Calhoun County, Arkansas Housing Market

📝 Editor's Insight

Calhoun County, Arkansas, functions as a distinctively affordable housing market, characterized by extreme price-to-income disparities relative to national standards. With a median home value of $110,700 and a median household income of $66,809, the price-to-income ratio stands at 1.66, less than half the national average of 3.20. This metric, coupled with a rent burden of 13.8%—significantly below the national 17.2%—categorizes the area as highly favorable for owner-occupants seeking low entry costs. The market is not a traditional renter’s market, as the price-to-rent ratio of 12.0 falls well below the national 18.7, indicating that purchasing remains substantially more economical than long-term renting. The high owner-occupancy rate of 87.8% further reinforces the dominance of the ownership model in this small community of 4,704 residents. Recent market dynamics reveal a sharp acceleration in home values, with prices rising 13.8% year-over-year to reach $110,700 in 2024. This surge follows a 17.7% increase in 2023, marking a significant departure from the modest 0.9% to 4.4% growth observed between 2019 and 2021. While home values have escalated rapidly, the median gross rent of $769 remains comparatively stable, creating a notable divergence where asset appreciation outpaces rental income growth. This trend suggests that the local housing stock is experiencing a valuation re-rating, likely driven by limited supply rather than broad-based economic expansion. The local economy supports this constrained supply view, with only two new single-family units authorized in 2025 and a total employment base of just 3,193 jobs. Average weekly wages of $1,545 provide a modest income floor, but the scarcity of new construction limits the ability to meet rising demand. Regional context highlights that Calhoun County’s home values are 21.7% below the Arkansas state average and 51.4% below the national mean, despite median incomes being nearly on par with the national benchmark at 98.3% of the average. This income-price disconnect is the primary driver of the county’s affordability advantage. Migration data indicates a net gain of 69 filers between 2021 and 2022, with inflows and outflows averaging similar income levels, suggesting that population changes are not driven by high-income migration but rather by modest demographic shifts. For potential buyers, the current 7.40% mortgage rate impacts monthly payments, yet the low purchase price mitigates this cost. The combination of stagnant new supply and accelerating price growth indicates that affordability, while still superior to national norms, is eroding rapidly, making current entry points critical for those seeking long-term equity in this rural Arkansas market.

Analyzed on 2026-10-12 using U.S. Census ACS 2024 data and AI reasoning.