Want Arkansas’s natural beauty without breaking the bank? Don’t give up on the dream. You can afford a house in the Natural State if you know where to look.
Your perfect home could be a family-friendly house in Conway or a starter home in Forrest City, Arkansas’s growing business center. If you’re retiring, look at homes for sale in Searcy to enjoy a peaceful small-town lifestyle, with median home prices that won’t drain your savings.
After assessing hundreds of cities, we’ve ranked the 10 most affordable places to live in Arkansas to help you find a home that fits your budget.
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Key Takeaways
- Helena-West Helena is the most affordable city: Helena-West Helena’s cost of living is 7% lower than the state average. With a median home price of $15,000, it is the cheapest place to live in Arkansas.
- Fort Smith is the best city for young professionals: With one of the lowest overall costs of living in the state, Fort Smith offers young adults both affordability and city-level amenities with growing job opportunities.
- For families, Forrest City is a great choice: With low housing costs, family-friendly spots like Stuart Springs Park, and a cost of living 5% below the state average, Forrest City is an ideal place to raise a family on a budget.
- Retirees should consider Hope: Retirees can enjoy a peaceful small-town lifestyle with access to Fair Park, Mike Huckabee Lake, and the annual Watermelon Festival, with median home prices around $148,000.
- Don’t forget Arkansas’s hidden costs: Homeowners insurance averages $2,800-$3,300 annually, flood insurance adds another $900-$1,000 per year, and property taxes range from 0.53%-0.59%.
10 Cheapest Places to Live in Arkansas in 2026
| City | Median Home Value | Median House Rent | Cost of Living Compared to State Average | Affordability Score (out of 10) |
|---|---|---|---|---|
| 1. Helena-West Helena | $15,000 | $500 | 7% lower ⬇️ | 8.3 |
| 2. Forrest City | $85,000 | $650 | 5% lower ⬇️ | 8 |
| 3. Hope | $148,000 | $594 | 3% lower ⬇️ | 7.9 |
| 4. El Dorado | $120,480 | $845 | 3% lower ⬇️ | 7.4 |
| 5. West Memphis | $169,900 | $776 | 2% lower ⬇️ | 7 |
| 6. Camden | $156,500 | $1,000 | 0% lower ⬇️ | 6.5 |
| 7. Russellville | $184,900 | $895 | 5% lower ⬇️ | 6.5 |
| 8. Fort Smith | $220,000 | $830 | 10% lower ⬇️ | 6.3 |
| 9. Conway | $220,000 | $978 | 9% lower ⬇️ | 5.8 |
| 10. Searcy | $212,500 | $1,067 | 4% lower ⬇️ | 5.5 |
How We Ranked the Most Affordable Places to Live in Arkansas
To identify the cheap places to live in Arkansas, we carried out an in-depth analysis using multiple reliable data sources and indicators of affordability.
Data Sources:
- Median Home Prices: We used Houzeo’s Arkansas Housing Market report and double-checked the numbers with the Arkansas Development Finance Authority (ADFA).
- Median Rent: We got the rent data from C2ER, which publishes the national Cost of Living Index. This was verified every few months to make sure it’s accurate.
- Overall Cost of Living: We covered 6 big spending categories— housing, groceries, utilities, transportation, healthcare, and miscellaneous goods— from C2ER and Houzeo’s Cost of Living in Arkansas Calculator. We then compared everything to the U.S. average of 100.
We studied housing data from 2022 to 2025 to identify cities that remained affordable over time, not just during short dips in prices. Furthermore, each city’s data was also cross-checked with HUD and state economic reports.
All our information is up to date as of 2025, ensuring you receive the most current insights.
Affordability Scoring:
We built a simple scoring system that focuses on what really matters:
- Median Home Price (40%)
- Median Rent (35%)
- Cost of Living (25%)
This way, we can clearly show which Arkansas cities give you the best value for your money. You can also check out our score breakdown to see how each city was ranked.
Image credits: All blog images are sourced from Freepik.
10 Cheapest Places to Live in Arkansas
Helena‑West Helena is the cheapest place to live in Arkansas. Affordable housing way below state average and natural beauty alongside the Mississippi River makes the city a perfect place for families and retirees. Furthermore, the city celebrates Delta culture, Black history, and its blues music heritage.
- Helena Crossing: Near U.S. 49 and the Helena Bridge, this area offers riverfront access via Helena River Park and is close to J.F. Wahl Elementary (PK‑6) and Central High School (7‑12). Downtown Helena, home to the annual King Biscuit Blues Festival, is just a short drive away.
- West Helena: West Helena lies west of Crowley’s Ridge with residential streets like N. Third Street. J.F. Wahl Elementary and Central High School cover the area district-wide. Meanwhile, the Delta Heritage Trail State Park provides walking and biking paths nearby.
- Helena: The neighborhood spans between the Mississippi River and Crowley’s Ridge, featuring Cherry Street Historic District, Delta Cultural Center, and Freedom Park. Schools like J.F. Wahl Elementary and Central High are accessible within a short drive.
- Job Market: Key industries are healthcare, education, manufacturing, and agriculture. Helena Regional Medical Center, Helena‑West Helena School District, KIPP Delta Public Schools, Walmart Stores, and Hay’s Supermarkets are some local employers.
- Recreation: The Delta Cultural Center and Helena Museum of Phillips County highlight Arkansas Delta and blues heritage. Freedom Park offers riverside green space and hosts occasional exhibits on African American and Civil War history. Nearby, Delta Dirt Distillery is a popular spot to grab a drink.
- Flood Risk: Flood risk in Helena‑West Helena is higher due to its location near the Mississippi River and flat surrounding terrain.
- High Poverty Levels: Helena-West Helena’s poverty rate exceeds 32%, far above Arkansas (around 16%) and U.S. (close to 11%). It shows poor governance and failed policy decisions for economic growth.
- Poor School Performance: 9% of students are proficient in math and 17% in reading. Stats are below the state average of 39% in maths and 40% in reading, showcasing failure of education system.
- Limited Amenities: Helena‑West Helena’s population is under 9,000, reflecting a small city with fewer large shopping centers and diverse dining and entertainment choices. Residents travel to Little Rock (~130 miles) and Memphis (~50 miles) for better options.
Forrest City is located along Interstate 40. It gives residents direct highway access to Memphis in about 45–50 minutes and Little Rock in roughly 1.5 hours by car. Village Creek State Park, about 13 miles north, offers forested trails and lakes for hiking, fishing, and camping.
- City Center: This area provides close access to the St. Francis County Museum, local restaurants, and small retailers. You can send children to nearby Forrest City Public Schools or have family time at community parks like Stuart Springs Park and Lincoln Park which have playgrounds and picnic spaces.
- Forrest City South: The neighborhood offers close to several city parks (e.g., South Side Park, Forrest Hills Park) and is within driving distance of Forrest City High School. Its location toward the southern edge of the city also offers relatively quick access westward to Interstate 40 for regional travel.
- Forrest City West: Residents enjoy easy access to North Washington Street’s banks and shops, quick routes via Interstate 40 to Memphis and Little Rock, and convenient local commutes to schools and Forrest City Medical Center.
- Job Market: The economy relies on public administration, healthcare, education, manufacturing, and distribution sectors. Major local employers include the Forrest City Federal Correctional Complex, Boar’s Head, Forrest City Medical Center, the Forrest City School District, Walmart Stores.
- Recreation: Village Creek State Park, 13 miles north of Forrest City, spans nearly 7,000 acres with trails and two lakes for hiking, fishing, and camping. Forrest City Municipal Golf Course and Delta Rivers Nature Center offer golfing and wildlife events. St. Francis River provides fishing spots for bass and catfish.
- Flood Risk: Natural disaster risk includes frequent flooding from the St. Francis River basin. As a result, residents in low-lying areas have to bear higher insurance premium costs.
- High Poverty Rate: Forrest City has a 36.1% rate, which impacts local economic stability and raises concern about the governance in the city and state.
- Racial Discrimination: The Black or African-American community makes up to around 75% of the demographic. As a result, they suffer more from de facto racism and ghettoization compared to the white demographic.
Hope, the birthplace of the former President Bill Clinton, is one of the cheapest cities to live in Arkansas. The city offers an average commute time of 16 minutes and access to big parks like Fair Park and other city parks provide local water recreation, including Mike & Janet Huckabee Lake for fishing and boating.
- Patmos: The neighborhood has a small population and is close to natural foothills. It is appealing to residents due to Patmos Community Park and Hope Public Schools, including Blevins Elementary and Hope High.
- Centerville / Rocky Mound: The area has older single-family homes built between 1970 and 1999. It is known for safety and walkability. Fair Park and events like the Watermelon Festival are nearby. Meanwhile, the neighborhood is served by the Hempstead County School District.
- Hope West: The neighborhood keeps a quiet and modest country-town feel. Residents prefer this area due to affordable homes and quick access to schools like Yerger Middle School. There is low traffic on the streets and it takes a 5-minute drive to downtown landmarks like the Bill Clinton Birthplace Historic Site.
- Job Market: Key job providers come from manufacturing, administration and healthcare. That said, Cooper Tire & Rubber Company, City of Hope municipal admin, Hope Public Schools, Tyson Foods, and Medical Park Hospital are some of the major employers.
- Recreation: Fair Park is a major attraction, featuring Huckabee Lake, a community center, football fields, and hosting the Watermelon Festival. Hempstead Hall offers theater performances. The city also has several museums and antique shops for visitors and residents. Furthermore, Historic Washington State Park is one of the main places to explore near Hope city, AR.
- High Crime Rate: Hope’s overall crime rate is 84% higher than the national average, making it an unsafe place to live.
- Poor School Performance: The district ranks in the bottom 50% statewide. Math proficiency is approximately 22% in compared to the state average of about 39%, and reading proficiency is about 26%, which is 14% less than the state average.
- Limited Job Diversity: Hope the economy is focused on sectors like education and healthcare. Hence, there is less scope to grow in the IT and finance sectors.
El Dorado offers easy access to parks and downtown shops. Homes for sale in El Dorado also provide convenience to the South Arkansas Regional Airport (9 miles away) and U.S. Highway 82. Meanwhile, local attractions such as Murphy Arts District and South Arkansas Arboretum are within a short driving range as well.
- Murphy‑Hill Residential Historic District: A historic neighborhood with early 20th‑century homes, including the Charles H. Murphy Sr. House and El Dorado Apartments. It’s within walking distance of downtown shops, Oil Heritage Park, and near the Murphy Arts District and Rialto Theatre.
- Mahony Historic District: The area has early‑to‑mid‑20th-century single-family homes. There is also an old St. Mary’s Episcopal Church (built 1950). There is a historic residence (former W.F. Mahony House) converted into a funerary business. Residents live close to downtown shops and restaurants.
- Blanchard Springs / Caledonia: Residents enjoy nearby city parks like Mellor Park and Lions Club Park. The neighborhood is served by El Dorado School District which heads school like Caledonia Elementary and Washington Middle.
- Job Market: El Dorado’s economy relies on oil refining and petrochemicals, manufacturing, timber and wood products, and retail trade. Major employers include Murphy USA, Delek US refinery, LANXESS, AmerCable, PotlatchDeltic, and First Financial Bank.
- Recreation: The city offers the Murphy Arts District for concerts and events, South Arkansas Arts Center, and Newton House Museum. Outdoor options include city parks, El Dorado Municipal Golf Course, nearby Calion Lake, and Felsenthal National Wildlife Refuge for wildlife viewing.
- Extreme Crime Levels: Compared to the national average, El Dorado’s violent crimes are 267% higher while overall crime is up by 127%, making the city unsafe.
- High Poverty Levels: Close to a quarter (23.9%) of the population in the city falls under poverty. It reflects bad policy decisions and unfair distribution of wealth.
- Flood Risk: El Dorado has elevated flood risk scores. Many areas of the city lie inside FEMA’s 100-year flood zone which are vulnerable to localized flooding from heavy rain and limited drainage.
West Memphis sits at the crossroads of I-40 and I-55, making it a key transportation and logistics hub. Homes for sale in West Memphis offer easy access to the Memphis International Airport, about 18 miles away. For job seekers, the healthcare and gaming sectors provide local opportunities.
- West Memphis North: Residents commute easily via nearby I‑40/I‑55 to the Memphis metro. The neighborhood is covered by West Memphis School District which operates multiple schools including West Jr. High School.
- West Memphis West: Residents have access to community parks and events like Freedom Fest at Tilden Rodgers Park. Furthermore, Hicks Park, Tilden Rodgers Sports Complex, West Memphis Christian School, and other local schools are within proximity as well.
- Hulbert: Originally a separate community, Hulbert retains historic roots near South Avalon and railroad corridors. Residents have access to nearby parks like Horton and Hightower. People from this and other neighborhoods can also be part of city programs such as the summer reading club and Freedom Fest.
- Job Market: The economy is supported by logistics, manufacturing, healthcare, and gaming sectors. Major employers include Schneider National Carriers, Southland Casino & Racing, FedEx Freight, Baptist Memorial Hospital–Crittenden, Robert Bosch Power Tool Distribution, and the Family Dollar distribution center.
- Recreation: West Memphis offers parks like Hicks, Horton, Hightower, and Tilden Rodgers Sports Complex. Southland Casino provides 2,300+ slots and table games. Meanwhile, the Community Center hosts Zumba classes. Other notable places include Delta Cultural Center and Meadowbrook Country Club.
- High Crime Activity: I‑40 corridor areas in West Memphis experience higher-than-average violent and property crime, including theft, burglary, and some drug-related offenses.
- Flood Risk Exposure: Proximity to the Mississippi River places parts (like Hulbert near Ten Mile Bayou) of West Memphis in FEMA-designated flood hazard zones. As a result, people living in flood-affected areas face higher costs of insurance.
- Poor School Performance: West Memphis School District ranks low statewide, with roughly 16–19% proficiency in math and reading.
Camden is about 90 minutes south of Little Rock on I‑30, giving easy highway access. You can boat, fish, or picnic at Sandy Beach Park on the Ouachita River, or explore historic places like Fort Lookout Civil War site. Plus, with ranch-style homes and modern apartments, you can live close to the river, parks, and history.
- Fairview: The area was developed around the former Fairview School District site (established in the 1920s). Residents get proximity to Fairview High School on Cash Road and churches like Fairview Missionary Baptist Church. Furthermore, Cash Road and the U.S. Highway 278 connects it to Fairview.
- Cullendale: The neighborhood was developed around the International Paper mill (opened 1927) and was annexed into Camden in 1956. Residents live near to old local churches like Cullendale First Baptist Church and Camden Riverfront Park on the Ouachita River.
- Herbert: Residents in Herbert enjoy easy access to U.S. Highways 79 and 278. The neighborhood thrives thanks to Southern Arkansas University Tech (SAU Tech), bringing youthful energy. There is also nearby Camden Riverfront Park, where you can fish, boat or take strolls along Ouachita River.
- Job Market: Camden’s economy is based on aerospace and defense manufacturing, tech, and education. Major employers include Lockheed Martin Missiles & Fire Control, Spectra Technologies, Camden Fairview School District, Southern Arkansas University Tech, and Ouachita County Medical Center.
- Recreation: Residents use Sandy Beach Park on White Oak Lake for fishing and picnicking and visit Poison Spring State Park, a preserved Civil War battlefield in Ouachita County. Cultural and religious attractions include the McCollum-Chidester House Museum and Shiloh Missionary Baptist Church.
- Natural Disaster Exposure: Camden suffers from frequent severe weather, including high winds and flooding from the Ouachita River. As a result, property and flood insurance cost premiums become costly.
- Scarce Amenities: As a small town of about 10,000, Camden offers few shopping centers, hospitals, or entertainment options. For more options, residents visit cities like Magnolia which is around 30 miles away.
- High Crime Risk: Camden’s violent crime is 203% above the national average, and overall crime is up 142%, making the city unsafe for residents.
Russellville offers diverse attractions, from fishing access at Lake Dardanelle State Park to neighborhoods near Arkansas Tech University. For travelers, the nearest commercial airport, Bill and Hillary Clinton National Airport, is located approximately 80 miles away in Little Rock.
- Downtown Russellville: This is a historic neighborhood which was originally developed between 1875 and 1930. In the area, you can stroll from Depot Park to boutiques, eateries, and galleries. You can also enjoy Art Walks, live music, and seasonal festivals like Russellville Christmas Parade minutes away.
- Skyline Heights: The neighborhood has several homes from the 1970s–1990s and well-kept streets. Schools like Russellville High are within close proximity, along with nearby community parks for family fun. Hop on AR‑7 highway in minutes, or take a short drive to Lake Dardanelle for boating, trails, and picnics.
- Job Market: Key industries include manufacturing, healthcare, education, and retail trade. Major employers include ConAgra Foods, Arkansas Tech University, Arkansas Nuclear One (energy), and St. Mary’s Regional Medical Center.
- Recreation: Outdoor fun awaits at Lake Dardanelle State Park with fishing, boating, and picnics. Petit Jean State Park offers Cedar Falls trails and campsites, while locals enjoy Arkansas Tech games and natural beauty in the Bona Dea Sanctuary. You can also watch basketball matches in Tucker Coliseum.
- High Poverty Levels: One fifth of the city’s population lives in poverty. Hence, you are more likely to entourage homelessness around the city.
- Hot Humid Summers: You should avoid Russellville if you don’t like humid places. Average highs reach 91–93 °F in July–August with around 70% humidity.
- Tornado Risk: Russellville experiences severe weather, with historical EF‑1 and EF‑2 tornadoes reported in and near the city, raising insurance premium costs.
In Fort Smith, you can enjoy over 30 parks like Ben Geren, multiple golf courses, and the scenic 13-mile Arkansas River Trail for hiking and biking. As a job seeker, you can also find steady opportunities in healthcare and manufacturing.
- Cavanaugh: The neighborhood is around 5–6 miles from downtown which makes running errands convenient. You can send children to Beard Elementary or other Fort Smith public schools. You can also enjoy family time in Ben Geren Park which features walking trails and a waterpark.
- South Fort Smith: You’ll enjoy quick access to Interstate 540, putting shopping, restaurants, and services just minutes away. Your children can attend Southside High, one of the top-rated schools nearby. You’re also only 4–5 miles from Fort Smith Regional Airport.
- Job Market: Fort Smith’s main industries are manufacturing and healthcare. Major local employers include Mercy Hospital‑Fort Smith, Baldor Electric, and Sparks Health System.
- Recreation: Enjoy your time at 810 Billiards & Bowling or smoke at the 906 Cocktail & Cigar Lounge, Fort Smith has ample choices for fun. Visit ArcBest Performing Arts Center for live performances or dance in western-themed nightclub called Electric Cowboy.
- Tornado and Flood Risk: Situated in “Tornado Alley,” Fort Smith experiences frequent severe weather, which historically has increased the risk of displacement and property damage.
- Underfunded Public Schools: Some public schools (eg. Morrison Elementary and Southside High) fell down in the 2025 state index, clearly showcasing the consequences of limited funding.
- Limited Job Diversity: The local economy lacks employment opportunities in tech, finance, and retail.
In Conway, utilities, groceries, and transport cost 7–13% less than the state average. You can boat and fish at Lake Conway or visit Little Rock, 30–40 min by car for a livelier night life. Besides that, you can also go hiking on Cadron Creek trails, which loop around Lake Conway.
- Brannon Landing: If you need close access to Lake Conway and Prince Street for retail shopping outlets, this neighborhood is a perfect fit. It also connects key roads like AR‑64 and U.S. 65 for commute.
- Pickles Gap: The area includes Pickles Gap Village, a small historic cluster of shops and eateries. Restaurants like Doc’s Coffee and local bakeries are close by as well. Moreover, proximity to U.S. 65 North and I‑40 make traveling in and out of the city easier.
- Job Market: Conway’s key economic sectors are healthcare, education, manufacturing, and IT. Key employers include Conway Regional Health System, University of Central Arkansas, Acxiom, and Conway Public Schools.
- Recreation: Beyond parks, enjoy boating and fishing at Lake Conway. Catch live music at Conway Symphony Orchestra or try beer at Stone’s Throw Brewing. For cultural sites, you can head to Arkansas Shakespeare Theatre. Don’t miss the Toad Suck Spasm festival or UCA sports at Farris Center either.
- Tornado Risk: Conway is in central Arkansas where frequent tornadoes and severe storms occur.
- Traffic Congestion: I‑40 and U.S. 65 carry heavy traffic throughout the day, with slowdowns especially during morning and evening peak hours.
- Hot Humid Summers: Summers are hot. Average highs reach the low 90 °F. Meanwhile, high humidity makes outdoor heat more intense.
Searcy is one of the cheapest places to live in AR and is home to Harding University and ASU-Searcy. The city promotes employment opportunities through YOU’RE HIRED program. Furthermore, it is around 50 miles away from the nearest commercial airport, Bill and Hillary Clinton National Airport (LIT).
- River Oaks: This is a suburban residential area with single-family homes. Residents enjoy access to nearby River Oaks Golf Club and Searcy Public Library. You can also enroll your children in public schools like Ahlf Junior High or choose private Harding Academy (K–12).
- Northeast Searcy: The neighborhood appeals to residents due to close proximity to Berryhill Park, which has playgrounds and tennis courts. For more outdoor activities, Searcy Bike Trail, Riverside Park, and the Searcy Swim Center are all easily accessible within the area.
- Job Market: Core sectors are Healthcare, education, manufacturing, retail, and distribution. Unity Health, Harding University, Walmart Super‑Center, and Land O’Frost are some of the major employers. There is also a YOU’RE HIRED program that connects graduating high school seniors with local employers.
- Recreation: You can explore historic exhibits at Pioneer Village or take swimming lessons at the Searcy Swim Center. You should also check out Get Down Downtown, an annual two-day festival with live music, games, and rides.
- Hot Humid Summers: Average temperature between June-August is 92°F June-August with around 70% humidity. As a result, frequent heat advisories and residents have to pay higher electricity bills as well.
- Police Understaffing: There are 2.8 officers per 1,000 residents, which may slow response times amid elevated crime rates.
- Elevated Crime Rates: Total crime rate in Searcy is 26% higher than the national average, increasing safety risk in the city.
Pro Tip If you’re looking for something in Northwest Arkansas, Bentonville could be a great option. From Downtown Bentonville to Hidden Springs, you’ll find a wide range of affordable houses in Bentonville with strong rental potential.
Diamond City (safety score of 97) and Vilonia (safety score of 88) are the cheapest and safest cities in Arkansas. They offer low crime rates, family-friendly neighborhoods, and a lively, welcoming lifestyle.
Top 3 Cheapest Cities to Live in Arkansas for Young Adults
When looking for the least expensive city to live in Arkansas, you want more than just cheap rent. You want good jobs, a fun lifestyle, and a city where you can thrive. These Arkansas cities deliver all three, with affordable housing and growing job markets.
| Rank | City | Why It’s Great for Young Adults |
|---|---|---|
| 1. | Fort Smith | Fort Smith combines one of the lowest overall costs of living in the state with a metro population near 90,000, giving young adults both affordability and city‑level amenities. If you want housing costs and rents below national averages, homes for sale in Fort Smith will offer a variety of choices. |
| 2. | Conway | Conway is home to three colleges, including the University of Central Arkansas. The cost-of-living index sits in the mid-80s, which is below the U.S. average of 100. Browse through homes for sale in Conway if you want to kick start your career in education, health care, technology, and logistics. |
| 3. | North Little Rock | North Little Rock is the economic center of central Arkansas and home to the Argonaut Trail system and Riverfront Park. The city offers jobs in health care, government, and logistics. Furthermore, homes for sale in North Little Rock give access to affordable housing and low daily expenses. |
Top 3 Inexpensive Places to Live in Arkansas for Families
Arkansas is a favorite among families for its natural beauty, low cost of living, and affordable housing. These three cities offer low living costs and top-notch schools.
| Rank | City | Why It’s Great for Families |
|---|---|---|
| 1. | Forrest City | The low housing costs help family budgets stretch farther. Forrest City has family‑friendly spots like Stuart Springs Park, a city park with walking paths and playgrounds that’s listed on the National Register of Historic Places. |
| 2. | Pine Bluff | Pine Bluff has single-family homes around $90K and rents under $800. Families can enjoy free kids’ art programs at the Arts & Science Center for Southeast Arkansas. Homes for sale in Pine Bluff are near schools like Dollarway High and Robert F. Morehead Middle. |
| 3. | Russellville | Homes for sale in Russellville are affordable, around $184,900, with rents under $900. Families can enjoy Lake Dardanelle and Riverfront Park. Kids can join youth camps at Arkansas Tech University. Local schools include Russellville High and Middle School. |
3 Best Affordable Places to Live in Arkansas for Retirees
Arkansas is a retiree’s haven. In these cities, you can find affordable homes, accessible healthcare, and safe communities. There are also plenty of outdoor activities like fishing, hiking, and biking to enjoy a comfortable, active lifestyle.
| Rank | City | Why It’s Great for Retirees |
|---|---|---|
| 1. | Helena-West Helena | Homes for sale in Helena-West Helena include single-family houses near downtown and along West Helena and Helena Crossing. Residents fish at Arkabutla Lake and enjoy walk trails along the Mississippi River Delta. |
| 2. | Hope | Hope is known for its annual Watermelon Festival. Retirees enjoy Fair Park and trails along Mike Huckabee Lake. Texarkana’s medical centers are a short drive away. Look for homes for sale in Hope within walking distance of local cafes like Coffee Fix and downtown shops. |
| 3. | Camden | The McCollum-Chidester House Museum showcases Civil War history. Homes for sale in Camden offer access to Fort Southerland Park. Poison Springs Battleground State Park is 14 miles northwest. Ouachita County Medical Center, and the Camden Senior Center are some main highlights as well. |
3 Hidden Costs to Consider in Arkansas
Even in the cheapest Arkansas cities to live in, home prices are only part of the cost. After severe storms and flooding in recent years, homeowners insurance premiums have increased across parts of the state. So, factor in homeowners and flood coverage along with property taxes when looking for the cheapest area to live in Arkansas.
- Homeowners Insurance: Most Arkansas homeowners pay $2,800–$3,300 annually for standard coverage, with higher-coverage or high-risk properties exceeding $4,000. Cities such as Bentonville, Rogers, and Fayetteville have lower rates due to elevation and reduced floodplain exposure.
- Flood Insurance: Standard homeowners insurance excludes flood damage. Separate FEMA NFIP or private policies average about $900–$1,000 per year, with pricing adjusted under FEMA’s Risk Rating 2.0 model.
- Property Taxes: Effective property tax rates in Arkansas are between 0.53%–0.59% of market value with homes assessed at 20% appraised value per state law. The final tax rate can different as per county.
Quick Tip Arkansas’s homestead property tax credit up to $600 per year on primary residence’s property taxes. However, it does not apply to second homes or investment properties.
Savings Breakdown: Cheapest Cities in Arkansas to Live In
Housing costs vary dramatically across Arkansas. Helena-West Helena residents save $3,114 monthly compared to Bentonville and $1,451 compared to Fort Smith. The following table breaks down these savings by median home price, monthly mortgage, property tax, insurance, and total monthly costs.
| City | Median Home Price | Avg. Monthly Mortgage | Insurance/taxes | Estimated Monthly Cost for a Single Person | Monthly Savings vs. Miami |
|---|---|---|---|---|---|
| Helena-West Helena | $15,000 | $95 | $474 | $569 | $3,114 |
| Fort Smith | $220,000 | $1,042 | $978 | $2,020 | $1,663 |
| Bentonville | $505,000 | $2,326 | $1,357 | $3,683 | – |
Affordable Living Beyond Arkansas
Not sure if the cheapest places in Arkansas to live will fit your budget? Here are a few surrounding states that offer affordable housing, a strong job market, and endless outdoor recreation, just like Arkansas.
Affordable Housing
The median house price in Mississippi is $268,200 which is close to median price in Arkansas. That said, are top 3 cheapest places to live in Mississippi:
- Jackson: Median home price is $108,000 and median rent is $1,100. Jackson’s cost of living is 9% below the national average. The city has a student-friendly, affordable lifestyle due to institutions like Jackson State University.
- Greenville: Median home price is $129,900 and median rent is $999. Greenville is a Delta regional hub with hospitals and basic cultural amenities. It has housing cost 47% below the national average.
- Greenwood: Median home price is $76,250 and median rent is $350. Cost of living is 22% lower than the national average. Furthermore, low utility expenses and short commuting time of 18 min on average life becomes convenient.
Strong Job Market
The Sooner State, Oklahoma is home to 6 Fortune 500 Companies including ONEOK. It also ranked 9th in job growth in 2024. That said, if you are looking for flouring job market with affordable cities, here are top 3 cheapest places to live in Oklahoma:
- Oklahoma City: Median home price is $268,500 and median rent is $1,039. The most recent unemployment rate is around 3.4%.
- Tulsa: Median home price is $246,230 and median rent is $1,006. Tulsa offers solid employment in manufacturing, healthcare, and growing tech sectors.
- Broken Arrow: Median home price is $305,000 and median rent is $1,241. The city ranks 3rd in the state for manufacturing jobs.
Outdoor Recreation
Abundant rivers, lakes, and forested mountains ideal for fishing, camping, and mountain biking. If you wish to explore the New River Gorge National Park and Appalachian Trail sections, here are the top 3 cheapest places to live in West Virginia:
- Beckley: Median home price is $137,750 and median rent is $1,000. Base for New River Gorge with rafting, hiking, climbing, and nearby state parks for cheap camping.
- Huntington: Median home price is $190,000 and median rent is $1,306. The city is on the bank of Ohio River with trails for biking, fishing. It also provides easy access to Carter Caves State Resort Park which offers hiking, spelunking, and kayaking opportunities.
- Morgantown: Median home price is $221,000 and median rent is $1,245. Near Coopers Rock Forest for hiking and views, with affordable homes.
Where Is the Cheapest Place to Live in Arkansas?
Helena-West Helena, Forrest City, and Hope are the most affordable cities to live in Arkansas. These areas deliver more than just low prices; they also provide stable employment opportunities, abundant outdoor recreation, and a cost of living approximately 7% below the national average.
Moving to Arkansas also offers valuable tax advantages, with property taxes averaging at 0.59%. Whether you’re relocating or buying your first home, you can browse listings, compare prices, and make offers online.
