What a Fayetteville 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, $349,600; your assessed value is often lower. Typical use.
- Property tax$3,406
1.146% of $349,600, minus the $600 arkansas homestead property tax credit
- Electricity and gas$2,202
890 kWh a month $1,303 · 41.89 therms $835 · municipal tax rate shown on the SWEPCO tariff (SWEPCO) and franchise rate listed by Black Hills (gas); each applied once $64
- Water and sewer$786
4,000 gallons a month on City of Fayetteville water: water $28, sewer $38 a month
- TrashNot included
Residents are not charged for recycling.
- Home insurance$1,740
Typical premium $1,740
A Fayetteville house at the typical market value ($349,600) pays about $8,100 a year: $3,410 property tax and charges, $790 water and sewer, $2,200 electricity and gas, $1,740 home insurance; trash is billed separately. Estimated from public rates, not anyone's actual bill.
Rates checked Oct 22, 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 $190 a year:
Smaller trash cart: pay less each month
$190 a yearFayetteville bills trash by cart size: the 32-gallon cart is $13.57 a month and the 96-gallon cart is $29.44 (pre-tax). The city recommends the 32-gallon cart for households producing three 13-gallon bags of trash or less per week.
How: Call 479-575-8398; changing to a smaller cart is free.
Worth checking
Switch to the 32-gallon cart cartUp to $86 a year
Your cart costs $21 a month; the smallest costs $14. Worth it if you rarely fill it.
How: Changing to a smaller cart is free of charge. To change cart size, call 479-575-8398.
Homeowners 65+ or disabled: freeze your assessed valueValue frozen
If you qualify for the homestead credit and are 65 or older or disabled, the taxable assessed value of your home can be frozen at its value at the next assessment date after you turn 65 or become disabled. Your tax can still change if millage rates change.
How: Apply for the freeze with the county assessor's office.
Money dates
- May 31Last day to list property for assessment without a penalty.
- Oct 15Statewide property tax deadline.
- Oct 15Deadline to register for the homestead tax credit with the county assessor: on or before October 15 of the year after the assessment.
- 20 days after mailingUtility bills are due within 20 days of mailing; a 10% penalty applies on the 21st day.
Who serves this house
- Water
- City of Fayetteville water
- Inside-city residential rates in the city's April 14, 2026 rate study table, FY 2026 column (a recommended rate table; adoption and effective date not confirmed): $4.04 per 1,000 gallons up to 2,000 gallons, $5.80 for 2,001 to 15,000 gallons and $8.70 over 15,000 gallons, plus a $7.85 monthly fixed charge for a 5/8 x 3/4 inch meter.
- Property tax
- 1.15% of value
- 2025 tax year, payable Oct. 15, 2026 (Washington County, Fayetteville School District)
- Garbage
- City of Fayetteville Recycling & Trash
- City utility accounts include billing for residential recycling and trash collections; residents are not charged for recycling.
- Sewer
- City of Fayetteville Water & Sewer
- City utility accounts include billing for water and sewer services.
- Electricity
- SWEPCO
- SWEPCO lists a 3% residential municipal tax rate for Fayetteville.
- Gas
- Black Hills Energy Arkansas
- Black Hills lists a 3% residential/commercial franchise rate for Fayetteville.
- Schools
- Fayetteville School District
- The state millage report lists Fayetteville School District at 45 mills.
Your water
- Benchmark
- The rate study compares inside-city single-family residential water plus sewer monthly bills for a 5/8 x 3/4 inch meter at 4,000 gallons.
Other AR cities
What a Bella Vista house paysWhat 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 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. For the 2025 taxes due Oct. 15, 2026, a home inside Fayetteville in the Fayetteville School District carries 57.3 mills: school 45, city 6.8 and county 5.5 (state millage report). Parts of the city lie in the Farmington (52.4 mills), Greenland (51.4) or Springdale (52.1) school districts; we used Fayetteville School District as the largest. The $349,600 Census median is market value; the 2026 millage is billed in 2027.
- Homestead credit: $600 off the tax bill of an owner-occupied home (Act 330 of 2025).
- Water and sewer: the city's April 14, 2026 Carollo rate-study table lists the FY 2026 rates effective July 1; the Democrat-Gazette (May 5, 2026) reports the council unanimously adopted the Carollo plan, but we did not find the adopted ordinance schedule or its effective date, so these are the study's figures; 'effective July 1' is the study's own label. Sewer is two-tier ($5.24 up to 2,000 gallons, $6.99 above); the model uses $6.99 for all use after lowering the fixed charge by 2 x ($6.99 - $5.24), which is exact above 2,000 gallons. Typical use is the study's 4,000-gallon benchmark (4000 / 748 = 5.35 CCF). Stormwater has no separate city fee found.
- Trash: monthly prices per cart size from the city's rates page (pre-tax); sales tax, if any, is not added. Recycling is not charged.
- Electricity: SWEPCO residential tariff after the February 2026 base-rate update; the rate is a 5-summer-month, 7-other-month blend. The Energy Cost Recovery (fuel) charge is not included: the tariff gives only the formula and its current 2026 value was not found, so the electric total is likely understated; the 3% municipal tax is applied. Ozarks Electric also serves parts of Fayetteville and is not modelled. Typical use is SWEPCO's 890 kWh average residential figure.
- Gas: Black Hills Energy Arkansas October 2026 rates with the 3% Fayetteville franchise added once (in the franchise line, not in the rates); Ccf converted to therms by 1.037; typical use is Arkansas's 2024 EIA average. Insurance is Arkansas's 2022 statewide average premium (four years old; premiums are likely higher now; no newer NAIC figure found).
- Gas per therm = per-Ccf total $1.285611 / 1.037; the model adds the 3% franchise once, in the franchise line, not in the gas rates. Water rates are the rate-study FY2026 column.
- Nothing here is legal, tax or insurance advice.
- Arkansas DFA 2025 Millage Report
- Census ACS 2020-2024 median home value, Fayetteville
- Washington County Assessor, millage rates
- City utility billing
- City recycling & trash rates
- City pay-as-you-throw program
- City water/sewer rate study (Carollo, Apr 14 2026)
- Arkansas Democrat-Gazette: council adopts rate increases
- SWEPCO Arkansas rate book
- SWEPCO Arkansas rates page
- Black Hills Energy Arkansas rates, October 2026
- Black Hills tariffs (franchise taxes)
- Act 330 of 2025 (homestead credit $600)
- Arkansas DFA, Property tax relief
- Arkansas.gov Property Tax Center
- Source
- Source
- Source
- Source
How Fayetteville compares
A typical Fayetteville house against the 9 Arkansas cities we cover, using the same default numbers as the total above.
| Per year | Fayetteville | Median | Where it falls |
|---|---|---|---|
| Property tax rate | 1.15% | 1.15% | lower than 5 of the other 8 Arkansas cities we cover |
| Water | $330 | $545 | lower than 7 of the other 8 Arkansas cities we cover |
| Sewer and utility-bill fees | $456 | $816 | lower than 6 of the other 7 Arkansas cities we cover |
| Electricity and gas | $2,202 | $2,351 | lower than 6 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 | $8,135 | $8,135 | in the middle of 8 other 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. Water
The fact: Water here costs about $330 a year at typical use, lower than 7 of the other 8 Arkansas cities we cover.
Ask: "Water here costs about $330 a year at typical use, lower than 7 of the other 8 Arkansas cities we cover. What drives that cost, and would you change anything?"
2. Sewer and utility-bill fees
The fact: Sewer and flat utility-bill charges here come to about $456 a year, lower than 6 of the other 7 Arkansas cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.
Ask: "Sewer and flat utility-bill charges here cost about $456 a year, lower than 6 of the other 7 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 $2,202 a year, lower than 6 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 $2,202 a year for a typical house, lower than 6 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 Fayetteville house costs
What is the property tax rate in Fayetteville?
About 1.15% of the value before exemptions a year (2025 tax year, payable Oct. 15, 2026 (Washington County, Fayetteville School District)), plus flat charges on the same bill.
How much is property tax on a $500,000 house in Fayetteville?
About $5,130 a year on $500,000 of the value before exemptions.
How much is the water bill in Fayetteville?
About $66 a month for water and sewer at typical use (4,000 gallons a month) on City of Fayetteville water.
How much does trash pickup cost in Fayetteville?
Residents are not charged for recycling.
Can seniors lower their property tax or bills in Fayetteville?
Yes. Homeowners 65+ or disabled: freeze your assessed value: If you qualify for the homestead credit and are 65 or older or disabled, the taxable assessed value of your home can be frozen at its value at the next assessment date after you turn 65 or become disabled. Your tax can still change if millage rates change.
How much does a house in Fayetteville cost to run each year?
A Fayetteville house at the typical market value ($349,600) pays about $8,100 a year: $3,410 property tax and charges, $790 water and sewer, $2,200 electricity and gas, $1,740 home insurance; trash is billed separately. Estimated from public rates, not anyone's actual bill.