What a Bella Vista house pays
Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.
Sent only to free public map services to find who serves it. Not stored unless you save your house.
Starts at the typical market value, $296,700; your assessed value is often lower. Typical use.
- Property tax$3,093
1.245% of $296,700, minus the $600 arkansas homestead property tax credit
- Electricity and gas$2,748
1087.5 kWh a month $1,864 · 41.89 therms $772 · city utility tax $112
- Water$1,008
7,000 gallons a month on Bella Vista Village POA Water Department: water $84 a month
- Trash$219
96-gallon cart (one per home), $18 a month
- Home insurance$1,740
Typical premium $1,740
A Bella Vista house at the typical market value ($296,700) pays about $8,800 a year: $3,090 property tax and charges, $1,010 water, $220 trash, $2,750 electricity and gas, $1,740 home insurance. Estimated from public rates, not anyone's actual bill.
Rates checked Oct 21, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.
Ways to pay less
One change saves this house about $1,285 a year:
Bring water use down to 2 units
$1,285 a yearAbove 2 units a month, Bella Vista Village POA Water Department charges $15.29 a unit instead of $0.00.
How: Most of the top tier is outdoor watering: fix leaks and water less often in summer.
Worth checking
Free leak alerts with EyeOnWater
POA water meters can be watched in the EyeOnWater app, which sends email or text alerts when a leak is detected or use passes a level you set.
How: Register for EyeOnWater; questions go to POA Water Billing at (479) 855-8000, option 1.
One bulk item picked up each week
Trash service includes one bulk item per week, such as a mattress, grill or exercise equipment, scheduled in advance.
How: Schedule it with Republic Services at 800-431-1507.
Appliance pickup in April and October
Twice a year the city collects appliances for residents with Republic Services accounts in good standing. Appliances must be registered in advance.
How: Register through the city before the spring or fall pickup week.
Recycle free at the Bella Vista Recycling Center
Drop off recyclables at 400 Pinion Bluff Drive, open 24 hours a day, six days a week (closed Sundays). Curbside recycling, if it starts, will cost $6.50 a month.
How: Take clean, empty, dry recyclables to the center.
Carroll Electric eBundle credit$1 a month off
Members who use both electronic billing (eBilling) and electronic draft (eDraft) get a $1.00 monthly billing credit.
How: Sign up for both eBilling and eDraft with Carroll Electric.
Money dates
- Dec 31, 2026in 69 daysSign up by December 31, 2026 for optional curbside recycling; it starts Jan. 1, 2027 only if at least 1,250 households register.
- May 31Last day to list property for assessment without a penalty.
- Oct 15Deadline to register for the homestead tax credit with the county assessor: on or before October 15 of the year after the assessment.
- 15th of each monthPOA water bills are due on receipt; a 10% late fee ($12 minimum) is charged if payment is not received by the 15th.
Who serves this house
- Water
- Bella Vista Village POA Water Department
- Bella Vista Village POA Water Department: a minimum monthly bill of $24.11 covers up to 1,500 gallons; additional water is $11.44 per 1,000 gallons. Bills are mailed monthly.
- Property tax
- 1.24% of value
- 2025 tax year, payable Oct. 15, 2026 (Benton County)
- Sewer
- Village Waste Water (private)
- Around 75% of homes have no sewer access and use a septic system
- Electricity
- Carroll Electric Cooperative Corporation
- Carroll Electric's tariff adds Bella Vista's 4.25% municipal tax
- Gas
- Black Hills Energy Arkansas
- Natural gas; Bella Vista franchise tax 4.25%
- Schools
- Bentonville Schools
- Most students on the east and central part of the city; the west side attends Gravette Schools and the far east side Pea Ridge Schools
Your water
- Source
- The POA buys water from Bentonville Water Utilities (supplied by Beaver Water District) and from the Benton-Washington Regional Public Water Authority; both draw on Beaver Lake.
- Lead
- In 2023 tap sampling, the 90th-percentile lead level was 0.001 ppm (action level 0.015 ppm), with 0 of 30 sites over the action level.
- Fluoride
- All purchased water is fluoridated to optimal levels under Arkansas Department of Health rules.
Other AR cities
What a Conway house paysWhat a Fort Smith house paysWhat a Bentonville house paysWhat a Centerton house paysWhat a Sherwood house paysWhat a Lowell house paysWhat a Fayetteville house paysWhat a Benton house paysWhat a Farmington house paysWhat a Siloam Springs house paysWhat a Jonesboro house paysWhat a Paragould house pays
How these numbers are made
- Property tax: Arkansas assesses a home at 20% of market value and applies the total millage. For the 2025 taxes due Oct. 15, 2026, the most common Bella Vista area (inside the city, Bentonville School District) carries 62.23 mills: Bentonville School District 46.8, City of Bella Vista 5.73 and Benton County 9.7, which includes 2.6 mills for NorthWest Arkansas Community College (only the Bentonville and Rogers school districts pay it), so we show the county as 7.1. On market value that is 1.2446%, about $3,693 on the $296,700 Census median before the homestead credit. Homes in the Gravette School District pay 51.72 mills and those in the Pea Ridge School District 57.93 mills. The state's breakdown lists the city at 5.81 mills; we use the 5.73 in its total table, which matches the 62.23 total.
- Homestead credit: Arkansas's homestead property tax credit takes up to $600 off the tax bill of an owner-occupied home (Act 330 of 2025, for assessment years from 2025); we subtract $600 from the tax. Lawmakers voted in April 2026 to raise it to $675 for later years; that is not included.
- Water: Bella Vista Village POA, $24.11 a month minimum covering the first 1,500 gallons, then $11.44 per 1,000 gallons. Homes on the Centerton Water District pay that district's rates instead. Sewer is $0 because about 75% of homes use septic; homes on Village Waste Water sewer pay its charge, which is not included, and septic pumping is not included either.
- Garbage: Republic Services' residential rate in the city contract, $18.28 a month for one 96-gallon cart weekly (of which $1.75 goes to the city for streets), billed quarterly; the mayor said the 2027 rate is the same as this year's. Optional yard waste and curbside recycling are not included.
- Electricity: Carroll Electric Rate 1. Winter (7 months) prices use above 500 kWh at 11.456 cents and summer (5 months) at 12.397 cents, so the second block is the 12-month average, 11.8481 cents; the first 500 kWh are 12.397 cents all year, plus the $23.75 charge. The monthly cost of energy adjustment (which can raise or lower the bill) is not published as a current figure and is not included. Typical use is Carroll Electric's 2024 Arkansas residential average, 1087 kWh a month (EIA).
- Gas: Black Hills Energy Arkansas October 2026 residential rates, $15.51 a month plus $1.2078 per Ccf in delivery, cost of gas and riders (1.1647 per therm); the winter weather normalization adjustment is not included. Typical use is Arkansas's 2024 average, 41.9 therms a month (EIA). Both Carroll Electric and Black Hills add Bella Vista's 4.25% franchise tax, which we apply to electric and gas; sales tax is not included.
- Not included: the Bella Vista Village Property Owners Association's monthly assessment for members (a property owners' association fee, not a tax), sales tax on utility bills, and septic maintenance. Insurance is Arkansas's 2022 statewide average premium.
- Nothing here is legal, tax or insurance advice.
- Arkansas DFA, 2025 Millage Report (2026 collections)
- Arkansas Division of Higher Education, 2025 millage and sales tax survey (NWACC 2.6 mills)
- Greene County Assessor (Arkansas 20% assessment, deadlines)
- Arkansas DFA, Property tax relief (homestead credit, 65+ freeze)
- Act 330 of 2025 (homestead credit $600)
- Census ACS 2020-2024 median home value, Bella Vista
- City of Bella Vista, Water & Sewer
- City of Bella Vista, Trash & Recycling
- City of Bella Vista, Curbside Recycling FAQ
- City of Bella Vista, Public Schools
- City of Bella Vista, City Programs for Residents
- City Council packet, July 27, 2026 (Republic Services rate schedule)
- City Council minutes, July 27, 2026
- Bella Vista POA Water Department (rates, leaks, billing)
- Bella Vista POA 2023 Annual Drinking Water Quality Report
- Carroll Electric tariff (APSC filing)
- Carroll Electric condensed rate schedule
- EIA 2024 residential sales by utility (Table 6)
- Black Hills Energy Arkansas rates, October 2026
- Black Hills Energy Arkansas tariffs (franchise taxes by community)
- EIA Arkansas natural gas consumption
- EIA Arkansas natural gas consumers
- Triple-I / NAIC average homeowners premiums by state, 2022
- Arkansas.gov Property Tax Center
How Bella Vista compares
A typical Bella Vista house against the 9 Arkansas cities we cover, using the same default numbers as the total above.
| Per year | Bella Vista | Median | Where it falls |
|---|---|---|---|
| Property tax rate | 1.24% | 1.15% | higher than 8 of the other 8 Arkansas cities we cover |
| Water | $1,008 | $545 | higher than 8 of the other 8 Arkansas cities we cover |
| Electricity and gas | $2,748 | $2,351 | higher than 8 of the other 8 Arkansas cities we cover |
| Home insurance | $1,740 | $1,740 | in the middle of 8 other Arkansas cities we cover |
| Total | $8,807 | $8,135 | higher than 6 of the other 8 Arkansas cities we cover |
Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.
Questions to ask your candidates
Each one starts from a number above. Any candidate can answer them.
1. Property tax rate
The fact: Bella Vista's property tax rate is 1.24%, higher than 8 of the other 8 Arkansas cities we cover. The rate adds up every agency on the bill, not only the city.
Ask: "Property tax in Bella Vista is 1.24%, higher than 8 of the other 8 Arkansas cities we cover. What should that money pay for first, and would you change anything about how it is set?"
2. Water
The fact: Water here costs about $1,008 a year at typical use, higher than 8 of the other 8 Arkansas cities we cover.
Ask: "Water here costs about $1,008 a year at typical use, higher than 8 of the other 8 Arkansas cities we cover. What drives that cost, and would you change anything?"
3. Electricity and gas
The fact: Electricity and gas for a typical house here cost about $2,748 a year, higher than 8 of the other 8 Arkansas cities we cover. Rates are set mostly by the utility and the state.
Ask: "Electricity and gas here cost about $2,748 a year for a typical house, higher than 8 of the other 8 Arkansas cities we cover. Which parts of that can the city influence, and what would you do about them?"
Common questions about Bella Vista house costs
What is the property tax rate in Bella Vista?
About 1.24% of the value before exemptions a year (2025 tax year, payable Oct. 15, 2026 (Benton County)), plus flat charges on the same bill.
How much is property tax on a $500,000 house in Bella Vista?
About $5,623 a year on $500,000 of the value before exemptions.
How much is the water bill in Bella Vista?
About $84 a month for water at typical use (7,000 gallons a month) on Bella Vista Village POA Water Department.
How much does trash pickup cost in Bella Vista?
$18 a month for a house.
How much does a house in Bella Vista cost to run each year?
A Bella Vista house at the typical market value ($296,700) pays about $8,800 a year: $3,090 property tax and charges, $1,010 water, $220 trash, $2,750 electricity and gas, $1,740 home insurance. Estimated from public rates, not anyone's actual bill.