Thirty people a day are moving to Northwest Arkansas, yet headlines still warn of a frozen housing market and struggling offices. We sat down with Mervin, the economist behind the Skyline Report, to decode what’s actually happening in NWA and why fundamentals here keep bucking national trends. From population inflows and university-driven talent to low office vacancies and steady multifamily absorption, we lay out the signals investors should watch and the moves that make sense right now. We start with the macro picture—rate cuts, data uncertainty from the government shutdown, tariff distortions, and the surprising twin engines of growth: the AI/data center boom and high‑income services spending. Then we zoom into the local market. Mortgage rates have reset expectations, but NWA’s price growth has moderated rather than reversed, and vacancies remain historically low. Office? Still tight, thanks to short commutes and a compact urban footprint that makes hybrid work viable without hours on the highway. Industrial and warehouse space stay in demand as e‑commerce logistics cluster close to consumers. Even retail is healthier than expected, especially in walkable downtown districts that keep attracting foot traffic. The structural story is where the long‑term alpha lives. Smaller bedroom communities hit water and sewer limits, so near‑term growth must concentrate in the big cities with bonding capacity. That constraint is an opportunity: invest in infrastructure, build more mixed‑use nodes, and create multiple “mini‑cores” so people can live near work, food, and culture without starting every trip on I‑49. We compare NWA to fast‑growing peers like Austin and Raleigh, highlighting strengths in employment growth and emerging tech, and gaps in educational attainment and new business formation. The takeaway for investors is simple: prioritize areas with proven demand drivers, short commutes, and plans for new infrastructure; track population growth and vacancy rates; and look hard at infill near emerging cores where walkability and access command durable premiums. Want more data‑driven insights on Northwest Arkansas real estate? Follow the show, share this episode with a colleague, and leave a quick review so others can find us. Got a question or a deal you want us to dissect? Send it our way—and join the conversation on Instagram, Facebook, and LinkedIn.

<description>&lt;p&gt;Thirty people a day are moving to Northwest Arkansas, yet headlines still warn of a frozen housing market and struggling offices. We sat down with Mervin, the economist behind the Skyline Report, to decode what’s actually happening in NWA and why fundamentals here keep bucking national trends. From population inflows and university-driven talent to low office vacancies and steady multifamily absorption, we lay out the signals investors should watch and the moves that make sense right now.&lt;br/&gt;&lt;br/&gt;We start with the macro picture—rate cuts, data uncertainty from the government shutdown, tariff distortions, and the surprising twin engines of growth: the AI/data center boom and high‑income services spending. Then we zoom into the local market. Mortgage rates have reset expectations, but NWA’s price growth has moderated rather than reversed, and vacancies remain historically low. Office? Still tight, thanks to short commutes and a compact urban footprint that makes hybrid work viable without hours on the highway. Industrial and warehouse space stay in demand as e‑commerce logistics cluster close to consumers. Even retail is healthier than expected, especially in walkable downtown districts that keep attracting foot traffic.&lt;br/&gt;&lt;br/&gt;The structural story is where the long‑term alpha lives. Smaller bedroom communities hit water and sewer limits, so near‑term growth must concentrate in the big cities with bonding capacity. That constraint is an opportunity: invest in infrastructure, build more mixed‑use nodes, and create multiple “mini‑cores” so people can live near work, food, and culture without starting every trip on I‑49. We compare NWA to fast‑growing peers like Austin and Raleigh, highlighting strengths in employment growth and emerging tech, and gaps in educational attainment and new business formation. The takeaway for investors is simple: prioritize areas with proven demand drivers, short commutes, and plans for new infrastructure; track population growth and vacancy rates; and look hard at infill near emerging cores where walkability and access command durable premiums.&lt;br/&gt;&lt;br/&gt;Want more data‑driven insights on Northwest Arkansas real estate? Follow the show, share this episode with a colleague, and leave a quick review so others can find us. Got a question or a deal you want us to dissect? Send it our way—and join the conversation on Instagram, Facebook, and LinkedIn.&lt;/p&gt;</description>

Thirty people a day are moving to Northwest Arkansas, yet headlines still warn of a frozen housing market and struggling offices. We sat down with Mervin, the economist behind the Skyline Report, to decode what’s actually happening in NWA and why fundamentals here keep bucking national trends. From population inflows and university-driven talent to low office vacancies and steady multifamily absorption, we lay out the signals investors should watch and the moves that make sense right now.  We...

Ep. 83 - Why Northwest Arkansas Keeps Beating The Headlines In Housing And Jobs

Northwest Arkansas real estate keeps surprising the skeptics, and we’re mapping the why behind it. We dig into fresh sales counts, median price bands, and the county split that explains so much of the region’s momentum. From Bella Vista’s rise and Bentonville’s gravity to the distinct feel of Rogers submarkets, we show how job growth, vendor proximity to Walmart, and buildability constraints shape where investors win and how long it takes to get paid. We break down a practical underwriting playbook for out-of-state buyers and locals alike: when “break even” near the Walmart campus makes long-term sense, how to time student housing in Fayetteville around pre-leasing windows, and why rent per square foot must be balanced with realistic chunk rents and vacancy. Rogers gets a closer look, from luxury-leaning Pinnacle to steady downtown and lake-adjacent pockets that behave like a separate ecosystem with more short-term rentals and lifestyle premiums. We also surface smaller cities—Pea Ridge, Prairie Grove, Siloam Springs, Gentry—where thin supply, universities, and charming downtowns can create outsized opportunities if you know how to read the data. If you’re trying to replace income today, we talk candidly about where cap rates live in Arkansas and why Little Rock or Fort Smith might better fit a cash-flow-first plan. If you’re playing the long game, we outline the case for staying close to the corporate hubs and how light value-add from the 1970s to early 2000s can bridge yield and appreciation. We even touch on a tactical 2025 short-term rental and bonus depreciation approach, with the reminder to consult a CPA and underwrite conservatively. By the end, you’ll know how to turn Northwest Arkansas data into clear buy boxes, credible rent assumptions, and five-to-ten-year paths you can actually commit to. Enjoyed the conversation and want more? Follow the show, share it with a friend who invests, and leave a quick review so we can keep bringing you sharp, local intel that helps you make better real estate decisions.

<description>&lt;p&gt;Northwest Arkansas real estate keeps surprising the skeptics, and we’re mapping the why behind it. We dig into fresh sales counts, median price bands, and the county split that explains so much of the region’s momentum. From Bella Vista’s rise and Bentonville’s gravity to the distinct feel of Rogers submarkets, we show how job growth, vendor proximity to Walmart, and buildability constraints shape where investors win and how long it takes to get paid.&lt;br/&gt;&lt;br/&gt;We break down a practical underwriting playbook for out-of-state buyers and locals alike: when “break even” near the Walmart campus makes long-term sense, how to time student housing in Fayetteville around pre-leasing windows, and why rent per square foot must be balanced with realistic chunk rents and vacancy. Rogers gets a closer look, from luxury-leaning Pinnacle to steady downtown and lake-adjacent pockets that behave like a separate ecosystem with more short-term rentals and lifestyle premiums. We also surface smaller cities—Pea Ridge, Prairie Grove, Siloam Springs, Gentry—where thin supply, universities, and charming downtowns can create outsized opportunities if you know how to read the data.&lt;br/&gt;&lt;br/&gt;If you’re trying to replace income today, we talk candidly about where cap rates live in Arkansas and why Little Rock or Fort Smith might better fit a cash-flow-first plan. If you’re playing the long game, we outline the case for staying close to the corporate hubs and how light value-add from the 1970s to early 2000s can bridge yield and appreciation. We even touch on a tactical 2025 short-term rental and bonus depreciation approach, with the reminder to consult a CPA and underwrite conservatively. By the end, you’ll know how to turn Northwest Arkansas data into clear buy boxes, credible rent assumptions, and five-to-ten-year paths you can actually commit to.&lt;br/&gt;&lt;br/&gt;Enjoyed the conversation and want more? Follow the show, share it with a friend who invests, and leave a quick review so we can keep bringing you sharp, local intel that helps you make better real estate decisions.&lt;/p&gt;</description>

Northwest Arkansas real estate keeps surprising the skeptics, and we’re mapping the why behind it. We dig into fresh sales counts, median price bands, and the county split that explains so much of the region’s momentum. From Bella Vista’s rise and Bentonville’s gravity to the distinct feel of Rogers submarkets, we show how job growth, vendor proximity to Walmart, and buildability constraints shape where investors win and how long it takes to get paid.  We break down a practical underwriting p...

Ep. 82 - How To Use NWA Market Data To Underwrite Winning Real Estate Deals

A balanced market doesn’t mean boring. We unpack why months of supply, days on market, and price per square foot are the true compass points for Northwest Arkansas real estate right now, and how those trends translate into leverage for buyers, sellers, and investors. With guest analyst Desiree Stock of NWA Look, we dig into county-level shifts, transaction hotspots, and the ripple effects of builder incentives that are making some new construction deals beat comparable resales on total monthly cost. We get practical about upgrades that actually move the needle: paint and countertops consistently shorten days on market and improve rent, while pools tend to deliver more joy than equity. On the investment side, we explain how inspection periods have become a second round of negotiation, why inventory upswings differ between Benton and Washington counties, and how to weigh short-term price seasonality against the more reliable rise in price per foot. Expect clear guidance on reading submarket data, timing decisions with seasonality, and choosing improvements that align with neighborhood ceilings, not just taste. Looking ahead, we spotlight the cities we’re most excited about: Pea Ridge, Bella Vista, Tontitown, and Elm Springs, thanks to improving access, lower entry costs, and spillover from core markets. We also touch on Centerton’s infrastructure constraints and what that could mean for supply, plus a bullish case for Springdale’s housing demand and Fort Smith’s steady, lower-competition opportunities. If you’re refining your buy box, debating when to sell, or deciding between new build incentives and resale value, this conversation gives you the framework and the data to act with confidence. Enjoyed the insights? Follow the show, share this episode with a friend who invests in NWA, and leave a quick review so more people can find these market-driven breakdowns.

<description>&lt;p&gt;A balanced market doesn’t mean boring. We unpack why months of supply, days on market, and price per square foot are the true compass points for Northwest Arkansas real estate right now, and how those trends translate into leverage for buyers, sellers, and investors. With guest analyst Desiree Stock of NWA Look, we dig into county-level shifts, transaction hotspots, and the ripple effects of builder incentives that are making some new construction deals beat comparable resales on total monthly cost.&lt;br/&gt;&lt;br/&gt;We get practical about upgrades that actually move the needle: paint and countertops consistently shorten days on market and improve rent, while pools tend to deliver more joy than equity. On the investment side, we explain how inspection periods have become a second round of negotiation, why inventory upswings differ between Benton and Washington counties, and how to weigh short-term price seasonality against the more reliable rise in price per foot. Expect clear guidance on reading submarket data, timing decisions with seasonality, and choosing improvements that align with neighborhood ceilings, not just taste.&lt;br/&gt;&lt;br/&gt;Looking ahead, we spotlight the cities we’re most excited about: Pea Ridge, Bella Vista, Tontitown, and Elm Springs, thanks to improving access, lower entry costs, and spillover from core markets. We also touch on Centerton’s infrastructure constraints and what that could mean for supply, plus a bullish case for Springdale’s housing demand and Fort Smith’s steady, lower-competition opportunities. If you’re refining your buy box, debating when to sell, or deciding between new build incentives and resale value, this conversation gives you the framework and the data to act with confidence.&lt;br/&gt;&lt;br/&gt;Enjoyed the insights? Follow the show, share this episode with a friend who invests in NWA, and leave a quick review so more people can find these market-driven breakdowns.&lt;/p&gt;</description>

A balanced market doesn’t mean boring. We unpack why months of supply, days on market, and price per square foot are the true compass points for Northwest Arkansas real estate right now, and how those trends translate into leverage for buyers, sellers, and investors. With guest analyst Desiree Stock of NWA Look, we dig into county-level shifts, transaction hotspots, and the ripple effects of builder incentives that are making some new construction deals beat comparable resales on total monthl...

EP. 81: Real Data, Real Deals - NWA by the Numbers

Ready to rethink what “smart” real estate growth really looks like? We’re joined by investor-operator Karina Sosa, who started with land splits and a couple of duplexes and scaled into multifamily, commercial, short-term rentals, and development across Northwest Arkansas, Texas, Oklahoma, and Mexico. Her blueprint blends discipline and creativity: live below your means, stay hands-on until each asset runs smoothly, and use 1031 exchanges and banking relationships to multiply wins without betting the farm. We dig into the tradeoffs between cash flow and appreciation and how to read the market you’re in, why a modest cash-on-cash in Fayetteville can still be a great buy, and why a Fort Smith deal must cash flow on day one. Karina explains why she moved many units into commercial for lighter day-to-day operations, how in-house maintenance and marketing improved speed and occupancy, and what it takes to stabilize assets quickly after acquisition. She also opens up about short-term rentals, from turning a family home into an Airbnb to using beach properties in Mexico to cover carrying costs while keeping personal flexibility. Financing and relationships are a through-line here. We talk 1031s, conservative leverage, and how to work with lenders who think creatively, from using portfolio equity for down payments to matching projects with banks that actually want your deal. Karina shares real numbers on deals that moved the needle, and the leadership habits that kept growth sustainable: over-communicate with contractors, answer the phone, reward your team, and partner with people whose strengths offset your weaknesses and whose incentives are truly aligned. If you’re an investor in NWA or any appreciation market, you’ll walk away with practical ways to build equity, protect downside, and operate with clarity. Subscribe, share this episode with a friend who’s scaling, and leave a quick review to tell us your biggest takeaway. We’d love to hear what you’re building next.

<description>&lt;p&gt;Ready to rethink what “smart” real estate growth really looks like? We’re joined by investor-operator Karina Sosa, who started with land splits and a couple of duplexes and scaled into multifamily, commercial, short-term rentals, and development across Northwest Arkansas, Texas, Oklahoma, and Mexico. Her blueprint blends discipline and creativity: live below your means, stay hands-on until each asset runs smoothly, and use 1031 exchanges and banking relationships to multiply wins without betting the farm.&lt;br/&gt;&lt;br/&gt;We dig into the tradeoffs between cash flow and appreciation and how to read the market you’re in, why a modest cash-on-cash in Fayetteville can still be a great buy, and why a Fort Smith deal must cash flow on day one. Karina explains why she moved many units into commercial for lighter day-to-day operations, how in-house maintenance and marketing improved speed and occupancy, and what it takes to stabilize assets quickly after acquisition. She also opens up about short-term rentals, from turning a family home into an Airbnb to using beach properties in Mexico to cover carrying costs while keeping personal flexibility.&lt;br/&gt;&lt;br/&gt;Financing and relationships are a through-line here. We talk 1031s, conservative leverage, and how to work with lenders who think creatively, from using portfolio equity for down payments to matching projects with banks that actually want your deal. Karina shares real numbers on deals that moved the needle, and the leadership habits that kept growth sustainable: over-communicate with contractors, answer the phone, reward your team, and partner with people whose strengths offset your weaknesses and whose incentives are truly aligned.&lt;br/&gt;&lt;br/&gt;If you’re an investor in NWA or any appreciation market, you’ll walk away with practical ways to build equity, protect downside, and operate with clarity. Subscribe, share this episode with a friend who’s scaling, and leave a quick review to tell us your biggest takeaway. We’d love to hear what you’re building next.&lt;/p&gt;</description>

Ready to rethink what “smart” real estate growth really looks like? We’re joined by investor-operator Karina Sosa, who started with land splits and a couple of duplexes and scaled into multifamily, commercial, short-term rentals, and development across Northwest Arkansas, Texas, Oklahoma, and Mexico. Her blueprint blends discipline and creativity: live below your means, stay hands-on until each asset runs smoothly, and use 1031 exchanges and banking relationships to multiply wins without bett...

EP. 80: No Property Manager, No Problem: DIY to 300 Doors

Growth doesn’t happen by accident. We sit down with Springdale leaders Sharon Tromburg and Paxton Roberts to unpack the policies, projects, and partnerships behind a decade of downtown momentum, and what’s coming next. From the first-in-NWA form-based code to a city culture that helps good projects cross the finish line, the blueprint for sustainable growth is hiding in plain sight on Emma Avenue. We tour tangible wins: the Market Center of the Ozarks blending farmer support with food innovation, a new senior center delivered early and under budget, and Hotel Sundry rising with direct Greenway access. Housing steps into the spotlight with Big Emma, Via Emma, and nonprofit-led workforce homes on East Emma near Dean’s Trail. Sharon explains how Springdale’s density bonus makes attainable units pencil, while Paxton maps why more residents downtown equal steadier restaurants, better retail, and a real shot at a full-service grocery. Beyond downtown, the medical corridor surges with Arkansas Children’s expansion, Highlands Oncology, and UAMS Orthopedics in the pipeline. Industrial investment and build-to-rent communities round out a diversified job base. We get candid on infrastructure, water, sewer, roads, and trails, and how Springdale plans for transportation choice to keep household costs down. And yes, we tackle parking with data-driven solutions, public-private options, and why structured parking unlocks higher-value land uses and stronger tax revenue. You’ll leave with a clear sense of why Springdale is investor-friendly, how local developers shaped an authentic culinary scene (hello, AQ Chicken’s return and Onyx’s Coffee Lab), and where the next opportunities sit, from infill and adaptive reuse to workforce housing near the Greenway. If you’re betting on Northwest Arkansas, this is your field guide to Springdale’s strategy. Enjoy the conversation, then subscribe, rate, and share to help more builders, neighbors, and city-shapers find it.

<description>&lt;p&gt;Growth doesn’t happen by accident. We sit down with Springdale leaders Sharon Tromburg and Paxton Roberts to unpack the policies, projects, and partnerships behind a decade of downtown momentum, and what’s coming next. From the first-in-NWA form-based code to a city culture that helps good projects cross the finish line, the blueprint for sustainable growth is hiding in plain sight on Emma Avenue.&lt;br/&gt;&lt;br/&gt;We tour tangible wins: the Market Center of the Ozarks blending farmer support with food innovation, a new senior center delivered early and under budget, and Hotel Sundry rising with direct Greenway access. Housing steps into the spotlight with Big Emma, Via Emma, and nonprofit-led workforce homes on East Emma near Dean’s Trail. Sharon explains how Springdale’s density bonus makes attainable units pencil, while Paxton maps why more residents downtown equal steadier restaurants, better retail, and a real shot at a full-service grocery.&lt;br/&gt;&lt;br/&gt;Beyond downtown, the medical corridor surges with Arkansas Children’s expansion, Highlands Oncology, and UAMS Orthopedics in the pipeline. Industrial investment and build-to-rent communities round out a diversified job base. We get candid on infrastructure, water, sewer, roads, and trails, and how Springdale plans for transportation choice to keep household costs down. And yes, we tackle parking with data-driven solutions, public-private options, and why structured parking unlocks higher-value land uses and stronger tax revenue.&lt;br/&gt;&lt;br/&gt;You’ll leave with a clear sense of why Springdale is investor-friendly, how local developers shaped an authentic culinary scene (hello, AQ Chicken’s return and Onyx’s Coffee Lab), and where the next opportunities sit, from infill and adaptive reuse to workforce housing near the Greenway. If you’re betting on Northwest Arkansas, this is your field guide to Springdale’s strategy. Enjoy the conversation, then subscribe, rate, and share to help more builders, neighbors, and city-shapers find it.&lt;/p&gt;</description>

Growth doesn’t happen by accident. We sit down with Springdale leaders Sharon Tromburg and Paxton Roberts to unpack the policies, projects, and partnerships behind a decade of downtown momentum, and what’s coming next. From the first-in-NWA form-based code to a city culture that helps good projects cross the finish line, the blueprint for sustainable growth is hiding in plain sight on Emma Avenue.  We tour tangible wins: the Market Center of the Ozarks blending farmer support with food innova...

EP. 79: Springdale's Next Boom

THE number one source for all things real estate investing in Northwest Arkansas. Join Zach Stanley, Brandon Still, and Brian Wagers as we dive deep into topics that will help you in your real estate journey. We will share our wealth of knowledge along with many guests that we will have on the show. Join us on this real estate journey of local investors, you won't regret it.

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