Determine your budget, considering both your down payment and monthly expenses. Also take into account HOA fees, utilities, and property taxes.
Buying - There are a million home search websites that will give you an idea of the prices sellers are asking for homes, but don’t rely on them to be accurate when it comes to their Estimates. For example, on Zillow’s website, they state that the Zestimate is within 5% of the sales price only 77% of the time. If you are searching for homes in Northwest Arkansas, you can use HomeSearch.NaturallyNWA.com to check out all of the properties for sale in NWA.
Renting - Unfortunately, a lot of the best rentals never get advertised online or listed with a real estate agent, because the landlords can just stick a sign in the yard and have it rented the next day. If you are limited to searching online, Craigslist and FaceBook Marketplace are probably the best places to find desirable rental properties.
Decide if you want a single family home, townhouse, condo, or an apartment. Weigh out the pros and cons of each to determine which best suits your needs and lifestyle.
Research neighborhoods or areas considering the proximity to work or desired amenities, future development plans for the area, and safety. The best sources for this information are Google Maps, or any of the 3rd party home search websites such as HomeSearch.NaturallyNWA.com, Zillow or Realtor.com. You can also search on local social media groups to ask local residents which areas they would suggest.
rogers
NWA Council 5 Year Plan
2035 NWA Regional Transportation Plan
Bentonville Planning Website
Rogers Planning Website
Fayetteville Planning Website
Springdale Planning Website
Bella Vista Planning Website
Siloam Springs Planning Website
Farmington Planning Website
Prairie Grove Planning Website
Pea Ridge Planning Website
Look at the availability and cost of utilities like water, electricity, natural gas, and internet/cable services. City websites will typically provide a list of utility companies, and then you can contact the utility companies directly to get the most accurate information, but their websites will have rate information and details about basic service charges, usage rates and tiered pricing.
Grocery prices are a significant indicator of the overall cost of living in an area. A locale with high food prices might also have higher costs for other goods and services. Most of the major grocery chains have apps or websites that will allow you to browse selections and prices. You can also use apps like Instacart or Amazon Fresh to provide prices from various stores in an area, or price comparison websites like MySupermarket.com or Basket.com to compare prices across multiple supermarkets in an area.
If you have a personal vehicle, you’ll want to know the fuel costs, costs of parking, average vehicle maintenance costs, annual costs for registration and licensing, and car insurance rates. The State Department of Transportation websites can have information on tolls, gas prices, and infrastructure costs. AAA can provide information on the average cost of owning and operating a vehicle in a particular region, and there are multiple fuel price checker apps and websites available for understanding the costs associated with driving.
National and Regional tax authority websites (Like the IRS) are the primary source for tax rates and regulation. For state or county-specific taxes such as sales tax, income tax and property tax information, check the state and city government websites. There are also online calculators available for estimating taxes based on a location.
some states or counties have their own income taxes, and there could be an income tax levied by the city.
Property - learn the rates and assessment procedures for residential properties, and understand the possible exemptions, deductions, or rebates, as well as how often properties are reassessed and the history of rate increases.
Learn the rates and what goods and services it applies to, as well as any additional city sales taxes that are required. Also understand if there are any tax exemptions on certain goods or services in an area.
Determine which industries or sectors are strong in that area and identify the largest employers in the area. Look at whether the local job market is expanding, contracting, or stable. Local news
Determine which industries or sectors are strong in that area and identify the largest employers in the area. Look at whether the local job market is expanding, contracting, or stable. Local news
Identify reputable staffing or recruitment agencies that cater to your profession or industry. Also search for upcoming job or career fairs where you can network, submit resumes and get a feel for the local job market in person.
Use sources like GreatSchools.com, SchoolDigger.com, or the National Center for Education Statistics to get an idea of school rankings based on standardized test scores and other factors. Review the types of courses offered, including Advanced Placement (AP) or International Baccalaureate (IB) programs, and investigate the variety and quality of sports, clubs, and other after-school activities. For families with children requiring additional support, look into the availability and quality of special education programs. Research the quality of physical facilities like libraries, gyms, science labs, and arts facilities. You’ll also want to get an idea of the class sizes, as smaller class sizes often lead to more personalized attention for students.
Identify prominent institutions in the area, their specialities, and reputations. Community Colleges can offer more affordable education options and often provide community-focused courses and programs.
Identify schools or centers offering training in specific trades or vocations . Some vocational centers have direct affiliations with industries, offering a pathway to employment after training.
If you rely on public transportation, you’ll want to know the extent of the coverage offered in your new area, as well as transit fares
Major highways and traffic conditions - Evaluate how close major highways are to your prospective home and workplace. Research the number of entry and exit points, and if they’re conveniently located for your needs. Look into the general condition of the highways, and understand if there are upcoming plans for highway expansions, new constructions, or major repairs which might influence traffic. Check out the accident rates in an area and alternate routes in case of highway closures or heavy traffic. Determine if there are toll roads on your regular routes and understand the cost implications. Do these tolls take cash or do they require electronic transponders? Some good resources for this are Google Maps, Waze, Local Department of Transportation (DOT) websites, Local News Outlets, City or Regional Planning Websites, and community forums or Social Media.
If commuting to urban areas, research the availability and cost of parking, and understand the rules, restrictions and costs associated with street parking.
If you are a frequent flyer, you’ll want to know the costs and frequencies of flights from the local airport.
Hospitals and Clinics - Investigate their reputations through patient reviews and rankings on trusted platforms like Healthgrades.com, RateMDs.com or even Google. If you have specific health concerns, ensure the nearby hospitals offer specialized departments. Familiarize yourself with the wait times for emergency rooms and ascertain which facilities function as trauma centers. Some Hospitals have affiliations with universities, which might provide advanced treatments or research opportunities.
Seek recommendations from your current providers and verify them with online reviews. Ensure your chosen doctors are board-certified in their specialty and identify their hospital affiliations. Gauge the typical wait times for appointments.
research both national and regional health insurance providers to gauge their reputations. Ensure potential hospitals and doctors fall within the insurance’s coverage network to avoid high out-of-network costs. Learn what types of plans are available such as HMO, PPO, or EPO, to find the best fit based on cost and flexibility.
Compare local crime rates to regional and national averages, as well as your current city. Focus on both violent and property crime statistics to get a comprehensive view. Additionally, obtain a breakdown of specific types of crimes prevalent in the area, such as burglaries vs vehicle thefts. Monitor trends to discern whether crime rates have been rising, stable, or decreasing over the years. Useful resources for this research include the FBI’s Uniform Crime Reporting Program, local police department websites, and crime mapping services like CrimeReports.com or NeighborhoodScout.com.
Investigate average response times to nearest police and fire departments. Check out the level of community involvement and outreach programs initiated by the police department. Assess the capabilities, equipment, and training of the local fire department, especially if specific concerns, such as high-rise or forest fires are relevant. Official websites of these departments, local news outlets, and community forums like NextDoor can be valuable resources.
Explore the activities they undertake, such as regular meetings, patrols, or community training sessions, and evaluate their reported impact on local safety. The National Neighborhood Watch, community centers, and local libraries can provide insight into existing programs, their initiatives, and effectiveness in bolstering community safety.
Seek out green spaces of various sizes that are suitable for relaxation, exercise, or family outings. Investigate outdoor activities available, such as hiking trails, biking paths, and water sports facilities. Check for amenities within parks like playgrounds, sports courts, or picnic areas. Local municipality websites, trail platforms like AllTrails.com, and tourism sites are great resources for this research.
Survey the types of gyms available (chain vs locally owned) and check out the range of facilities and classes they offer, and any special amenities like pools or saunas. Be aware of membership fees and potential contract terms. Platforms like Google Maps, Yelp, and the gyms’ own websites are great tools for this research.
Gauge the spectrum of options, identify venues that are popular or have top reviews, and assess the safety of areas known for nightlife. Yelp, local entertainment publications, and social media channels can offer insights into the most happening and recommended spots in town.
Stay updated on festivals, exhibitions, and live performances. Local tourism sites, platforms like Eventbrite, and venue-specific websites are invaluable for schedules, exhibitions, and ticketing details.
Understand the diversity of stores and check for additional amenities like cinemas or food courts. Google Maps, shopping center websites, and local business directories can offer deeper insight into store listings and user reviews.
Determine the types of stores available, whether they’re large supermarkets, local grocers, or specialty markets. Consider the price points and product range. Google Maps, Yelp and store flyers can offer valuable insights into store locations and offerings.
Gauge the variety of cuisines available and seek-out popular, well-reviewed spots. Discern the balance between upscale restaurants, mid-tier eateries, and budget-friendly options by using platforms such as Yelp, Zomato, and Google Maps.
Understand the seasonal variations and monthly temperature ranges, as well as the precipitation patterns and unusual weather patterns or extremes the area might experience. Resources like the National Weather Service, Weather.com, and local meteorological departments provide comprehensive climate data to guide your understanding.
Understand the frequency and type of natural disasters in your new area, and familiarize yourself with local community and government preparedness and response strategies for these disasters. The Federal Emergency Management Agency (FEMA), local emergency management departments, and the U.S. Geological Survey offer invaluable information on disaster-prone areas and safety measures.
Gauge the variety of cuisines available and seek-out popular, well-reviewed spots. Discern the balance between upscale restaurants, mid-tier eateries, and budget-friendly options by using platforms such as Yelp, Zomato, and Google Maps.
Check out the U.S. Census Bureau, City-Data.com, and local government websites for gathering detailed demographic details like age distribution, ethnic composition, education levels, and economic data like income levels and dominant industries to get a clearer picture of the community’s socio-economic landscape.
Using platforms like Meetup.com and Eventbrite, you can explore local community events, and connect with social groups aligned with your personal interests.
Using Google Maps, local directories, and various institution websites, check out the variety of religious institutions, service timings, languages of service, and community outreach initiatives that resonate with your beliefs.
Websites like BroadbandNow.com and official ISP sites offer comprehensive details about the available providers, their packages and pricing, and assess their service quality through customer reviews.
Local government websites and utility company websites will provide you with details on the providers in the area, whether municipally provided or privatized, and their service schedules and associated costs.
State Public Utility Commission websites and DSIRE will provide insights into licensed providers and their rate plans, and renewable energy incentives.
Use local government websites, community centers and town hall meetings to understand the municipal services, like road maintenance and public health offerings, as well as the locations of key municipal offices.
The City or County Clerk’s Office, local public libraries, and inline municipal codes are valuable resources for accessing and understanding zoning laws, traffic rules, and pet regulations.
Local Board of Elections, newspapers, and the state’s Secretary of State website are great resources for understanding the voter registration process, local election schedules, and the prominent political parties and figures.
Local Planning and Zoning Offices, government websites, and community meetings are invaluable for accessing detailed information on the types of projects, their potential impact on traffic and infrastructure, and timelines.
Real Estate Websites, local agents, and the County Property Appraiser’s Office are vital resources for researching historical property value trends, key influencing factors, and expert forecasts.
The Local Department of Transportation, news outlets, and city or county public works departments are primary sources of information to be informed of upcoming infrastructural projects such as road constructions or public transport expansions.
Use Care.com and local parenting forums to provide valuable insights into quality and reputable daycare services in the area, their accreditations, associated costs and parent feedback.
Resources like the Department of Health, websites like APlaceForMom.com, and community centers can guide you in understanding the types of services offered, licensing, costs, and firsthand reviews.
PLatforms like City-Data Forums, specific Reddit subreddits, and local Facebook groups offer city or neighborhood-specific discussions and provide valuable insights into local issues, the community spirit, and firsthand experiences regarding safety and services in the area.
Resources like NextDoor offer neighborhood-specific insights into the quality of life, prevalent concerns, and general recommendations for a new area.
A relocation specialist is well-versed in the local housing market, neighborhoods, schools and amenities.
They understand the unique challenges of relocating, especially if you’re moving from a distant place or even internationally.
Whether you’re relocating for a job, retirement, or other reasons, a specialist can provide tailored advice and assistance based on your specific needs.
Relocation specialists have connections with other relocation professionals, from moving companies to short-term housing providers, making the move smoother.
Relocating can be overwhelming. A specialist provides not just professional support, but also emotional support during this transitional phase.
How long have you specialized in Relocation?
Do you have experience with clients who relocated for similar reasons as mine (corporate relocation, retirement, lifestyle change)?
What local connections do you have that will assist with my move?
Beyond finding a home, what other relocation services do you provide or coordinate with?
How will we communicate, especially if I’m in a different time zone or country?
Are there any additional fees associated with your relocation services?
Can you provide testimonials or references from previous clients who’ve relocated with your assistance?
What is the current state of the local housing market? Are there specific neighborhoods you would recommend based on my needs and preferences?
Assisting in finding a new home that meets your criteria.
If you’re relocating to a new location, they can often connect you with another realtor to assist you with selling your current property.
Assistance in finding temporary housing if needed.
Recommendations or coordination with trusted moving companies.
Assistance in finding schools, if you have kids, based on the quality of education, location, and other criteria.
Providing tours of the new city or area to familiarize you with the important landmarks, amenities and more.
Recommending or setting up essential services like utilities, healthcare providers, local banks, etc.
Providing a detailed breakdown of the cost of living in the new area compared to your previous location.
How much are you willing to spend on a new home? This will determine neighborhoods, home sizes and types you can afford.
# Of beds/baths, maintenance considerations (newer vs older homes), features (open floor plan, large yard, pool, etc)
For those who have disabilities and need wheelchair ramps, wider doorways and first floor bedrooms.
Proximity to work, family/friends, desired amenities, urban vs suburban vs rural preferences.
Quality and reputation of schools are important if you have kids.
Safety concerns can influence neighborhood choices and security features you might want to consider.
The demographics or vibe of the neighborhood might be important based on your lifestyle and personal values.
Availability and convenience of public transportation, and quality of roads and other infrastructure.
Is this a forever home, short term, or investment property? Your long term plans might affect the type of property you should buy.
Consider potential growth and development of the area. Buying in up-and-coming areas might result in a higher return on investment Tax Implications that can affect your monthly costs (property, state income, sales tax).
Proximity to hospitals, clinics and other healthcare providers.
Proximity to potential job opportunities, especially if relocating without a job already lined up.
Proximity to parks, shopping, restaurants, bars, etc.
HOA Covenants/Restrictions, local zoning laws, or anything else that might affect your plans for the property.
Are you moving to a buyer or seller’s market? This can affect your negotiation powers.
A preapproval letter indicates that a lender has examined your finances and determined how much you can afford to borrow. This shows a seller that you are a serious qualified buyer. This not only provides insight on how much house you can afford, but also might bring to light any credit issues that need to be addressed.
Local lenders are more familiar with local and state-related costs, such as taxes, transfer fees and other regional charges. This ensures that you won’t be caught off-guard by unexpected expenses.
O Local lenders often provide a higher level of service compared to the large national banks. They are typically more accessible and offer guidance tailored to the local market.
By choosing a local lender, you are contributing to the local economy and promoting community growth.
use online resources, local forums, and publications to get a feel for neighborhoods, amenities, safety, schools, and other critical factors.
list out your must-haves and your wants.
Request virtual walkthroughs or arrange live video tours with your agent.
If you have friends or family in the area, have them tour the homes with your Realtor and give you their feedback on the homes.
Use Google Street View to explore the neighborhood, and look into local forums, community websites, and social media groups for unfiltered feedback on areas and even specific properties.
When making an offer, you can make it contingent upon satisfactory viewing in person.
An inspector will provide a detailed report about the home’s condition. This can give peace of mind and avoid costly mistakes.
Request property disclosures , recent utility bills, HOA rules (if applicable) and any other relevant documentation.
They are your primary guide and can provide insights that might not be apparent from photos or videos.
Conducts a thorough title search to ensure there are no liens or issues with the property’s ownership.
Consider a home warranty or insurance that covers any unforeseen issues after closing.
Buyers or Seller’s Market?
Estimate potential profit.
Agent commissions, closing costs, repairs/upgrades, staging, etc.
Depending on where you live and how long you’ve owned your home, there might be tax implications
Remove personal items like family photos, memorabilia, and personal collections. Clear out closets and reduce clutter in all rooms. Consider renting a storage building for excess furniture or belongings.
Deep clean the entire home, including carpets, windows, walls, ceiling fans, light fixtures, and tiles. Pay special attention to kitchens and bathrooms.
Fix leaky faucets, broken windows, repair holes or dents in walls, and ensure all appliances are in working order.
Consider a fresh coat of paint for rooms that have bold or personalized colors. update lighting, and outdated hardware on cabinets and doors, and replace worn carpeting.
Rearrange the furniture to make rooms feel spacious and inviting. Set the dining room table or add fresh flowers to create an inviting atmosphere. Consider professional staging, especially in higher price points or competitive markets.
Clean and replace carpets and curtains that might trap odors. Air out rooms by opening windows, and avoid strong air fresheners.
Consider a fresh coat of paint for rooms that have bold or personalized colors. update lighting, and outdated hardware on cabinets and doors, and replace worn carpeting.
Replace burned out bulbs, and make sure all bulbs in the house are consistent with each other - use higher wattage bulbs to make rooms brighter.
Organize tools and dispose of any unnecessary items and trash. Consider adding storage solutions to showcase functionality.
Repair any damage caused by pets, eliminate pet odors, and keep pets away from home during showings if possible.
Trim shrubs, mow the lawn, plant flowers, add mulch or rock to flower beds, and pressure wash the exterior.
Open curtains or blinds to let natural light in. If you have a fireplace, make sure it’s clean and consider lighting it during showings.
Consider a professional home inspection before listing to identify any potential issues.
Have copies of utility bills, tax bills, surveys, and any home warranty information and prepare a list of updates or renovations made to the home, along with their dates.
Test and ensure smoke detectors and carbon monoxide detectors are functional and address and potential hazards like loose stair railings or broken steps.
Professional photos and videos can significantly impact how potential buyers perceive your home.
Your agent with list your home on the Multiple Listing Service (MLS) and other relevant platforms.
A comprehensive marketing strategy to include open houses, social media promotion, and traditional advertising.
Interested buyers will submit offers, and with your agent’s guidance you’ll negotiate the offer terms, which might include price, contingencies, and closing date. Once you accept an offer, both parties will sign a binding sales contract.
The buyer will likely hire a home inspector. Depending on the findings, they might request repairs or negotiate terms.
If the buyer is obtaining a mortgage, their lender will order an appraisal to ensure the property’s value matches the sales price.
Most offers come with contingencies (financing, inspection, sale of the buyer’s home). Each contingency needs to be met or cleared for the sale to proceed.
A title company will ensure that there are no liens or disputes on the property’s title.
This may include property disclosures, a recent tax assessment, utility bills, or HOA documents.
Typically conducted a day or two before closing, this allows the buyer to ensure that agreed-upon repairs were made and the property is in expected condition.
Review and sign closing documents, including the deed of trust or mortgage, the promissory note, and the closing disclosure.
The buyer (or their lender) will transfer funds to cover the home purchase. After all costs are deducted, you’ll receive the remaining proceeds.
Once all documents are signed and funds are dispersed, the property deed will be recorded in the buyer’s name, officially transferring ownership.
Pay your own or request the seller pay yours?
Earnest Money is not very common in Arkansas because the Purchase Contract is buyer-friendly and a buyer would get to keep their Earnest Money if they terminated the contract based on inspection, financing, or appraisal issues.
Non-Refundable Deposits are preferred by sellers because it puts more skin in the game for the buyer. NRD’s can be tendered upon contract acceptance, or once repairs are agreed to. Your agent will help you understand if either of these make sense to include in your offer.
Most common to get one when property is not in a platted subdivision.
10 Business Days, Seller has 5 Business Days to respond.
Anything bolted or screwed into the walls is considered a fixture and should automatically convey with the property. Refrigerators, washer and dryers are not considered fixtures in Arkansas.
The Arkansas Real Estate Contract has contingencies built-in for inspections, financing, and appraisals. If you are selling a home, you will likely make your offer contingent on your home selling.
Seller will provide a Seller Property Disclosure within 3 days of an accepted offer. If the home was built before 1978 there will be a Lead Based Paint Disclosure as well.
If you are selling your current home in another state, you might have to schedule closing on your new home for 3 days after your current home closes. It is possible to close both on the same day, depending on the state laws.
Typically you can take possession once the closing paperwork is signed by all parties, and funding has taken place, but in some cases there can be early or delayed occupancy involved
It is customary to give at least a 24 hour expiration on your offer. Depending on the market, or seller’s situation, the listing agent could have an offer deadline date that could be several days.
For most sellers, the price is the most important thing to them. Your agent will help you understand the market value and of the home as well as local market conditions to help you make the best offer.
In a Seller’s Market, you will likely have to pay for your own closing costs, and sometimes you might offer to pay some of the seller’s closing costs in a multiple offer scenario. In a Buyer’s market, you have a good shot at getting the seller to pay your closing costs.
Offering a Non-Refundable Deposit will make your offer stronger than offering Earnest Money, but be careful doing this because Non-Refundable is exactly what it sounds like - you can’t get it back.
You can offer to purchase a home as-is, and that will make your offer stand out. This doesn’t mean you can’t do an inspection and back out of the deal if the inspection uncovers major repairs. You can also put a cap on the repair amount by saying something like, “buyer will not request any individual repairs that are less than $1000 to fix.”
In a competitive market, writing in an appraisal gap will make your offer stronger. This tells the seller up front that if the house doesn’t appraise for the purchase price, you’ll make up some or all of the difference in cash.
Some sellers need a little bit of time to move out of a house after closing, especially if they need the funds from closing to hire movers, or if they’re elderly and have lived in the house for many years. Offering Delayed Occupancy will make your offer stronger in these cases.
Aligning your closing date, or being flexible on the date, to the needs of the seller will make your offer stronger. If they are purchasing a new home, and already have it under contract, they will want to close both on the same day or within a few days of each other.
In Arkansas, you have 10 Business days to get all inspections done and make a repair request. You can request repairs, or negotiate terms like sales price, fixtures, etc.
Offering a Non-Refundable Deposit will make your offer stronger than offering Earnest Money, but be careful doing this because Non-Refundable is exactly what it sounds like - you can’t get it back.
This will serve as your target and help you plan backwards.
Consider costs like hiring movers, buying packing supplies, and travel expenses.
List items in each room to determine what to move, sell, donate or discard.
Get quotes, check review, and book in advance.
Indicate content and the room it belongs to, and mark fragile items clearly.
Important items you’ll need immediately after moving, such as toiletries, a change of clothes, medications, and other important supplies like screwdrivers, hammers, drill, etc.
Fill out a change of address form with the Post Office, schedule utility services to be disconnected at your old home and connected at your new home. Inform important parties like banks, insurance companies, doctors, schools, etc. Be sure to check Amazon and other automatic ship subscriptions to make sure your address is changed with them to avoid a disruption in your services. Update License and Voter Registration.
Disassemble furniture (if not hiring movers), clear pathways to make sure your movers can easily move through your home, arrange for pets and/or kids to hang out somewhere on moving day.
Supervise movers, take inventory, and do a final walk-through of all rooms, closets and cabinets to make sure you don’t forget anything, and be sure to lock all doors and windows and secure the keys and garage door openers when leaving for the last time.
Begin with essentials and gradually unpack other items, organizing as you go.
Hang curtains, lay rugs, display personal items, and arrange furniture to make the space feel like “home”.
Ensure smoke and carbon monoxide detectors work. Familiarize yourself with emergency exits and locate the main water shut-off.
Consider any renovations or improvements you’d like to make such as painting or installing new fixtures.
Establish a regular home maintenance routine. Check things like HVAC filters, gutters, and the condition of roofing.
Introduce Yourself. This can be done casually or through a housewarming gathering.
If you have outdoor space, consider planting flowers, starting a vegetable garden, or setting up a patio or deck area.
Familiarize yourself with local amenities such as grocery stores, parks, post offices, and restaurants.
Identify key places such as hairdressers, dry cleaners, gyms, libraries, and other services you regularly use.
Attend local events or fairs to meet people and understand local traditions and customs.
If you have children, get involved in their school activities and meetings. This is a great way to meet other parents and integrate into the community.
Find Local clubs or groups that align with your interests or hobbies.
Subscribe to or follow local newspapers, radio stations or TV channels to stay informed.
Offer your time to local community services or charity organizations. this is a rewarding way to meet people and feel connected.
If you are religious, or have specific cultural affiliations, find local places of worship or cultural centers.
Identify a new primary doctor, dentist and other essential healthcare providers.
Check out local recreation centers or parks for classes and activities.
Join neighborhood groups or forums on platforms like Nextdoor or Facebook to stay in the loop about local happenings and recommendations.
Voice your ideas
