Median sale prices sit at $185,000—up 6.3% year-over-year—while average days-on-market dropped to 28, the fastest pace in northeast Arkansas. Inventory is tight at 1.9 months, but new construction is booming in the Valley View corridor where builders like Norsouth and Rausch Coleman release 10-15 lots monthly priced $225k-$300k. Older, established areas such as Hilltop and Indian Mall (around the old mall site) trade closer to $140-$160 per square foot, giving first-time buyers solid 3-bed, 2-bath options under $170k.

Rent-vs-own math strongly favors buying: average rent for a 3-bedroom is $1,350, while a $185k FHA mortgage with 3.5% down carries a $1,280 PITI at today’s 6.75% rate. Craighead County’s unemployment rate is 3.1%, anchored by St. Bernards Medical Center (3,200 employees), Arkansas State University (2,800 faculty/staff), and the burgeoning NEA Industrial Park where Unilever and Frito-Lay continue expansions.

Property taxes in Jonesboro run 0.55% of assessed value—one of the lowest rates in the South. On a $185,000 home, expect about $1,017 annually. Assessment is 20% of market value, so you’ll be taxed on $37k, then millage rates apply. City and county combined millage is 46.7 mills; senior and disabled exemptions knock off another $350-$500.

Homeowner’s insurance averages $1,650/year thanks to Arkansas’s storm risk. Flood zones are minimal—only 4% of parcels require flood coverage—but always verify on FEMA’s map center. Our NMHL insurance partner quotes in 15 minutes and can layer a $2 million umbrella for $18/month if you’re buying in Turtle Creek near the lake.

• Transfer tax: $3.30 per $1,000—$610 on that $185k purchase
• Title insurance: $1,040 for owner’s policy; we re-issue rates if seller bought within five years
• Recording fees: $98 for deed, $28 for mortgage

Valley View ($225k-$350k): Top-rated schools, new retail at The Mall at Turtle Creek, and a 12-minute hop to ASU. Popular with medical residents and professors; HOA dues $150-$250.

Hilltop ($160k-$240k): Mature trees, sidewalks, and Nettleton schools. Values rose 8% last year; watch for 1970s homes already retrofitted with PVC plumbing and 200-amp service—those sell fastest.

Indian Mall corridor ($120k-$180k): Revitalization zone; city incentives for façade improvements. Perfect for first-time buyers or investors targeting Section 8 rents around $1,200.

Turtle Creek / Craighead Forest ($250k-$450k): Lake access, walking trails, and custom builds on half-acre lots. If you need USDA, stay south of Forest Acres Drive.

Brookland commute zone ($150k-$220k): Technically outside city limits but still 10 minutes to St. Bernards via Hwy 49. Lower tax rate and USDA-eligible.

ADFA Move-Up: 30-year fixed at 0.25% below market; income limit $90,900 for a 2-person household in Craighead County. Can be combined with:

• ADFA DPA: up to $15,000 second mortgage at 1%, forgiven 20% per year—essentially free after five years
• Arkansas Dream: forgivable $10,000 for teachers, firefighters, or nurses
• City of Jonesboro HOP: $5,000 grant for properties inside city limits, no repayment if you stay 36 months

NMHL First-Gen Match: If neither you nor your parent has owned a home, we’ll match any ADFA grant up to $2,500 and waive our lender fee—saving another $1,195.

On a $185k purchase with 3.5% down ($6,475), combining ADFA DPA ($15k) and City HOP ($5k) covers your down payment plus $8k toward closing or prepaid escrow.

NMHL’s Second-Chance FHA accepts scores 580-619 with standard 3.5% down and 43% DTI; bankruptcies discharged two years are OK, and we ignore medical collections under $2k. For scores 500-579, add 5% down and demonstrate 12 months of on-time rent via VOR.

Self-employed borrowers can skip tax returns using our Bank-Statement Program: qualify off 12 or 24 months of business statements, use 90% of gross deposits, and go to 90% LTV with a 660 score. Recent Jonesboro deals include a freelance graphic designer who qualified for $325k at 7% interest-only for ten years in Bridgewood.

VA buyers with 580+ can layer the NMHL VA Advantage: we’ll credit up to $10k of closing costs and lock 4.75% on a 30-year fixed. One veteran bought a $195k ranch in South Jonesboro last month and walked to closing with $500 total.

VA: No down payment, no monthly MI, and NMHL will cover the funding fee for veterans rated 10% or more disabled. County loan limit is $766,550, so a $400k colonial in Valley View still requires zero down.

USDA: 100% financing for the shaded areas on USDA’s map—basically anything outside the Hwy 49 loop. Income cap for a 1-4 person household in Craighead County is $103,500. Rates run 0.375% below conventional; on a $200k home your principal & interest lands at $1,135.

Jumbo: Need more than $766,550? NMHL portfolio jumbos go to $1.5 million with 10% down and 700 score. We recently closed a $950k lake house on Crown Lake with a 5/6 ARM at 6.125% and no PMI.