Rogers recorded a 9.4 % appreciation over the past 12 months, outpacing Fayetteville and Springdale, yet still sits roughly $40 k below Bentonville’s median. Entry-level inventory under $275 k moves in 6–8 days, while lakefront listings along Beaver Lake’s Horseshoe Bend cove linger 18–22 days but routinely fetch 98 % of list price.

• Pinnacle Hills & Promenade Mall rim: $375 k–$550 k for 2010–2022 builds, HOA $30–$60, minutes to I-49.
• Pleasant Crossing/26th Street corridor: $260 k–$320 k, 1,500–2,000 sq ft, top choice for Rogers New Tech High zone.
• Downtown Historic District: $230 k–$310 k charming Craftsman homes; watch for flood-zone maps along Walnut St.
• Shadow Valley/Club at Shadow Valley golf: $350 k–$475 k, larger lots, higher HOA but stellar holiday parades.
• Beaver Lake peninsula (72756/72745): $425 k–$900 k, check septic permits and corp-line setbacks before you bid.

Investors note: short-term rentals are legal in Rogers if the owner occupies for 30 days/year; NMHL’s Investor DSCR loan qualifies you off the property’s Airbnb income, not your personal W-2.

Arkansas Development Finance Authority (ADFA) just boosted its First Front Door grant from $3 k to $5 k for purchases in Benton County—Rogers included—if you earn below 80 % area median income ($66,4 k for two people). Pair it with ADFA’s Move-Up program and lock a 30-year fixed that’s routinely 0.25 % below conventional rates. Rogers’ water-sewer impact fees ($1,280) can also be wrapped into the ADFA Advantage bond, so you bring zero to closing.

Teacher Next Door is back for 2024: $10 k in forgivable down-payment assistance for educators at Rogers Heritage or Elmwood Middle. NMHL overlays that with our Community Heroes rate reduction—an extra 0.125 % off for teachers, nurses, and first responders. If you’re renting a $1,650 two-bed at The Fairways at Pinnacle, qualifying for a $285 k townhome with total monthly payment near $1,780 (PITI + MIP) means you’re building equity for the same cash outlay.

Credit bruised? We’ve closed Rogers buyers who came out of chapter 13 bankruptcy yesterday using the FHA Back-to-Work 12-month seasoning waiver. You only need 1 % from your own funds ($2,850 on a $285 k price) and the remaining 2.5 % can be a gift from Washington County’s new NeighborWorks grant.

Benton County millage for Rogers School District totals 57.9 mills; on a $310 k assessed home you’ll pay about $1,825 yearly—well below the national average. Senior homeowners 65+ enjoy a $7,500 assessed-value freeze, knocking roughly $85 off the monthly escrow.

Wind & hail is where Rogers premiums sting: because we sit in Crawford-Severe-Alley, insurers require a 2 % wind deductible. On a $350 k policy that’s $7 k out-of-pocket, so NMHL’s escrow analysis builds in a $100-per-month cushion so you’re not blindsided at renewal. Flood zones hug the east side along Little Sugar Creek; FEMA maps updated in 2022 pushed parts of Oakdale into AE zones—expect an extra $650–$1,200 annual flood policy. We always pull a C.L.U.E. report before you write so claims history on roofs or hail doesn’t derail insurability.

Finally, Rogers charges a $425 water-capacity fee for new connections; builders often pass this to buyers. Our loan estimate explicitly calls it out so you don’t scramble at the closing table.

Rogers is a contractor goldmine—Walmart vendors, Tyson IT consultants, and craft-brew entrepreneurs line the 62 Business corridor. Traditional lenders demand two years of tax returns, but NMHL’s Bank-Statement Conventional averages 12 or 24 months of business deposits, adds back depreciation, and ignores the large write-offs that kill your qualifying income.

Case study: A Pinnacle Hills UX designer grossed $178 k on 1099 but only showed $42 k taxable. Using 24 months of business bank statements and a 20 % expense factor, we qualified him at $138 k and closed a $410 k lakefront modern farmhouse on Beaver Lake’s Horseshoe Bend with 10 % down and no PMI.

For gig drivers who bank with Arvest, we layer the ADFA Down-Payment grant so you keep cash for vehicle maintenance. Credit score only 600? We pair an FHA bank-statement tier that goes to 55 % back-end DTI, still beating the 31 % front-end rule by compensating factors like 6 months reserves or a 5 % gift from family.

NMHL’s CPA partners in Rogers will also scrub your P&L for free before underwriting, removing audit risk and shaving up to 10 days off loan approval.

Most buyers think Benton County’s growth killed USDA eligibility—wrong. The southeast swath between New Hope Road, S. 8th St, and the Interstate 49 frontage remains eligible for the USDA Rural Development loan: $0 down, 1 % upfront fee rolled in, and cheaper monthly MI than FHA.

VA loans cover the full county, so a $700 k Beaver Lake estate can still be zero-down if it appraises. Rogers’ veteran population (7 % of adults) means sellers are accustomed to VA closing timelines. NMHL’s VA RapidClose team includes a Rogers-based appraiser roster that turns reports in 5 business days, plus we absorb up to $10 k in appraisal-gap risk so your negotiated $10 k over list doesn’t come out of pocket.

Active-duty stationed at Little Rock AFB or Fort Campbell? You can use Bah for Rogers purchases; we gross-up the non-taxable allowance so it boosts qualifying income by 25 %. Combined with the Arkansas Veterans Home-Buyer Grant ($2,500 for full-time guard), many vets bring less than $1,500 total to closing on a $300 k home.

1. Apply in 90 seconds: Upload last 30 days of pay stubs or 12 months of business bank statements through our encrypted Rogers portal. A human loan officer (not an algo) calls you within one business hour to discuss strategy.
2. Get a same-day pre-approval letter with purchase-price flexibility up to $50 k over your target, so you can escalate without re-approval. We copy your Rogers agent so offers include a 21-day close guarantee.
3. Lock & shop: Float down for 30 days; if rates drop you get the lower print, if they rise you’re capped. Close, unpack, and enjoy Friday-night lights at Rogers High or paddle Beaver Lake by Saturday morning.

Whether you’re rebuilding credit after medical debt or scaling up to your forever lake house, NMHL’s Rogers branch has the local underwriting authority to say YES when online lenders say ‘refer to manual review.’ Click Pre-Approval or call 479-555-LOAN and mention code ROGERSBLOG for a free appraisal credit—up to $675—at closing.