Rogers Real Estate Snapshot

Rogers is proving it can compete on its own, with entertainment, jobs, downtown momentum, and Beaver Lake access reshaping how people value the city. We share what’s driving demand and then break down the latest Rogers numbers so buyers and sellers can make smarter moves in a more negotiable market. 

• Rogers pricing compared with Springdale and Bentonville 
• Pinnacle corridor growth with Promenade, Walmart AMP and Topgolf-style experiences 
• Mercy expansion and new manufacturing capacity bringing higher-income jobs 
• Downtown Rogers revival with Onyx Coffee Labs, the Rail Yard and major events 
• Beaver Lake proximity and the pull of lakehouse real estate 
• Current market snapshot with average list price, sold-to-list ratio and months of inventory 
• Higher-end neighborhoods and why they lift the average 
• New construction pipeline with national builders, custom builds and upcoming subdivisions 
• Why negotiation is back and how interest rates affect affordability 

Man, call a licensed agent who's has experience that can educate you more on this or listen to our episodes. 
Please uh go like, follow, and share NW and Beyond anywhere where you listen to podcasts.

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Transcript

SPEAKER_00 0:08

Welcome back to NWA and Beyond Your Real Estate Podcast. I'm Carter Clark. And I'm Russell King. And today we are going to do a little market snapshot on Rogers, Arkansas. Russell.

SPEAKER_01 0:20

Yes. Rogers stands alone, not the little brother anymore.

SPEAKER_00 0:24

That's right. So for so long, everybody just thought of Rogers as the little brother of Bentonville, and it might have times have changed, haven't they? Absolutely.

SPEAKER_01 0:33

Yeah. Rogers specifically is$100,000 more than Springdale. Yep. And it's about$100,000 cheaper than Bentonville.

SPEAKER_00 0:40

Yep. So we're just walking up the corridor. So like, let's take a look at kind of what's driving some of that growth for Rogers. And there's some really cool stuff that's happened over the last, I don't know, however many years. What's it been? The last 15 years, probably. I'd say that, yeah. Um, so some of the things that are really driving uh Rogers, the promenade area, all the stuff that's happened around uh Pinnacle. So you got the promenade, you got the Walmart Amp, that's where Top Golf is, lots of lots of restaurants, lots of entertainment, lots of shopping uh that's really shifted there to uh the Rogers area. There's also some really good medical stuff that's happening there, right?

SPEAKER_01 1:22

Yes, yeah. Mercy Hospital's going uh ongoing expansion, drawing lots of high-income healthcare professionals, not to mention United Industries recently opened a major second plant in Rodgers, doubling their manufacturing capacity for the new year. Um yeah, Walmart Amp, a$13.9 million expansion. Uh, you know, it's really solidified Rogers as kind of the uh entertainment capital of the Ozarks.

Downtown Energy And Lake Access

SPEAKER_00 1:47

That's right. I mean, we're both music nuts, so it's always fun to see all the great bands that are coming through there. Everything from country music to rap, you know, it's like across the board, including comedians and all kinds of different stuff that are coming through the hamp that make it fun. Yeah, absolutely. Another thing that's really happened in in really all the towns, but you've seen it a lot in Rogers, is the downtown. Yeah. So you got Onyx Coffee Labs, which is their main hub, the original, the OG, right? In in Rogers. Pretty cool. It was just named, uh, it has an heirloom restaurant in there, which is like a little hidden speakeasy restaurant, but their chef just got named as a James Beard nominee.

SPEAKER_01 2:28

Yeah, not to mention uh Yee Yo's is in there. Yep.

SPEAKER_00 2:30

Yep. Great stuff going on downtown. Also, there's lots of fun stuff with the rail yard right there downtown. Uh, restaurants, breweries, uh, bands. That's also now the home of uh Bikes Blues and Barbecue. Right. Sorry, Favil. Yeah, sorry, we took it from you. What else is kind of driving some uh some of the Rogers things?

SPEAKER_01 2:54

Man, I don't think it would have driven me, but when you go there and experience it, I would say stuff like, you know, top golf, you know, just those experiences where you can walk in, they have all the stuff you can eat and drink and play, you know, do whatever you want to. There's a lot of those experiences here already, especially in Rogers, and and more coming, you know, that that I think adds to the vibe of the city so it stands on its own.

SPEAKER_00 3:13

Yeah, something I was just thinking about really is the lake, too. Yeah. Like most people think of Beaver Lake as mostly Rogers. Yep. Um, because you could be downtown Rogers and you can be in a marina in 10 minutes. Yes. Um, so that's a huge pull for a lot of people, especially a lot of the lakehouse real estate is up there around Rogers, which is another thing that we could probably dive into on another one of these, is just kind of talking about the lake uh itself. But as close as it is to Rogers and downtown Rogers.

SPEAKER_01 3:42

You know, the other the other thing to add to this too is really kind of the high-end apartment uh stuff, some new luxury lofts, you know. You got apartments like uh Ritter and Spool, got up 45 units, you know, they're bringing that kind of younger uh pro demographic kind of vibe, I would say. Yep. Yeah, which is kind of churning over the community.

SPEAKER_00 4:00

Yeah, it's made a big difference for sure. Yeah.

SPEAKER_01 4:03

It's not so bad to be kind of in the middle anymore, if that makes sense. Absolutely. Just the geolocation of you're not so far north like Bella Vista, which we're gonna get into in another couple episodes, and you're not as far south as you know, Fayetteville. So you're kind of in the middle of it, you got access to everything. So just the location of where the city is helps.

SPEAKER_00 4:20

And one of the things that has kind of always been Rogers MO, it's the home to a lot of the vendor offices.

SPEAKER_01 4:26

No doubt. You know, so like I didn't even mention the big three because they're all they're all in Rogers.

Current Prices And Inventory Math

SPEAKER_00 4:31

All right around it. But but a lot of those vendor offices that are servicing Walmart uh are located there in Rogers. So there's a lot of stuff. So let's dive in a little bit to the numbers. Um, we've kind of gone through this uh on the last few episodes, but why don't you highlight what's going on as far as the market numbers for Rogers today?

SPEAKER_01 4:49

Yeah, and I'll just start with the biggest. Over the 12-month average right now, the average list price in Rogers is$552,107. That's a price per square foot of$243.22. And average sales price is 97% of that, which is$537,760. That's making right at$237 per square foot sold, which uh the overall is$366 listings, 90 sales per month. That gives about a four just over a four-month supply of inventory.

SPEAKER_00 5:22

So as we were walking up the corridor, right, we're at 232 in Fayetteville, we were at like 195 in Springdale, is that right? 205 in the middle of the year. Yeah, 205 in Springdale. Yeah, you're right. So then 243 in Rogers. So as we've gotten into Benton County, the price has jumped a little bit about that. And I think some of that is due to um I was talking to a friend of mine the other day. The only two country clubs in Benton County, well, I guess there is there one in Silom Springs?

SPEAKER_01 5:51

Yes. There is yes.

SPEAKER_00 5:53

The main two country clubs though are in Rogers, so you got Shadow Valley and Pinnacle. Uh, there's not a country club in Bentonville, which is so weird to think about with Walmart's home office there. Um, and so that price has driven up a little bit, and there's some higher-end homes that are selling in Rogers uh compared to some of the other ones. So some of the higher price point neighborhoods are Pinnacle, Shadow Valley, um, that drive that$800 to$3 million range. Uh, you got a lot of middle price points around Pleasant Crossing, Copper Ridge, all that stuff around the Bellevue area just west of the highway.

SPEAKER_01 6:25

Yeah, there there is one in Silent Springs, it's nine hole course, uh Silent Springs Golf Club. Okay. So, but you're right. I mean, that there's room for more. Yeah if you want to get away.

SPEAKER_00 6:34

Well, and then you got Bella Vista. So you've got a lot of golf courses in Bella Vista, but not a true country club like people would think of.

SPEAKER_01 6:41

Yeah, agreed.

New Construction And Neighborhoods

SPEAKER_00 6:42

Um, so let's get into some of the new construction stuff. Um, so where is most of the new construction coming right now in uh in Rogers?

SPEAKER_01 6:52

Yeah, so uh there's you know really kind of some bigger builders right now. DR Horton, uh Schubert Mitchell, and Regan still has some custom home stuff, uh Buffington, Riverwood, uh, and some of these um I would say, you know, DR Horton's got uh Magnolia Landing Subdivision. It's uh about 1,500 to 3,000 square foot. Shuber's got stuff, you know, comparable, uh a little larger uh starting square footage, so almost 2,000 square feet to 2600. Brentwood Village, which is Riggins, is about 1,400 square feet to a little over 2,000. And then uh Buffington is building Hugh Mont North and Pine Hollow, and those all start around the 2020 mark and go up to almost 2700 square feet.

Negotiation Returns And How To Buy

SPEAKER_00 7:37

Yep. And then there's a lot of custom opportunities for new construction as well. Um, Shadow Valley still has some phases that are going on in there, um, and that's multiple builders. There's four or five builders in Shadow Valley that are still building in there, um, and then there's a lot of other stuff that are that's just popping up um in different areas. There's some infill stuff going on as well. Yeah, there's some new upcoming subdivisions, like there's one at 28th and Olive uh that'll be on the market here pretty soon, and then there's a Pier 6 master plan community that'll be starting to show phases later on this year. Um, so that's some really good stuff that's going on in Rogers. Um, another thing that's really driving Rogers is the schools. It's once again, it's kind of the theme around Northwest Arkansas. The schools are really good. Uh so with heritage as well as Rogers High School, it's both great schools and great, great parts of the community. Yeah, agreed.

SPEAKER_01 8:32

Yeah, not to mention, I think you know, we we keep talking about this, and some of this is we're just kind of barely highlighting it. And I think you know, maybe some listeners might might need to know this, especially if you're coming from somewhere else. The it's not the bidding war like it used to be. And so the brier buyers have a little bit more room. I'm not saying they get everything you want, but but sellers are having to move a little bit on the negotiations, whether that's list price or sales price or you know uh repairs or whatever. And so I think that's moving the market just a little bit because somebody might make an offer and at least instead of getting a declined offer, they're getting a counter, if nothing else.

SPEAKER_00 9:07

Yeah, there is negotiation. There is that's the difference, right? Yes. In Rogers, we got a four-month supply, which is leaning up more towards that neutral market of six months, like we've talked about, but it's pretty neat to see that the market is just kind of evolving. We're getting more normal. And I'll tell you right now, Russell, I think you're feeling it too. Our agents are as busy as as we've seen in the last couple of years. I mean, there's as much activity going on and as much vibrancy in the office and activities generated going on that it's been really fun to see.

SPEAKER_01 9:37

Yeah, we're having to educate more buyers, I would say, and sellers, because you know, sellers can sometimes, and I hate to generalize people, but a lot of times I put my home on the market and I think I'm gonna get 100% of it. And then they wait and they wait and they wait and they never get the offer they're looking for because they kind of put it out there that they're not looking for negotiations. I understand we we all want top dollar, don't we? Absolutely. Yeah, but you've got to look at it from the buyer standpoint too. What can I afford? What's my payment? A lot of times comes down to that very last question.

Local Help And Where To Follow

SPEAKER_00 10:06

Yeah. And right now interest rates are fluctuating, you know. So there's some there's some question in there as to where they're gonna land. Yeah. Well, this is another great episode kind of talking about what's happening in Rogers. Um, anything else you want to add before we uh close up and we'll we'll continue on down the road as we go.

SPEAKER_01 10:24

Man, call a licensed agent who's has experience that can educate you more on this or listen to our episodes. We're here for them, right? That's right. That's right.

SPEAKER_00 10:32

Well, we appreciate you taking the time. Please uh go like, follow, and share NW and Beyond anywhere where you listen to podcasts. We appreciate you taking the time to listen to us today. And we'll see you Monday with another episode.