BNB Hot / What's my home worth?
Home value
What's my Hot Springs home worth?
An instant estimate from live local list-price data, then a real valuation from a local agent, with the short-term-rental angle built in.
Get a rough, instant idea of what your Hot Springs home might fetch, built from today's list-price data for your ZIP. Then, when you want a real number, a local agent runs the comparable sales and the one check no national tool makes: whether the address can be licensed to rent.
Estimate your home's value
Pick your ZIP, enter beds, baths, square feet and condition. The tool multiplies your square footage by the current median price per square foot in that ZIP, then nudges it for size and condition. Everything stays on this page.
Enter your details above
Then tap "Show my estimate" for an instant range built from live Hot Springs data.
The estimate loads the current price per square foot for your ZIP from our Hot Springs feed.
What this is. A rough, instant estimate from current list-price data, not an appraisal and not a comparative market analysis. It cannot see your lot, your view, recent updates, lake or dock access, or what homes nearby have actually sold for. Use it to set a ballpark, then get a real number from an agent.
The numbers behind your estimate
No black box. Here is exactly how the tool gets to a range, so you can judge how much to trust it.
- Start from local price per square foot. It pulls the current median $/sq ft for your ZIP from our live Hot Springs feed, not a national average. The Lake Hamilton corridor runs well above the in-town and outlying county codes, so the ZIP you pick matters.
- Multiply by your square footage. That gives a baseline off what buyers in your ZIP are paying per foot today.
- Adjust for condition. A dated home trades below the median per foot; a renovated or high-end home trades above it. The condition setting shifts the baseline up or down.
- Nudge for size and rooms. Extra bedrooms and baths move the figure a little, within a tight band, because beyond a point the market pays for finish and location, not just room count.
- Show a range, not a false-precision number. The result is a band around the baseline, because a single-dollar estimate from list-price data would be pretending to a confidence it doesn't have.
The one thing no national estimator checks
A Zestimate or a Redfin Estimate values your home as a place to live. In Hot Springs, a second number can sit on top of that: whether the address can legally earn nightly rental income.
- Rental-eligible can be worth more. A property that can operate as a short-term rental can command a premium from investors, because it produces income a plain residence doesn't.
- New city licenses are closed. Residential STR licenses inside Hot Springs have been capped at 400 and full since July 1, 2025, with no waitlist. That scarcity makes an already-eligible or exempt property harder to replace.
- Some paths stay open. New licenses remain available in non-residential zones, on Historic Property Registry properties, and for condos recorded before January 18, 2022. A commercial-zone address can still get a brand-new license.
- Outside the city, the cap doesn't apply. Much of Garland County, including stretches of the Lake Hamilton corridor, sits outside city limits, where the city's license and its closed cap don't govern. Jurisdiction is decided address by address.
A license is tied to the owner's application and does not transfer automatically in a sale. Confirm any address with the city's Planning & Development office at 501-321-6905 before pricing in rental value.
Get a real valuation from The Bergeron Group
An instant estimate sets a ballpark. A real number comes from someone who walks the comparable sales on your street and knows which buyers are active right now. Nancy Bergeron of The Bergeron Group, Keller Williams, prepares a proper comparative market analysis for your home, with the rental-income angle factored in where it applies. No cost, no obligation.
The Bergeron Group, Keller Williams · 501-463-6328 · thebergerongroup.com. We'll never sell your details or hand them to a lead mill; one local team sees this form.
Common questions
How accurate is this home value estimate?
Treat it as a rough, instant starting point, not an appraisal or a CMA. It multiplies the current median price per square foot for your ZIP by your square footage, then adjusts for condition and size. It cannot see your lot, your view, your updates, dock or lake access, or recent sold prices nearby. National automated estimates run a median error around 7% for off-market homes and miss by much more in thin markets like ours. For a real number, get a comparative market analysis from a local agent.
Where do the numbers come from?
The price per square foot loads live from realhotsprings.com, a public export of the CARMLS and HSBOR feeds, carrying its own as-of date. These are list prices, not sold prices. It is not the MLS itself and not a licensed IDX feed, so some listings are left out and figures can trail the MLS by a day.
Why does short-term rental eligibility affect my home's value?
A property that can legally operate as a short-term rental can be worth more to an investor than one that cannot, because it can produce nightly income. New residential STR licenses inside the city have been capped at 400 and full since July 1, 2025, with no waitlist, which makes an already-eligible or exempt property scarcer. New licenses remain open in non-residential zones, on Historic Property Registry properties, and for condos recorded before January 18, 2022. Check any address on our STR eligibility checker before you price in rental value.
Do I have to give my phone number to see the estimate?
No. The estimate runs in your browser and shows immediately with no account and no phone number. Most portals make you register first. The contact form is optional and only for when you want a real valuation from a local agent.
Is this the same as a Zestimate or a Redfin Estimate?
It uses the same idea, a quick model off local price data, but it is built on Hot Springs list prices and it shows you the exact per-square-foot figure it used, which the big portals hide. It also factors in the one thing no national estimator considers here: whether the address can be licensed as a short-term rental.
Keep going
Where to head next on BNB Hot and across our Hot Springs network.
Live market dashboard
Median prices by ZIP, days on market and a mortgage calculator, all open, all dated.
Seller's guide
How to price to this market, and why a working rental tends to sell faster than an empty house.
Buyer's guide
The steps in order, with the STR-eligibility check built in before you write an offer.
STR eligibility checker
Type an address and see city or county, zoning, and whether a new license is possible.
Luxury homes
Waterfront estates and high-end listings around Lake Hamilton and Lake Catherine.
The Bergeron Group
Keller Williams brokerage behind BNB Hot. Call or text 501-463-6328.
An estimate points; a local prices it
Nancy Bergeron and The Bergeron Group, Keller Williams, run the real comparables and the rental math every day. Get a proper valuation, no cost and no pressure.