (24:43):
Yep, somewhere around there.
SPEAKER_00 (24:45):
Yeah, I think I think the other interesting
piece of that too, if you lookat like, you know, average rent
price in Northwest Arkansas isprobably I think you're around
like a thousand thirty, maybesomething like that, less
skyline report.
You know, if you're at doublethat, obviously I think there's
just gonna be a it's gonna bevery different, right?
I mean, vacancy rates if we'reat the an average of a thousand
(25:06):
thirty or whatever and you'reabove two thousand, there's a
different thing.
Calculate some more vacancy thanthere.
SPEAKER_02 (25:11):
Yeah, there's a difference.
That's a great point.
That's that's a really goodpoint.
So if you're at that you'retrying to market everything
2,000 to 2400, I mean you mightneed to bake in like six to
eight percent vacancy, somethinglike that.
SPEAKER_01 (25:22):
Yeah, typically what I see is about a dollar ten a
square foot.
In some of some other areasthough, like closer to the lake,
you're seeing a 0.9 square foot.
SPEAKER_02 (25:34):
Yeah.
Yeah, that's that's in that's aninteresting market out there
towards that's another submarketout there.
SPEAKER_03 (25:40):
Isn't it seeing is there any like numbers you can
share on by the lake that uhthat you've seen like uh growth
compared to the rest of thearea?
SPEAKER_01 (25:50):
So as far I would say as you get further north on
the lake and being specificallyon the lake, you're gonna see an
increase in value.
Um and that's because the lakeis supposed to be cleaner up
there.
Yeah.
Um also think you get a lot morevacation homes up there.
Yeah.
Secondary homes.
SPEAKER_02 (26:09):
You're it it's a it's an interesting the Prairie
Creek is an interesting feel.
If you know, you hit you, wehave we're basically in Pinnacle
right now, Pinnacle area.
And you have you have like threeparts of Rogers.
You have Pinnacle, you havedowntown Rogers, and you have
like Prairie Creek, and thenlike Lake People.
It almost feels like you go fromlike bougie to like I I use the
(26:30):
word gritty in downtown Rogers,like, and then you have like
that's almost like you drive andhit Prairie Creek and like
stress starts melting off, andyou feel like you're on a
vacation.
So Rogers is very um diverse inits feel of things, and you can
get a lot, and it's really wide.
I mean, it spans uh kind of likeBella Vista is a lot bigger than
we think.
It's a lot wider of a of ageographical area.
(26:53):
Um, I think Rogers is very widegeographically, and there'll be
some there'll be homes pop up,and I'm like, this I thought
this was Junior, and it'sactually like technically Rogers
still.
Um so that's a I I think it'd behard to your point, almost like
really hard to pull up like lakearea exact stats because Rogers
is so big.
SPEAKER_01 (27:12):
I think that you also in that area you're seeing
a lot more short-term rentals,Airbnbs.
And so calculating those on theMLS is near impossible.
You have to go on to Air DNA,yeah, that sort of thing, which
I've done in the past.
Yeah.
SPEAKER_02 (27:27):
Is Air DNA your go-to for um finding comps for
short-term rental stuff?
SPEAKER_01 (27:32):
Typically, it is.
SPEAKER_02 (27:33):
Yeah.
And we haven't seen anyrestrictions as a whole for
Rogers on short-term rentals.
Um, but there are likecommunities and covenants that
have restrictions against us.
So we're having to call now onshort-term rentals.
And there is, yeah.
I mean, we can talk a little bithere at the end of this, like
there is with the big beautifulbill.
There is, I'm working with a lotof investors right now on buying
short-term rentals um for theend of 2025.
(27:54):
Yep.
Uh I am not a CPA, um, but youcan basically buy a short-term
rental.
And some of my Californiaclients were explaining to me,
they're like, essentially, wecan write off like 30% of the
house's value and for my 2025taxes.
So I have a few that are lookingat like million-dollar homes,
and okay, we can write$300,000off for 2025 with this bonus
depreciation coming back alittle bit.
(28:15):
So um there's if you'relistening in, that is a
potential strategy to talk toone of us on um for getting I'm
working with a lot of peoplethat basically I'm I'm
underwriting deals as shortshort-term rental, but I'm also
making sure they work for longterm.
So you call them a short-termrental for 2025 and then turn
them to a long-term and 2024, orsorry, 2026.
(28:35):
Um, so that is a tax strategy,which we could go into another
episode on tax strategy.
Um well, as we're wrapping uphere, like are there any
specific data points that wemight have missed that you you
wish we would have gone over forand points that m maybe an
outsider looking in might reallyuh benefit from just so we don't
miss and go over anything.
SPEAKER_03 (28:59):
I think we talked about price per square foot.
Rent rent growth we didn't do alot on, but I think that kind of
mirrors the uh um some of thoseprice per square foot.
You know, I think you could lookat rental, rental uh price per
square foot, you know, where inBenton Valley where you're over
three dollars, you know, pushingfour dollars a square foot, you
(29:21):
know, where you know parts ofSpringdale it's you know under
two dollars a square foot.
You know, Fort Smith it's likecloser to a dollar a square
foot.
So I think that as an investor,you should be evaluating price
per square foot rental, but alsotaking into account chunk rents.
And just like we're talkingabout the home new home price
(29:43):
per square foot, people arebuilding smaller too, you know,
and just because uh the homeaverage home price is is
changing uh from what I'mseeing, people are in in
multifamily, the unit sizes arebeing built smaller too.
So I think that's being seen thesame and and New boats to yeah.
100%.
SPEAKER_04 (30:02):
Yeah.
SPEAKER_03 (30:02):
Did you have something there?
SPEAKER_02 (30:05):
It's okay if you did it.
SPEAKER_01 (30:06):
No.
I was just gonna say, you know,for using the data, it's not
just about, you know, when tobuy, it's also about when to
sell.
Um, and so just taking all thefactors in and and seeing what
your risk is and what yourlong-term goals is the biggest
key factor and yeah, whatdecision we can help you make.
SPEAKER_02 (30:25):
Yeah.
I was just talking with somebodyabout, you know, if you have
$200,000 of equity in something,what could it be doing more for
you if it was deployed into themarket versus just yeah, it does
feel good to have that, but it'snot doing anything for you at
that point.
SPEAKER_00 (30:38):
Yep.
Desire, how can uh people reachout and find you or or sh find
your social media pages, timefor you to plug, kind of uh any
any of that?
SPEAKER_01 (30:47):
So we have nwa look.com.
We also have Instagram, which isNWA Look, and then we also have
Facebook at N at NWA Look.
SPEAKER_00 (30:57):
Very easy to find.
Yeah.
Awesome.
And then you have a newsletteras well, right?
SPEAKER_01 (31:01):
So you can go on and subscribe on the website.
Um we offer one free monthlynewsletter.
It's basically a recap ofWashington and Benton County
monthly.
And then the other three arekind of deep dives into maybe a
specific city like Fayetteville,Bentonville, Pea Ridge, and
going into the data further inthose specific areas.
SPEAKER_03 (31:23):
Yeah.
Awesome.
Great.
Well, appreciate your timetoday.
And it has been great the pastcouple episodes.
I think there's a lot of valuefor listeners here.
So yeah, thanks again.
SPEAKER_02 (31:33):
Thank you so much, Desre.
Thank you so much.
SPEAKER_01 (31:35):
Appreciate you.
SPEAKER_02 (31:35):
Of course.
SPEAKER_01 (31:36):
Thank you.
SPEAKER_02 (31:36):
See you guys.
Again, thank you guys for tuningin.
I'm gonna go ahead and uh listsome sponsors off here.
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If you enjoyed the show, makesure to give us a follow on your
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SPEAKER_03 (34:35):
Don't forget to connect with us on Instagram,
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SPEAKER_00 (34:41):
Have a question you want us to cover, send it our
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And if you're interested insponsoring the show, visit
NWAInvesting.com to get intouch.
Thanks for listening, and we'llsee you next time.
Welcome to Northwest Arkansas Investing Podcast, your
go-to source for real estateinvesting in Northwest Arkansas.
SPEAKER_03 (00:12):
Whether you're a seasoned investor just starting
out, we bring you expertinsights, market trends, and
practical strategies to help youbuild wealth through real
estate.
SPEAKER_00 (00:20):
From buying and selling to property management
and long-term investmentplanning, we cover it all so you
can make smart, informeddecisions in this fast growing
market.
Let's dive in.
SPEAKER_03 (00:30):
All right.
Welcome back to the NWAInvesting Podcast, joined by my
co-host, Zach Stanley, BrandonStill.
We have Desiree Stock again herewith NWA Look.
Excited to dive deep dive intothe data.
So welcome back.
Thanks.
SPEAKER_02 (00:47):
Yeah.
Last episode we kind of talkedabout the data as a whole.
And this episode, we're going todive into how Mr.
or Mrs.
Listener listening in, uh, howdo you take that data and
underwrite a deal from it?
And where where do you would youget that deal?
And um we're kind of taking thenext the next jump there um for
how do you um uh how do you takedata and then this soup of data
(01:12):
and pick out the right rightpoints to help you uh get to
your first investment propertyor your second or your 50th
investment property.
So um let's revisit some someheadline map metrics here.
Um says Fayetteville had 557sales year to date, and Bella
Vista 473.
Um do you have do you have morestats on that?
SPEAKER_01 (01:34):
I actually got updated stats on that.
SPEAKER_02 (01:36):
Okay, perfect.
Yeah.
SPEAKER_01 (01:38):
Um year to date being till September, the end of
September, Fayetteville wasthirteen hundred and thirty-five
uh closed transactions, BellaVista was 1,085.
SPEAKER_04 (01:48):
Wow.
SPEAKER_01 (01:48):
Uh Bentonville was eleven fifty-seven and
Springdale was nine hundred andseventy-eight transactions
closed.
SPEAKER_02 (01:55):
What was Fayetteville again?
SPEAKER_01 (01:57):
It was one thousand three hundred and thirty-five.
SPEAKER_02 (02:00):
That's interesting to see that that kind of tight
spread there.
Uh especially being elevenfifty-seven and Bella Vista
being a thousand eighty-five.
SPEAKER_01 (02:10):
Yeah.
SPEAKER_02 (02:10):
I feel like that's a really interesting stat.
SPEAKER_01 (02:12):
It's been interesting over the last few
years to watch Bella Vistareally increase in closed sales.
SPEAKER_02 (02:17):
Is this a rumor?
Uh I don't know if any of youguys know about this.
Is it a rumor that the Waltonsjust bought the AOC the ACC up
there?
SPEAKER_01 (02:24):
They did buy it.
SPEAKER_02 (02:24):
They did buy it?
Yeah.
Okay.
Yeah.
I knew there were rumors thatlike Alice was talking about
buying the city of Bella Vista,but I don't know if they're now
in charge of the architecturalcommittee.
Praise God.
Gotcha.
SPEAKER_01 (02:37):
You might get some nicer homes.
SPEAKER_02 (02:39):
Yeah, nicer homes.
For sure.
That's huge.
That's really huge.
Besides the point, though.
SPEAKER_01 (02:45):
But there aren't already nice homes.
SPEAKER_03 (02:47):
Yeah, there are.
Um It's crazy.
I remember people talking aboutlike land banking in Bella
Vista, just you know, when Ifirst moved here 10 or 11 years
ago, and it I'm sure they havedone very well, like buying
these parcels, and people arestill doing it.
You know, have buying parcelsand uh waiting for it to
appreciate.
So I think uh Bella Vista is isa great spot to be investing.
SPEAKER_02 (03:09):
Yeah.
I I mean, would you would youagree with Bella Vista being uh
a spot to keep your eye on ifyou're an investor?
SPEAKER_01 (03:14):
I definitely think so.
When I first moved here, whichwas about 10 years ago as well,
um you could buy a lot for about500 to a thousand bucks.
That was a buildable lot.
SPEAKER_03 (03:22):
Wow.
Yeah.
SPEAKER_01 (03:23):
Um and now we're seeing 50,000, you know, for a
good build.
SPEAKER_03 (03:27):
Yeah.
What's the average home pricelook like and or median price in
Bella Vista compared toBentonville, Fayeville?
SPEAKER_01 (03:35):
That's um a great question.
Um, I believe offhand.
SPEAKER_02 (03:39):
Yeah, it'd be ballpark.
SPEAKER_01 (03:40):
It's about 335.
Um, and then in Fayetteville,it's about 350 to 370 in that
range.
And then Bentonville, you'recloser to 400.
Wow.
SPEAKER_02 (03:51):
Wow.
Um if you're if you're aninvestor looking in on this
market, I and I'm not 100% sureif you have this data in front
of you, but do you know the yearover year um yield on
appreciation um that from someof these markets here?
Like, do we have that data?
SPEAKER_01 (04:07):
So as a whole, on average, it's about five to
seven percent.
Okay.
Um, there's some areas that area little less, and then there's
some that are a little bit more.
SPEAKER_02 (04:14):
Yeah.
SPEAKER_01 (04:15):
I would say probably Bentonville and Bella Vista, you
would see a little bit higher.
SPEAKER_02 (04:18):
Yeah.
That that's what I'd be sayingtoo.
So like if I'm looking in thismarket, I I mean, I I look at
real estate personally, I lookat real estate as like a
physical form of an index fundof like a stock market.
And like, okay, I gotta take$60,000, get a seven to whatever
percent return on the stockmarket, or I can see this
physical asset on hand and get ayou know, five to seven percent
(04:39):
return, what we're seeing inthis area.
And it's it's really interestingto talk about this area on a
micro scale as opposed to themacro scale of the country when
a lot of areas were seeing thisdown.
SPEAKER_01 (04:49):
They're two to three percent, I think, is about the
average with some some of theareas I I want to say.
It was um something I read about115 metros that they looked at,
about 75 had a decrease.
SPEAKER_02 (05:01):
Wow.
So, like while the while therest of the country is seeing a
lot of decrease in a lot ofthese metros, north of Arkansas
is staying healthy and and evenincreasing on our price per
square foot.
Um what would we all kind ofknow this answer, but like what
would you attribute that to umfor just for someone listening
(05:21):
in?
Why would why would youattribute that we're still uh in
a healthy market despite Um jobgrowth is one of the biggest
factors in that.
SPEAKER_01 (05:28):
Um and then the influx of people coming into the
area.
There's about 32 people a daymoving here.
SPEAKER_04 (05:35):
Yeah.
SPEAKER_01 (05:36):
So that's a huge increase, you know, on a about a
I think a thousand people a dayor a month, excuse me.
Wow.
SPEAKER_03 (05:42):
Yeah.
What do you see the the peoplemoving to Benton County versus
Washington County?
SPEAKER_01 (05:48):
Um, do you have any data on so as far as sales go,
65% of all sales occur in BentonCounty versus Washington County?
SPEAKER_03 (05:57):
Wow.
SPEAKER_01 (05:57):
That's so I would say majority of the population's
moving to Benton County.
SPEAKER_03 (06:01):
Yeah, 65% at least.
And what about um are you guystracking household income,
median household income?
SPEAKER_01 (06:10):
So I I do look at that on the Census Bureau, but
it's it lags every four years.
SPEAKER_02 (06:16):
Yeah.
Yeah.
SPEAKER_01 (06:17):
And so we should be coming up soon.
SPEAKER_02 (06:19):
But yeah.
Why do we think that uh this isa general question for the
group, why do we think that it'spushing to Bank County?
SPEAKER_00 (06:27):
Well, I think uh Walmart.
SPEAKER_01 (06:32):
Well, they also require all of their vendors, I
believe it's to be within a20-mile radius.
SPEAKER_00 (06:37):
Yeah, Bank County.
There's a lot more developableland in Benton County as well
compared to Washington County.
I mean, unless you want to beprairie, I mean Prairie Grove is
a little bit further out thereand stuff like that.
And Farmington, like we talkedabout in the last episode, is
growing quite a bit.
Um, and there's been a hugeuptick in sales.
But outside of that, yeah, themajority of Benton County is
(06:57):
newer for the most part.
My dad also always used to talkabout how Northwest Arkansas
used to be, just basicallySpringdale and Fayetteville.
Um, so yeah, I mean, I thinkthat's also playing a huge role.
SPEAKER_01 (07:08):
I would say probably too on the commercial side,
there's a lot more being builtcommercially in Benton County
versus Washington County.
SPEAKER_03 (07:16):
Yeah, absolutely.
That's probably why I I said iton the last episode.
But I think there's a lot ofopportunity in Springdale, you
know, Fayetteville too, but youknow, there's not as much being
built there in Fayetteville inSpringdale.
SPEAKER_01 (07:27):
Fayetteville is a little bit harder to build in.
SPEAKER_02 (07:30):
That was gonna be my next point was like I've been
talking with a lot of my clientswho have built in Fayetteville,
and they're like, it is hard tobuild in Fayetteville.
And it's and it's it's been veryhard to build in Bell Vista as
well.
And I'd be interested to see ifthat gets eased up a little bit
with Waltons buying the ACC, andI would think so.
And I think they were like, Ithink the Waltons were trying to
(07:50):
build something, and the ACC waslike, oh no, that's not an earth
tone.
And they're like, you know what,we're gonna buy you.
SPEAKER_04 (07:54):
Like I think that was kind of in short how it
went.
SPEAKER_02 (07:59):
Um, but Fayetteville is predominantly very hard to
build in it.
They have a lot of I think Ithink they go to a lot of
building conventions across thecountry and bring all these
ideas and like, oh, let's justimplement them back in
Fayetteville.
And uh, we're like, you know,it's it's it's it makes it
really tough.
And so I mean, I know likebusiness owners on the
commercial side too.
Like, I know my dad, and alongwith a lot of other business
(08:21):
owners, have been like, youknow, all these regulations in
Fayetteville, like I'm justgonna go with a little or are
the cost doesn't make sense.
It doesn't make sense.
It's making my life way toohard.
I can get the same amount ofgrowth um and better in Benton
County.
And Fayville, you're just Imean, almost keep keeping
Fayetteville funky to a fault umin in certain parts when we're
sacrificing ropes for sidewalkswhere two bikers bike a day.
(08:44):
It's there's a lot.
I mean, that that that could bea totally separate podcast about
the bank.
SPEAKER_01 (08:49):
Well, I mean, you know, just to go off a little
more, affordable housing issomething that they preach, but
they don't allow you to build.
SPEAKER_02 (08:56):
Yeah.
SPEAKER_01 (08:56):
So how do you achieve that?
SPEAKER_02 (08:57):
We talk who do we talk about taking the red tape
off with not too long ago?
But to that point, they'rethey're they're saying, yeah,
affordable housing, affordablehousing.
And they're like, but here's sixmore layers of red tape you have
to jump through.
And it's like, why why would Ido affordable?
Yeah.
What are the incentives error?
Yeah.
Yeah.
SPEAKER_03 (09:16):
Bent Bentonville used to be kind of like known to
be harder to develop, but Ithink Fayo has gotten the the
reputation for being harder, andand they'll seeing more
opportunity and more people andthen out, you know, expanding to
these other submarkets outsideof Bentonville.
SPEAKER_02 (09:32):
I will tell you, I'm building my home right now in
Benton County, and it's verynice.
Like if you once you get justdown to the county, the Benton
County uh building, like theinspectors are really easy.
You call up there and it's likeone old lady, she's like, Hey,
Mr.
Stanley.
And you like go and see them inperson, like it feels like old
(09:52):
time.
You know, you just they come by,the inspector has your number,
it's like very easy.
You're not just a number.
They're like, Oh, you and Missis gonna have kids here, blah,
blah, blah.
Where's that at?
Uh, just out past Prairie Creek,like right before you hit the
bridge that goes over the um I'mtelling everybody on this
listening where I live.
But right before you hit thebridge that hits over the uh the
(10:14):
lake there, we're up there.
Prairie Creek, yeah, PrairieCreek area.
So it's that's just in thecounty.
So and if you're building in thecounty, it's super easy.
Super, super easy.
Um if you're so we've kind ofsaid all this stuff.
If we're if we're looking intothis market and I'm an investor
from California, would you sayyou would look at probably Bent
County is what you would if youhad to.
(10:37):
I mean, there's I've I've sold alot of stuff in Fayetteville
this year for investors as awhole.
Would you say Bent County?
SPEAKER_01 (10:42):
Overall, I would say Benton County unless you're into
student housing, which is agreat opportunity too.
So I don't want to leave out theFayetteville student housing
opportunities.
SPEAKER_03 (10:52):
Uh-huh.
A hundred percent.
Yeah, student housing inFayetteville is on fire.
I mean the the Marshall justsold for over$407,000 uh a unit.
So crazy, crazy pricing.
Uh and and they're they'retrying to develop.
I know some developments aregetting shut down, some are
getting approved, but yeah, Imean, University of Arkansas,
(11:14):
it's a huge growth factor toFayetteville and continues to be
growing.
SPEAKER_02 (11:19):
Yeah, like crazy.
So I mean, there's there's a lotof positives for investing in
Fayetteville and and and b anduh Washington County, as I think
uh most of my investors areinvesting in Fayetteville, where
when they invest inFayetteville, it's because of
the university.
Yeah.
And you you may notice that likeit, what is it, the eighth or
eighth or eighteenth quickestgrowing university in the
nation?
(11:40):
Eighth?
It was.
Yeah.
It's like the eighth.
And so it's like we have a veryquick growing university with
now.
You can speak to this as well.
The timing of buying those homesfor pseudo housing, you don't
want to be eating uh months andmonths.
I mean, I do have people buyingright now because that's just
when the deals are, but speak tothe timing of when you buy when
when's the time to buy theseproperties in Fayeville.
SPEAKER_01 (12:03):
So I always say in the summer before, or if they're
pre-leased, that's even better.
SPEAKER_04 (12:08):
Yeah.
SPEAKER_01 (12:09):
Um, because a lot of times they pre-lease in April,
May, June.
SPEAKER_04 (12:13):
Yeah.
SPEAKER_01 (12:13):
And then so as long as you're in before August.
SPEAKER_03 (12:16):
Yes.
SPEAKER_01 (12:16):
Because the mid-August is usually when the
university starts.
And then another opportunity Ifeel like is in December when
they have the turnover, andthere's some students who, you
know, they graduated or theydropped out or that sort of
thing.
Yeah.
So maybe somebody elsetransferred in and they need a
housing opportunity.
SPEAKER_00 (12:33):
Yeah.
That's a good that's a goodtime.
So I mean, going back to what wetalked about on Bitton County
and the growth happening there.
Uh, I don't know if you havethese stats as well, but where
where are you seeing their mostrate growth uh in in kind of,
you know, so I did months ofinventory.
SPEAKER_01 (12:52):
Um but as far as rent growth goes, I think that
in the city of Bentonville is iskind of the biggest portion.
Um and really anywhere that's ina 20 to 30 minute commute of the
Walmart campus.
SPEAKER_04 (13:07):
Yeah.
Yeah.
SPEAKER_01 (13:09):
Once you get outside that, you kind of it's a hit or
miss where the rent growth is.
SPEAKER_03 (13:14):
What are you guys seeing in Rogers right now?
Pinnacle area, Pinnacle Rogersand downtown R I guess it's hard
to separate the data between,you know, it's kind of two
different you know, they canalmost be two different cities.
SPEAKER_02 (13:28):
Yeah.
SPEAKER_01 (13:29):
So Pinnacle area, I feel like there's not a ton of
rentals.
And if they are, they're thehigher end rental market.
SPEAKER_02 (13:36):
Luxury type stuff.
SPEAKER_01 (13:37):
And we there, I feel like there is a need for that.
SPEAKER_02 (13:40):
There there definitely is.
Um, I mean, I don't see hardlyany five, six, seven thousand
dollar and uh price per I meanper month.
And I think if you had somethingworth paying that, there'd be
executives all day that wouldpay that because we're talking
if you're paying a mortgage on amillion dollars, that's five or
six thousand dollars a month.
(14:01):
So I mean they can be like, youknow, I I would pay that, or I
could just move then we could Idon't even know if we have maybe
have one or two of those in thiswhole market.
So it's definitely a market forsomething like that for sure.
SPEAKER_01 (14:12):
And when you go to the other side of Rogers, I feel
like that market is stable.
It's not, you know, increasingsignificantly, but it's not
decreasing either.
SPEAKER_00 (14:20):
Yeah.
Yeah, I think the Skyline reporthad uh that Rogers built or
brought online the most unitsout of every city uh over the
last half year or something likethat.
Wow.
Um you'll have to go back, we'llhave to pull back up the Skyline
report to look at that.
But um, but they all gotabsorbed pretty quickly.
And so this, I think the latestSkyline report said that um, you
(14:42):
know, most of that got absorbed,and you know, now we're still at
the vacancy rates have droppedpretty significantly back down
to similar.
SPEAKER_02 (14:50):
With all that growth, the vacancy rates still
kind of stabilized.
SPEAKER_00 (14:53):
Yeah, they just continue to be absorbed.
I don't know if you've seen thesame thing.
SPEAKER_01 (14:56):
Yeah, then I mean I feel it.
That's why I mean it feelsstable.
Yeah, you know, it's a goodstill a good place to invest in
as well.
I think that long term, thatarea because of the commute
times, is a great investmentopportunity too for both.
SPEAKER_03 (15:10):
Yep.
Yeah, I I live in the Pinnaclearea, but I have rentals closer
to downtown Rogers, and they'relike you said they define
growing steadily over there.
SPEAKER_02 (15:21):
It's kind of an interesting uh area.
The closer you get to downtownRogers, it's it's very so I
think staple is a good word.
Uh you're there's not anythingcrazy happening, there's not but
there's nothing negativehappening.
Yeah, there's nothing like superpositive, there's nothing they
it's kind of like just steadyeddy.
Uh, we've seen really normalreturns there.
Um, I will say it's harder forme to find deals for investor.
(15:44):
Um just because I mean, if I canfind a good house, it's 350 to
380, and then you do a 20% downin the normal interest rate on
that, and you're looking at over$2,000 on your mortgage, and
then maybe you can get a littleover$2,000 on rent.
So, like we're looking at abreak even to to if we're
talking single family.
SPEAKER_01 (16:03):
Yeah.
SPEAKER_02 (16:04):
Um, have you seen it being harder to find deals in
Rogers for your your clients?
SPEAKER_01 (16:09):
I do think it is a little bit hard.
Yeah.
Um, because I feel like thewhole Rogers area is getting
this supreme name.
Yeah, yeah, yeah.
SPEAKER_04 (16:17):
Yeah.
SPEAKER_01 (16:18):
Um, and so it's getting a little bit more
difficult.
But I do find if you can find ahouse that's built between maybe
the 70s and early 2000s thatmight need a little bit of
remodeling, you can still find adeal.
SPEAKER_02 (16:31):
Yeah.
SPEAKER_00 (16:32):
Yeah.
And again, just going back toyou know, infrastructure and
things like that, the reasonthat people are moving here, job
growth.
Uh, I mean, we built our wholebeginning investing strategy on
being around the Walmart, newWalmart campus.
Um, and we, you know, we'vecontinued to see that we can
pull premium rents, and everytime we put them up for lease,
they go within a week.
(16:53):
Um, so I think that's justsomething interesting to
continue to watch.
It's just, you know, obviouslylocation is always going to be
number one, but uh being closeto some of those hub hub spots,
whether it be Walmart campus oryou know, maybe it's Pitnacle
and some of the suppliers thereor whatever.
SPEAKER_03 (17:09):
But it's yeah, NWA is evolving so much.
I mean, we had Stephanie Ormanon, and she she and her her and
Tyler overstreet are talkingabout, but yeah, you have the
Bentonville Square, but now youhave the home office is its own
like kind of submarket, and theywant to have they want to have
more city centers too.
They want they don't want justthose two, they want more.
So they're already talking aboutRogers, is already doing it with
(17:30):
downtown and Pinnacle area.
Yeah, you know, Springdale hasdowntown, but you also have the
medical mile corridor that'sdeveloping a lot, and then
Fayabill will see what happenssoon.
But it's interesting to see thatdevelopment.
SPEAKER_00 (17:45):
Yep.
SPEAKER_02 (17:46):
Yeah.
I I I would say if I'm if I'm anoutside, and you can confirm
right on this.
Um, if I'm an outside investorlooking in, I'm probably looking
at how can I get something thatat least breaks even close to
the Walmart, uh, something bythe one.
And I hate the word break evenas an investment, um, but I'm
seeing if I can get somethingthat works as close to Walmart
(18:06):
headquarters as possible becauseI think there's yes, we've seen
a huge jump in appreciation, butI don't think it's the end of it
by any means.
Um, I'm probably looking atBella Vista.
I do like P Ridge.
It's harder to get uh my out ofstate investors' minds wrapped
around Pea Ridge and PrairieGrove.
Like when I say that, they'relike, there's nothing online
about these places.
(18:27):
I'm like, you gotta trust me,bro.
Like it's it's a great spot.
I mean, would would you say thesame for for someone looking in,
looking at a place to invest, orlike is that where you're
pointing people?
SPEAKER_01 (18:37):
So I think right now, you know, with interest
rates where they are, you're youknow, you might be at a
break-even towards the campus.
But it's a long-term game.
It's not the short term.
Yeah.
I think you're gonna see moregrowth uh financially in those
areas versus you know outskirts,and then say interest rates
drop, your amount of income thefollowing year once you
(19:01):
refinance is gonna besignificantly higher.
SPEAKER_03 (19:03):
Yeah.
SPEAKER_01 (19:03):
So it's just a long-term game.
SPEAKER_03 (19:05):
You mentioned it earlier.
It depends on what your goalsare, too.
Yeah, if you need to get cashout right now, yeah.
Maybe not.
But if you're you know, bankingon appreciation, if you don't
necessarily need the cash flow,then you you could be okay if
you have a long-term vision.
If you're trying to get in andout, it's probably not a good
idea to bet on that.
Yeah, you know, maybe you do thefixer up, maybe you find the
(19:26):
1970s to 2000s that a first-timehome buyer is not going to do,
or you know, an institutionalinvestor is gonna look the other
way.
Yeah.
Yeah.
Finding those things that youcan force the appreciation is
gonna be better.
SPEAKER_01 (19:40):
I mean, if you're looking at like some of the DCR,
DSCR loans, it's not gonna makesense close to campus.
SPEAKER_02 (19:47):
Yeah.
I found um that I've been havingto get eerily um very, very
transparent with people comingto this market and going, um,
hey, you're probably gonna bebreak-even.
Um, and uh asking them andassessing what their goals are.
Because and and I'll I'll tellthis to anybody if and I I feel
like from talking with you justa little bit, you'll you would
(20:07):
say the same is that if you'relooking for cash flow and you're
looking to replace income, youprobably need to look at Little
Rock or Fort Smith or a marketlike that.
Yeah.
If you're looking for this tojust sit it, maybe forget it,
you're gonna get good rentershere and pop back in in 10 years
and it appreciates a lot.
I think this is your market.
And I think a lot of peoplethink about getting into real
(20:29):
estate and it's a hot, fun idea.
But how do we look 10, 15 yearsdown the road and assess that?
I mean, I think markets likewe've talked about, like Benn
County and around the universityand things like that.
I mean, even I I'm I'm prettyhot on Prairie Grove.
I think eventually I think it'sa further out, like 10 to 15
year thing.
Yeah.
Like it didn't even make thought15 lists.
(20:50):
But like for my clients, we'reable to get$330,000 home, four
bed, two bath, three-car garage,2,200 square feet for$330,000.
Yeah.
And I'm like, okay, in 10 years,that's gonna be like$550.
Like it it's just kind of if wejust look at markets like Dallas
and Austin, like when they werethis size and they just it's
gotta go somewhere.
Um, I I would I would say, areyou feeling like you're having
(21:13):
to get very transparent withyour with your people too?
SPEAKER_01 (21:16):
I typically, you know, any of my investors, I'm
always pretty upfront andtransparent.
Yeah.
And and try to if they're notthat we weren't being
transparent before.
SPEAKER_03 (21:25):
No, but now I'm being transparent.
Is probably the word you'relooking for.
Just as transparent.
That's great.
SPEAKER_01 (21:30):
Yeah.
SPEAKER_03 (21:31):
Yeah.
SPEAKER_01 (21:31):
Yeah.
I mean I always ask people, youknow, do you have a five-year
goal, 10-year goal?
Because here's what it couldlook like.
Obviously, I can't predict, butthese are what I see based on
what the market has done.
And, you know, so if your goalis five years, it's probably not
going to be in the downtownareas.
You need to go a little furtherout, but not too far out.
SPEAKER_02 (21:51):
Yes.
Yeah.
SPEAKER_01 (21:52):
So if you go too far out, then you're at the 10-year.
SPEAKER_02 (21:54):
You're the 10-year mark.
SPEAKER_01 (21:55):
Yeah.
SPEAKER_02 (21:56):
And it's just that's just invaluable local knowledge
that like you can get from beingan outsider looking in.
Like it, yeah, be far out, butnot too far out.
And be in this little hotpocket.
What about High Phil?
Like, what is what kind ofmarket?
And we can talk for anotherepisode on High Phil and Decatur
and like do that and grab it inGentry.
Like, what are those little Imean, what is it?
(22:16):
It's I always get grabbed inGentry mixed up.
Which one has a cute downtown?
Gentry.
Gentry, I think.
Yeah.
Winston.
Winds June.
I mean, I think that's supercute.
And I think there's potentialdown there for something really
cool in the future, too.
Um, there's a bunch ofsub-markets around this main
corridor that I think could blowup that um and that might not
(22:37):
even make the top 15 list thatlike are doing really good.
What would what would you onyour on the top 15 list?
Is there some small cities onthere that we can assess real
quick?
Yeah.
I'd like to maybe go over someof those for an outsider looking
in.
Some of these small cities thatyou're not hearing about.
Um and it may not be positivedata anyways, but um I think
(22:59):
Siloem is one of them.
SPEAKER_01 (23:01):
They, you know, they have the university down there,
um John Brown's university.
SPEAKER_04 (23:06):
Yeah.
SPEAKER_01 (23:06):
So that brings in some student housing as well as,
you know, some rentals downthere.
SPEAKER_04 (23:11):
Yeah.
SPEAKER_01 (23:11):
I know at one point the rentals per square foot out
there were actually higher thanFayetteville and Rogers.
Wow.
Um that was about a year agowhen I looked at that and was
was shocked by that.
SPEAKER_02 (23:23):
Yes.
Does that does that same datapoint ring true for Prairie
Grove versus Farmington still?
SPEAKER_01 (23:29):
Um I'll I'd have to get it.
SPEAKER_02 (23:31):
I knew I know in a certain point in the past, it's
been like Prairie Grove hasgotten higher rents prices per
foot than Farmington, which wasreally weird.
Yeah.
And that that that just broughtit to my mind real quick.
But yeah, Siloam has a cutedowntown too.
And a little bit of a lot ofthings.
SPEAKER_01 (23:43):
I think the houses in Prairie Grove.
This is just from me showing outthere a little more desirable.
SPEAKER_00 (23:48):
Yeah.
SPEAKER_01 (23:48):
Um aesthetically than Yeah.
SPEAKER_00 (23:51):
Yeah.
Siloam also has Simon's Foods,uh, so big corporate out there.
And then they've got uh, youknow, the vacancy rates in
Siloam.
I don't know if y'all havelooked at them recently, but
they're well under 2% as well.
SPEAKER_04 (24:01):
Yeah.
SPEAKER_00 (24:01):
Uh so not a lot of rental units out there, and and
uh they get they get absorbed.
So yeah.
SPEAKER_02 (24:08):
Interesting you're looking at.
Have we on the vacate uh becausefrom from representing a lot of
investors, I'm seeing it'staking longer to get some stuff
filled, even though the ratesshow the vacancy rates are
showing stills holding to alittle under.
I'm feeling the real feel themarket is feeling like it's
taking a little longer to get uhinvestor, uh sorry, uh renters.
SPEAKER_01 (24:29):
Is that so whenever I pulled that, it's about the
over the entire year, it's aboutsix months.
SPEAKER_04 (24:34):
Okay.
Yeah.
SPEAKER_01 (24:35):
Um and so your two months though that are gonna be
the slowest are usually January,February, somewhat into March.
SPEAKER_02 (24:43):
Yep, somewhere around there.
SPEAKER_00 (24:45):
Yeah, I think I think the other interesting
piece of that too, if you lookat like, you know, average rent
price in Northwest Arkansas isprobably I think you're around
like a thousand thirty, maybesomething like that, less
skyline report.
You know, if you're at doublethat, obviously I think there's
just gonna be a it's gonna bevery different, right?
I mean, vacancy rates if we'reat the an average of a thousand
(25:06):
thirty or whatever and you'reabove two thousand, there's a
different thing.
Calculate some more vacancy thanthere.
SPEAKER_02 (25:11):
Yeah, there's a difference.
That's a great point.
That's that's a really goodpoint.
So if you're at that you'retrying to market everything
2,000 to 2400, I mean you mightneed to bake in like six to
eight percent vacancy, somethinglike that.
SPEAKER_01 (25:22):
Yeah, typically what I see is about a dollar ten a
square foot.
In some of some other areasthough, like closer to the lake,
you're seeing a 0.9 square foot.
SPEAKER_02 (25:34):
Yeah.
Yeah, that's that's in that's aninteresting market out there
towards that's another submarketout there.
SPEAKER_03 (25:40):
Isn't it seeing is there any like numbers you can
share on by the lake that uhthat you've seen like uh growth
compared to the rest of thearea?
SPEAKER_01 (25:50):
So as far I would say as you get further north on
the lake and being specificallyon the lake, you're gonna see an
increase in value.
Um and that's because the lakeis supposed to be cleaner up
there.
Yeah.
Um also think you get a lot morevacation homes up there.
Yeah.
Secondary homes.
SPEAKER_02 (26:09):
You're it it's a it's an interesting the Prairie
Creek is an interesting feel.
If you know, you hit you, wehave we're basically in Pinnacle
right now, Pinnacle area.
And you have you have like threeparts of Rogers.
You have Pinnacle, you havedowntown Rogers, and you have
like Prairie Creek, and thenlike Lake People.
It almost feels like you go fromlike bougie to like I I use the
(26:30):
word gritty in downtown Rogers,like, and then you have like
that's almost like you drive andhit Prairie Creek and like
stress starts melting off, andyou feel like you're on a
vacation.
So Rogers is very um diverse inits feel of things, and you can
get a lot, and it's really wide.
I mean, it spans uh kind of likeBella Vista is a lot bigger than
we think.
It's a lot wider of a of ageographical area.
(26:53):
Um, I think Rogers is very widegeographically, and there'll be
some there'll be homes pop up,and I'm like, this I thought
this was Junior, and it'sactually like technically Rogers
still.
Um so that's a I I think it'd behard to your point, almost like
really hard to pull up like lakearea exact stats because Rogers
is so big.
SPEAKER_01 (27:12):
I think that you also in that area you're seeing
a lot more short-term rentals,Airbnbs.
And so calculating those on theMLS is near impossible.
You have to go on to Air DNA,yeah, that sort of thing, which
I've done in the past.
Yeah.
SPEAKER_02 (27:27):
Is Air DNA your go-to for um finding comps for
short-term rental stuff?
SPEAKER_01 (27:32):
Typically, it is.
SPEAKER_02 (27:33):
Yeah.
And we haven't seen anyrestrictions as a whole for
Rogers on short-term rentals.
Um, but there are likecommunities and covenants that
have restrictions against us.
So we're having to call now onshort-term rentals.
And there is, yeah.
I mean, we can talk a little bithere at the end of this, like
there is with the big beautifulbill.
There is, I'm working with a lotof investors right now on buying
short-term rentals um for theend of 2025.
(27:54):
Yep.
Uh I am not a CPA, um, but youcan basically buy a short-term
rental.
And some of my Californiaclients were explaining to me,
they're like, essentially, wecan write off like 30% of the
house's value and for my 2025taxes.
So I have a few that are lookingat like million-dollar homes,
and okay, we can write$300,000off for 2025 with this bonus
depreciation coming back alittle bit.
(28:15):
So um there's if you'relistening in, that is a
potential strategy to talk toone of us on um for getting I'm
working with a lot of peoplethat basically I'm I'm
underwriting deals as shortshort-term rental, but I'm also
making sure they work for longterm.
So you call them a short-termrental for 2025 and then turn
them to a long-term and 2024, orsorry, 2026.
(28:35):
Um, so that is a tax strategy,which we could go into another
episode on tax strategy.
Um well, as we're wrapping uphere, like are there any
specific data points that wemight have missed that you you
wish we would have gone over forand points that m maybe an
outsider looking in might reallyuh benefit from just so we don't
miss and go over anything.
SPEAKER_03 (28:59):
I think we talked about price per square foot.
Rent rent growth we didn't do alot on, but I think that kind of
mirrors the uh um some of thoseprice per square foot.
You know, I think you could lookat rental, rental uh price per
square foot, you know, where inBenton Valley where you're over
three dollars, you know, pushingfour dollars a square foot, you
(29:21):
know, where you know parts ofSpringdale it's you know under
two dollars a square foot.
You know, Fort Smith it's likecloser to a dollar a square
foot.
So I think that as an investor,you should be evaluating price
per square foot rental, but alsotaking into account chunk rents.
And just like we're talkingabout the home new home price
(29:43):
per square foot, people arebuilding smaller too, you know,
and just because uh the homeaverage home price is is
changing uh from what I'mseeing, people are in in
multifamily, the unit sizes arebeing built smaller too.
So I think that's being seen thesame and and New boats to yeah.
100%.
SPEAKER_04 (30:02):
Yeah.
SPEAKER_03 (30:02):
Did you have something there?
SPEAKER_02 (30:05):
It's okay if you did it.
SPEAKER_01 (30:06):
No.
I was just gonna say, you know,for using the data, it's not
just about, you know, when tobuy, it's also about when to
sell.
Um, and so just taking all thefactors in and and seeing what
your risk is and what yourlong-term goals is the biggest
key factor and yeah, whatdecision we can help you make.
SPEAKER_02 (30:25):
Yeah.
I was just talking with somebodyabout, you know, if you have
$200,000 of equity in something,what could it be doing more for
you if it was deployed into themarket versus just yeah, it does
feel good to have that, but it'snot doing anything for you at
that point.
SPEAKER_00 (30:38):
Yep.
Desire, how can uh people reachout and find you or or sh find
your social media pages, timefor you to plug, kind of uh any
any of that?
SPEAKER_01 (30:47):
So we have nwa look.com.
We also have Instagram, which isNWA Look, and then we also have
Facebook at N at NWA Look.
SPEAKER_00 (30:57):
Very easy to find.
Yeah.
Awesome.
And then you have a newsletteras well, right?
SPEAKER_01 (31:01):
So you can go on and subscribe on the website.
Um we offer one free monthlynewsletter.
It's basically a recap ofWashington and Benton County
monthly.
And then the other three arekind of deep dives into maybe a
specific city like Fayetteville,Bentonville, Pea Ridge, and
going into the data further inthose specific areas.
SPEAKER_03 (31:23):
Yeah.
Awesome.
Great.
Well, appreciate your timetoday.
And it has been great the pastcouple episodes.
I think there's a lot of valuefor listeners here.
So yeah, thanks again.
SPEAKER_02 (31:33):
Thank you so much, Desre.
Thank you so much.
SPEAKER_01 (31:35):
Appreciate you.
SPEAKER_02 (31:35):
Of course.
SPEAKER_01 (31:36):
Thank you.
SPEAKER_02 (31:36):
See you guys.
Again, thank you guys for tuningin.
I'm gonna go ahead and uh listsome sponsors off here.
We're gonna start with WinstonePrivate Lending.
This episode is brought to youby Winstone Private Lending, one
of the top private and hardmoney lenders now serving
Northwest Arkansas.
Whether you need short-termcapital for a flip, a bridge
loan, or creative financing,they've got you covered with
(31:59):
very flexible products to fitnearly any deal, including 100%
financing.
What sets them apart is theirdeep expertise, fast response
times, and ability to thinkoutside of the box to help
investors like us close quicklyand efficiently.
If you're looking for a reallending partner, check out
Winstone Private Lending.
Link is in the show notes.
(32:21):
Our next sponsor is AdvantageTitle and Escrow.
They're a local company.
They do great work.
Specifically, Kayla Phillips.
I can speak personally on thissponsor because I use Kayla for
all of my transactions.
It's been two, three, four yearsnow, and Kayla and I have done a
ton of deals.
We probably do between 65 to 80deals a year together, and they
(32:45):
do a great job.
The sit the SOPs, so systems andprocessing that they have over
Advantage Title is justincredible.
Clients love it.
They do a great job from startto end communicating.
When I give a deal to AdvantageTitle and Escrow, I know that
it's going to be taken care of.
There's no second guessing.
I almost am able to treat themlike a second transaction
(33:06):
coordinator to my transactioncoordinator that I already have.
I know that they're going tohandle the systems and processes
correctly.
As an agent, as a homeowner, asa buyer or seller, they do an
incredible job of handling yourtransaction and communicating
throughout the process.
They do a great job withcommunication, especially Kayla
Phillips over there.
I would highly encourage you ifyou're looking to close on a
(33:29):
home, buy a home, if you're anagent listening, to use
Advantage Title and Escrow,specifically Kayla Phillips.
So you're going to reach Kaylabest at 501-358-1601.
Or you can email her, Kayla C AY L A at Goadvantage Title.com.
(33:52):
Advantage is A D V A N T A G ETitle.com.
This episode is brought to youby Armstrong Bank.
At Armstrong Bank, your businessisn't just business to us, it's
personal.
Our bankers are invested in yoursuccess and we're ready to build
a relationship that lasts.
You deserve a strong financialpartner by your side.
(34:14):
Together, we can help make yourbusiness even stronger.
We've designed products andservices with your convenience
in mind.
To learn more, visit a locationnear you or visit
Armstrong.bank.
Armstrong Bank Strength runs inour family, member FDIC equal
housing lender.
If you enjoyed the show, makesure to give us a follow on your
favorite podcast platform so younever miss an update.
SPEAKER_03 (34:35):
Don't forget to connect with us on Instagram,
Facebook, and LinkedIn for morereal estate insights and behind
the scenes content.
SPEAKER_00 (34:41):
Have a question you want us to cover, send it our
way.
And if you're interested insponsoring the show, visit
NWAInvesting.com to get intouch.
Thanks for listening, and we'llsee you next time.
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