Bella Vista, Arkansas Short-Term Rental Market
Bella Vista area STRs averaged $184/night at 48.9% occupancy in April 2026, with 2025 full-year revenue averaging $2,861 per month across the Northwest Arkansas market.
Quick Answer: Bella Vista, Arkansas is an active short-term rental market. average occupancy is 49%. average monthly revenue is $2,559. average daily rate is $184. the top operator is Cohobnb Properties with 209 listings. market score is 66/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
The Bella Vista, Arkansas short-term rental market sits within the Northwest Arkansas metro, a corridor anchored by Bentonville, Rogers, and Fayetteville. Demand drivers include the University of Arkansas (33,610 students), Crystal Bridges Museum of American Art (approximately 785,000 visitors in 2023), the Razorback Greenway trail network, and a dense calendar of University sports weekends, arts events, and outdoor recreation activity.
As of April 2026, the market posted an average daily rate of $184 and a 48.9% occupancy rate, with RevPAR of $89.95. Average monthly revenue across all listings was $2,559 in April 2026.
The active listing base totals approximately 5,426 units. Bedroom distribution: 1-bedroom accounts for 1,522 listings, 2-bedroom for 1,418, 3-bedroom for 1,565, 4-bedroom for 659, and 5-bedroom-plus for 262. Entire-place listings dominate at 5,144 units; private-room listings number 289. By channel, 2,980 listings appear on both Airbnb and VRBO, 2,190 list exclusively on Airbnb, and 263 on VRBO alone.
Year-over-year in April 2026, occupancy fell 2.8 percentage points and revenue declined 3.6% versus the prior April, while ADR was essentially flat at +0.2%. For full-year 2025, the market averaged 51.7% occupancy at $193 ADR and $2,861 monthly revenue. The market’s rental demand score of 83.3 out of 100 indicates sustained guest interest, though the revenue growth score of 46.2 reflects a plateauing revenue trend after the 2020-2021 surge.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $134 | $1,453 |
| Feb | 44% | $139 | $1,514 |
| Mar | 55% | $164 | $2,409 |
| Apr | 49% | $163 | $2,223 |
| May | 53% | $180 | $2,553 |
| Jun | 61% | $190 | $3,160 |
| Jul | 60% | $189 | $3,213 |
| Aug | 53% | $177 | $2,618 |
| Sep | 51% | $184 | $2,457 |
| Oct | 55% | $185 | $2,889 |
| Nov | 47% | $177 | $2,359 |
| Dec | 41% | $154 | $1,909 |
Top Short-Term Rental Operators in Bella Vista
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Cohobnb Properties | 209 | 11,907 | ★ 4.81 |
| 2 | Evolve | 189 | 9,299 | ★ 4.80 |
| 3 | Vacasa | 89 | 4,919 | ★ 4.49 |
| 4 | Hosted Journey | 84 | 4,191 | ★ 4.89 |
| 5 | Stay NWA | 83 | 5,259 | ★ 4.91 |
What Kind of STR Should I Buy in Bella Vista?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,522 |
| 2 bed | 1,418 |
| 3 bed | 1,565 |
| 4 bed | 659 |
| 5 bed | 262 |
ADR by Property Tier
| Entire Home | $188 |
| Luxury | $293 |
| Professionally Managed | $215 |
Revenue by Dwelling Type
| Apartment | $2,221 |
| Entire Place | $2,622 |
| House | $2,722 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 40.3% |
| vrbo | 4.8% |
| both | 54.8% |
Investment Analysis
At a typical home value of $358,353 (Zillow, April 2026) and a 2025 annual average monthly revenue of $2,861, an investor grossing $34,332 annually would see an approximate gross yield of 9.6% before expenses. The median sale price of $331,000 for recent transactions represents a somewhat lower entry point and implies a higher gross yield at that price tier, though individual property performance varies.
Tier comparisons show spread across property types. Entire-home listings in April 2026 averaged $188 ADR, modestly above the all-listings average of $184. Luxury-tier properties averaged $293 ADR, approximately 59% above the market average. Professionally managed properties averaged $215 ADR, an 17% premium over the market baseline.
Revenue trends show the NWA market peaked in 2021 at $2,735 average monthly revenue, dipped in 2022-2023, then recovered to $2,877 in 2024 before a slight pullback to $2,861 in 2025. The current 2026 partial-year average of $2,186 (through April) reflects the seasonal weight of the first quarter. The investability score of 82.0 out of 100 and the strong rental demand score (83.3) suggest ongoing demand fundamentals even as revenue growth has moderated.
The median list price of $390,000 for currently-available inventory is above the typical home value of $358,353 and the recent median sale price of $331,000, indicating that the most competitively priced properties may already be off-market.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, guests booked Bella Vista and NWA-area STRs an average of 41 days in advance, with an average length of stay of 3.5 nights. The 41-day lead time reflects a market where guests plan modestly ahead, consistent with the mix of university-event weekenders and regional leisure travelers.
The 3.5-night average stay is above the national average for urban and suburban STR markets, suggesting that guests are not purely weekend day-trippers but are combining multiple activities across their stay (arts, outdoor recreation, dining). This length-of-stay pattern supports a minimum-2-night policy without significant lost weekends.
For high-demand event weekends (University of Arkansas home football games, graduation weekend in May, Homecoming in October), operators should set rates 6 to 8 weeks in advance, as event-driven demand is often locked in well before the 41-day average. The relatively moderate overall seasonality means there is less need for aggressive last-minute discounting in the off-season compared to resort-only markets.
Short-Term Rental Regulations
The Bella Vista and NWA-area STR regulatory environment is governed primarily by Fayetteville’s ordinance for properties within city limits, with other municipalities (Bentonville, Rogers, Bella Vista) operating under separate local rules.
In Fayetteville, all STRs (stays under 30 days) require an annual business license. Two license types apply. Type 1 covers owner-occupied primary residences where the owner lives on-site at least 9 months per year; there is no citywide cap on Type 1 licenses. Type 2 covers investment properties not occupied by the owner; these are capped at 475 licenses citywide. The cap was reached in December 2023 and a waitlist is currently in place for new Type 2 applicants. Type 2 STRs in residential zoning require a Conditional Use Permit ($400 plus a $33 public notice fee) before a business license is issued. The initial business license fee is $88; annual renewal is $35.
The occupancy tax rate is 2%. Owner-occupancy is not required for the license type itself (Type 2 allows non-occupied properties), but the Type 2 cap limits new investment-property licenses.
Enforcement is rated strict. In December 2025, Fayetteville City Council removed the ordinance’s sunset clause and tightened density rules: new Type 2 STRs may not operate within 100 feet of another Type 2, and no more than 4% of single-family homes within a 500-foot radius may be STRs. Occupancy was tightened to two guests per bedroom (previously two per bedroom plus two). Existing licensed STRs are grandfathered. In March 2025, active enforcement revealed 155 unlicensed properties; the city hired a dedicated compliance officer. Prospective investors must verify applicable rules for the specific municipality before purchasing.
Market Comparison
The Bella Vista and NWA market’s 2025 annual average occupancy of 51.7% is below the US STR median of approximately 55%, and its 2025 ADR of $193 is below the US median of approximately $220. This positions the market as accessible-to-moderate relative to national benchmarks, with yield supported by lower entry prices rather than premium rate power.
The operator landscape is led by Cohobnb Properties with 209 listings and a 4.81 average rating across 11,907 reviews, the dominant local operator. Evolve follows with 189 listings and 9,299 reviews at 4.80. Vacasa holds 89 listings. Hosted Journey operates 84 listings with a 4.89 average rating and 4,191 reviews. Stay NWA rounds out the top five with 83 listings and a 4.91 average rating.
The top five operators collectively manage approximately 654 listings, or roughly 12% of the estimated 5,426 active units. The high rental demand score (83.3) and the fragmented operator landscape both suggest that self-managed operators with quality listings can compete effectively. The revenue growth score of 46.2 out of 100 indicates that the market’s rapid post-pandemic expansion phase has ended and growth is now more incremental.
Frequently Asked Questions About Bella Vista, Arkansas
What is the average daily rate for short-term rentals in the Bella Vista, AR area?
How much can a short-term rental earn per year in the Bella Vista and Northwest Arkansas area?
What is the occupancy rate for STRs in Bella Vista, AR?
Are short-term rentals legal in Fayetteville and the Bella Vista area of Arkansas?
How far in advance do guests book STRs in the Bella Vista and NWA area?
Who are the top property managers operating STRs in the Bella Vista and NWA market?
What is the home value to STR income ratio in the Bella Vista area?
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