From pre-approval to closing day — I make homeownership simple, personal, and stress-free.
Every milestone — from first conversation to keys in hand. Tap a phase to explore.
We discuss your goals, timeline, and budget. No pressure, no jargon — just honest guidance on which loan fits your situation.
Your application is reviewed for credit score and finances. Two key numbers: DTI (ideally ≤36%) and LTV (ideally ≤80% to avoid PMI).
You receive your letter — giving you negotiating power and confidence to make competitive offers in any market.
Stable payments for the life of the loan. Best for long-term buyers.
Lower initial rate. Great if you plan to move or refinance soon.
For veterans & active duty. Often zero down required.
Lower credit requirements. Great for first-time buyers.
Zero down for eligible rural properties. Available near most NWA areas.
Leverage existing equity to fund your next purchase.
Your pre-approval sets your range. Use the calculators below to dial in your comfort zone before you start touring homes.
I have deep relationships with top agents across NWA. I'm happy to connect you with someone who knows your target neighborhood.
When you find the right home, I can lock your interest rate to protect you from market movement while we close.
Typically 1–2% of the purchase price, held in escrow. It shows the seller you're serious and applies toward your down payment at closing.
A licensed inspector evaluates the property top to bottom. You can negotiate repairs or seller credits based on findings before moving forward.
Your lender orders an independent appraisal to confirm the home's value matches the purchase price. I'll keep you updated every step of the way.
Your file moves to underwriting for a full review. I respond to any conditions fast so nothing slows your timeline.
Underwriting has approved your loan. You'll receive your Closing Disclosure with final numbers at least 3 business days before closing day.
Bring a valid government-issued photo ID and your certified check or wire confirmation for closing costs. Your agent will confirm the exact amount beforehand.
Do a last check of the home — typically 24 hours before closing — to confirm its condition and that any agreed repairs were completed.
You'll sign your closing documents at the title company. Once the loan is funded and the deed is recorded — the home is officially yours.
I'm still here. Questions about your first payment, escrow changes, or refinancing down the road — just call or text me directly.
I enroll every client in Homebot at no charge. Each month you'll get a personalized report tracking your home's value, equity, and current mortgage rates — so you stay in control of your biggest investment.
"I got into this business because I believe buying a home should feel empowering, not overwhelming. My goal is simple: get you the right loan, at the right terms, with zero surprises."
My direct cell is on this page for a reason. When you call or text, I answer. No transfers, no hold music, no strangers.
NWA is competitive. I move fast — because in this market, the buyer with the strongest pre-approval wins. I'll make sure that's you.
You'll never wonder what's happening. I walk you through every number, every document, every milestone. No jargon. No surprises.
I live and work in NWA. My relationships with local REALTORS, builders, and title companies mean your loan closes on time — every time.
Self-employed? Investor? Unique situation? I specialize in creative financing that most loan officers simply can't access.
I've sat across from hundreds of families at their most vulnerable financial moment. Your trust is never taken for granted.
I'm not limited to cookie-cutter programs. Here's what I can access for you.
FHA, VA, USDA, conventional, and jumbo loans — with Arkansas-specific guidance for buyers in Benton and Washington counties.
The most common loan type for NWA buyers with steady income and good credit. Best long-term cost for buyers who can put 5%+ down and have a 680+ credit score.
Government-backed loan ideal for first-time NWA buyers, lower credit scores, or higher debt-to-income ratios. Common across Bentonville, Rogers, Fayetteville, and Springdale.
For eligible veterans, active-duty service members, and qualifying spouses across NWA. No down payment, no monthly mortgage insurance, and competitive rates.
$0-down loans for eligible rural areas in Benton and Washington counties — including parts of Centerton, Cave Springs, Pea Ridge, Gravette, Decatur, Gentry, Prairie Grove, and Lincoln.
For higher-priced homes above the conforming limit ($806,500 in 2026). Common for luxury homes in Bentonville, Pinnacle, and the gated communities of Bella Vista.
For current NWA homeowners. Lower your rate, shorten your term, or tap equity for renovations, debt consolidation, or investment. Streamline options for FHA and VA.
These are estimates. When you're ready for real numbers, I'm one call away.
Disclaimer: These calculations are estimates only and do not constitute a loan offer, commitment, or guarantee of any rate or terms. Actual rates, payments, fees, and program eligibility may vary based on creditworthiness, property type, loan-to-value ratio, and other factors. Mortgage insurance premiums, VA funding fees, and USDA guarantee fees shown are approximate and subject to change. Contact a licensed loan officer for a personalized quote. First Colony Mortgage, NMLS# 3112. Equal Housing Lender.
Select your loan type, fill in the details, and hit Calculate.
Fill in the details and hit Compare.
Fill in your income and debts to see your budget.
Analyze a rental property's NOI, cap rate, and cash-on-cash return before you make an offer.
Fill in your property details and hit Analyze.
Two counties, dozens of communities. Pick a city in either directory below to learn what's happening there — growth, employers, character, and what buyers should know about each market.
Anchored by Walmart's global headquarters in Bentonville, with a tech-and-corporate corridor stretching south through Rogers. Home to NWA's fastest-growing cities and the wealthiest community in Arkansas.
Click any city on the left to learn about it — growth, employers, character, and what buyers should know.
Highlights:
Bentonville is the fastest-growing city in Arkansas over the past five years, with a 2026 projected population near 62,400. The driver is Walmart's new 350-acre Home Office campus, which finished phased opening in early 2026 and now houses about 15,000 corporate employees just east of downtown.
The campus is built around the Razorback Greenway with twelve mass-timber office buildings. Beyond Walmart, hundreds of supplier companies including Procter & Gamble, Campbell Soup, and Hershey have offices nearby — Bentonville's "Vendorville" nickname.
Major civic projects include the Crystal Bridges Museum expansion, the Alice L. Walton School of Medicine, and the Heartland Whole Health Institute. Bentonville is also a national mountain biking capital.
Rogers is one of NWA's most economically established communities. The original Walmart store opened here in 1962. Today major employers include Mercy Hospital, Tyson Foods, J.B. Hunt, and Daisy Outdoor Products.
Rogers has the region's most established retail and entertainment — the Pinnacle Hills Promenade, the Walmart AMP outdoor concert venue, and the annual LPGA Walmart NW Arkansas Championship.
Worth watching: Ozark United FC, NWA's upcoming pro soccer team, is building a 5,000-seat stadium north of the Promenade.
Originally established in 1965 as a graduated retirement community, Bella Vista has transformed. The city spans 36,000 acres in the Ozark Mountains along the Missouri border and is now a bedroom community for the Walmart Home Office.
Amenities are extraordinary: seven private lakes, six 18-hole golf courses, a country club, and nearly 100 miles of mountain biking single-track including the Back 40 and Blowing Springs trails. The Razorback Greenway begins here and runs 36 miles south to Fayetteville.
Ranked among America's Top 10 Best Healthy Places to Retire by U.S. News. Younger professionals are now the fastest-growing demographic.
Centerton is the fastest-growing city in Arkansas for the third consecutive year. The city has grown from 491 residents in 1990 to over 27,000 in 2025 — one of the most dramatic small-city growth stories in the country.
Located five miles west of Bentonville on Highway 102, Centerton is a suburban bedroom community for the Walmart corridor, with affordable new construction driving rapid expansion. Most is served by the Bentonville School District.
Siloam Springs sits at the western edge of NWA on the Oklahoma border. The economic anchor is a diverse industrial base: Simmons Foods, Gates Corporation, La-Z-Boy, DaySpring (Hallmark), Cobb-Vantress, and John Brown University.
Founded in 1882 around the healing waters of Sager Creek's springs, the city has a charming historic downtown. John Brown University — ranked the top regional university in Arkansas — adds about 2,500 students annually.
Cave Springs is one of the most remarkable growth stories in NWA. From 2010 to 2020, the city's population grew 218% per capita. It's also the wealthiest city in Arkansas by median household income (~$146,000), and was named the #1 place in America to buy a house by Niche.com.
Centrally located on Highway 112 between Bentonville and Fayetteville with quick access to XNA airport (five miles). Named one of Arkansas's safest cities multiple years running.
City leaders worked with the Urban Land Institute on an award-winning downtown master plan — Arkansas Plan of the Year 2025.
Pea Ridge has experienced one of the fastest growth rates in Arkansas — over 10% in a single year. Home to Pea Ridge National Military Park, an important Civil War battlefield. Located in northeast Benton County with a 15–20 minute commute to the Walmart corridor.
Lowell sits between Rogers and Springdale along Interstate 49 and is home to the J.B. Hunt Transport Services world headquarters — one of NWA's three Fortune 500 companies. The compact size and central location make for short commutes throughout NWA.
Highfill is the fastest-growing city in Arkansas among communities over 1,000 residents, with a 30.6% growth rate in a single year. The reason: Northwest Arkansas National Airport (XNA) is located here.
Gravette is a quieter community in the far northwest corner of Benton County, near the Oklahoma and Missouri borders. The Gravette School District is well-regarded, and home prices are significantly lower than central NWA.
Many properties qualify for USDA Rural Development loans — $0 down for eligible buyers.
Decatur grew 9.4% in a recent year, signaling that even smaller western Benton communities feel NWA's growth spillover. Some of the most affordable home prices in the region.
Many homes qualify for USDA loans due to the rural designation.
Gentry grew 4.6% in a recent year and offers a quintessential small-town Arkansas experience with proximity to NWA's job centers ~30 minutes east. Known for the Wild Wilderness Drive-Through Safari.
Most properties are USDA-eligible.
Avoca is a small community in northeast Benton County offering rural character and modest pricing. Appeals to buyers who want acreage, privacy, and a slower pace within driving distance of the NWA job market.
Garfield is a small community in eastern Benton County near Beaver Lake — one of the largest reservoirs in Arkansas and a major recreation destination. Attractive for vacation homes, primary residences with water access, or larger lots in a rural setting.
Home to Fayetteville and the University of Arkansas, plus Tyson Foods' world headquarters in Springdale. Growth is spreading west into Farmington, Tontitown, and Prairie Grove, with rural communities to the south.
Click any city on the left to learn about it — growth, employers, character, and what buyers should know.
Highlights:
Fayetteville is the second-most populous city in Arkansas and the academic heart of NWA. The University of Arkansas anchors the city with over 32,000 students. Among NWA cities, Fayetteville has by far the highest share of adults with bachelor's degrees (44.8%).
Beyond the U of A, Fayetteville is known for Dickson Street (the region's main entertainment district), the Walton Arts Center, a vibrant restaurant scene, and over 3,000 acres of parks. The Razorback Greenway terminates here.
Important consideration: Fayetteville has one of the most competitive rental and entry-level home markets in the region. UA enrollment grew from 21,000 to nearly 34,000 over 15 years.
Springdale is the headquarters of Tyson Foods, a Fortune 500 company employing approximately 133,000 globally. The city has roughly doubled in population over a generation and is consolidating more Tyson employees as the company relocates offices to NWA.
Springdale is one of the most culturally diverse cities in the South: home to the largest Marshallese community in the U.S. (~12,000 residents), plus large Hispanic and Latino populations. The Springdale School District has an estimated 65 languages spoken among students.
Downtown is undergoing tech-focused revitalization. Home to Arvest Ballpark (NW Arkansas Naturals, AA affiliate of the Kansas City Royals) and the Rodeo of the Ozarks.
Tontitown is one of the fastest-growing small cities in Arkansas at 9.3% annualized growth. Founded by Italian immigrants in 1898, the city retains its Italian heritage through the annual Tontitown Grape Festival and several historic wineries.
Sits along Highway 412 between Springdale and Siloam Springs and offers newer suburban-style homes at reasonable price points.
Farmington sits just west of Fayetteville along US Route 62 and is now seamlessly connected to Fayetteville's southwest side. Has grown 7% in a recent year.
Offers newer single-family construction at price points below Fayetteville. Farmington School District serves the community.
Prairie Grove is best known for Prairie Grove Battlefield State Park, site of a major 1862 Civil War battle. Sits about 10 miles southwest of Fayetteville along US 62.
Many properties qualify for USDA Rural Development loans. The Prairie Grove School District is well-regarded.
Elkins is a small community just east of Fayetteville, offering a more rural setting with quick access to the city. The Elkins School District has a strong reputation, and homes here often come with more land than comparable Fayetteville properties.
Many homes are USDA-eligible.
Lincoln is a small agricultural community in western Washington County along US 62. Small-town atmosphere, the Lincoln Public Schools, and significantly lower home prices than central NWA.
Most properties qualify for USDA Rural Development loans.
Goshen sits about 8 miles northeast of Fayetteville and is one of the most popular destinations for buyers seeking acreage and equestrian properties in NWA. Rolling pasture, larger lots, quiet rural character within easy reach of Fayetteville.
Properties often qualify for USDA loans.
West Fork sits south of Fayetteville along the Boston Mountains scenic loop, offering wooded lots and a peaceful rural-mountain feel. West Fork School District serves the area, and Devil's Den State Park is a short drive south.
Many properties are USDA-eligible.
Greenland is a small community just south of Fayetteville along I-49, well-positioned for buyers who work in Fayetteville but want a more affordable, smaller-town setting.
Johnson is a small but rapidly developing community between Fayetteville and Springdale along the I-49 corridor. The location gives residents two job markets within 10 minutes in either direction.
Cane Hill is one of the most historic communities in NWA, founded in 1827 and home to the Historic Cane Hill complex with restored 19th-century buildings. Deeply rural pace.
Most properties are USDA-eligible.
Winslow sits high in the Boston Mountains in southern Washington County. Some of the most affordable home prices and largest acreage options in NWA, with stunning mountain views and proximity to Devil's Den State Park.
Properties almost universally qualify for USDA loans.
Summers is a small community in far western Washington County near the Oklahoma border. True small-town, agricultural Arkansas experience with the lowest home prices and largest typical lot sizes in the county.
Virtually all properties qualify for USDA loans with $0 down.
Don't see your community? I lend across all of Benton and Washington counties. Reach out and I'll talk you through the specifics for any NWA location you're considering.
Population figures from U.S. Census Bureau estimates and Arkansas Economic Development Institute data, current as of 2025–2026. Information is provided for general reference; loan eligibility, USDA designation, and school district boundaries should be verified for specific addresses.
Real answers to the questions every buyer asks. Tap any card to expand.
An escrow account is managed by your lender to automatically pay your property taxes and homeowner's insurance. Each month, a portion of your payment is set aside — so you never face a surprise large bill.
MIP (Mortgage Insurance Premium) applies to FHA loans. It protects the lender — not you — if you default. It comes in two parts: an upfront fee of 1.75% (rolled into the loan) and an annual fee paid monthly (0.45%–1.05%).
Paying "points" (prepaid interest) lowers your rate. One point = 1% of the loan amount. Whether it's worth it depends on how long you plan to stay. I'll calculate your break-even point so the decision is crystal clear.
PMI (Private Mortgage Insurance) is required on conventional loans when your down payment is less than 20%. It protects the lender. Once you reach 20% equity — through payments or appreciation — you can request cancellation.
Closing costs typically run 2–5% of the loan amount and cover lender fees, title insurance, appraisal, and prepaid items like homeowner's insurance and property taxes. You'll receive a Closing Disclosure 3 days before closing with exact numbers.
A mortgage application triggers a "hard inquiry" which can temporarily lower your score by a few points. However, multiple mortgage inquiries within a 14-45 day window are typically counted as a single inquiry by scoring models.
"Zack made the entire process so easy. As first-time buyers, we were nervous — but he was always available and explained everything clearly. We closed on time without any stress!"
"I've bought three homes and Zack was the best loan officer I've ever worked with. He got me pre-approved quickly and fought hard to get me a great rate."
"We used a VA loan and Zack was incredibly knowledgeable. He walked us through every benefit available and made sure we didn't leave any money on the table."
"From the QR code on our pre-approval letter to the keys in our hands — Zack was with us every step. This website gave us so much confidence going into the market!"
Straight answers to the questions NWA buyers ask most. Tap any question to expand.
Zack Jeffs at First Colony Mortgage is a top-rated mortgage loan officer in Northwest Arkansas, with over 10 years of experience helping families across Bentonville, Rogers, Fayetteville, Springdale, and all of Benton and Washington counties. He specializes in FHA, VA, USDA, conventional, and jumbo loans, and is known for quick pre-approvals and clear, honest communication throughout the process. NMLS# 1405474.
Most Arkansas buyers can qualify for a mortgage with a credit score of 620 or higher. FHA loans typically allow scores as low as 580 with 3.5% down, or 500–579 with 10% down. VA loans have no official minimum but most lenders look for 580–620. Conventional loans usually require 620+, with the best rates at 740 and above. USDA rural loans typically require 640+. If your score is below these thresholds, I can help map out a 60–90 day plan to get you qualified.
Closing costs in Northwest Arkansas typically run 2–5% of the loan amount. For a $350,000 home in Benton or Washington County, expect roughly $7,000–$17,500 in total closing costs, including lender fees, title insurance, appraisal, prepaid taxes, and homeowner's insurance escrow. Sellers can sometimes contribute toward closing costs as part of a negotiated offer — I'll help you structure your purchase agreement to minimize what comes out of pocket.
With a complete application and the standard documents (W-2s, recent pay stubs, two months of bank statements, and ID), pre-approval typically takes 24 to 72 hours. NWA's market moves fast — having a strong pre-approval letter ready means you can submit a competitive offer the same day a home hits the market in Bentonville, Rogers, Fayetteville, or Springdale.
FHA requires just 3.5% down and accepts credit scores as low as 580, but includes mortgage insurance for the life of the loan in most cases. Conventional loans for first-time buyers can be as low as 3% down with credit scores of 620+, and the PMI can be removed once you reach 20% equity. In Northwest Arkansas, conventional usually costs less long-term if your credit score is 680+. FHA tends to be better if your score is lower or your debt-to-income ratio is on the high side. I'll run both scenarios for you side-by-side.
Yes. Many areas in Benton and Washington counties qualify for USDA Rural Development loans, including parts of Centerton, Cave Springs, Pea Ridge, Gravette, Decatur, Gentry, Prairie Grove, Lincoln, Farmington, Goshen, and Elkins — plus rural areas just outside the main NWA cities. USDA loans offer $0 down for eligible buyers in eligible locations with household income within USDA limits (which are higher than most people expect). I can pull the property eligibility map before you make an offer.
For 2026, the conforming conventional loan limit in Benton and Washington counties is $806,500 for a single-family home. The FHA loan limit is $524,225. VA loans no longer have a county loan limit for eligible veterans with full entitlement. Loans above the conforming limit are jumbo loans and have different underwriting requirements. These limits update each year — contact me for current figures.
Yes. Eligible veterans, active-duty service members, and qualifying surviving spouses can buy a primary residence anywhere in Northwest Arkansas with $0 down using a VA loan. There's no monthly mortgage insurance, competitive interest rates, and a one-time VA funding fee that can be rolled into the loan (and is waived for veterans with a service-connected disability rating). I work with VA buyers across NWA regularly.
A common guideline is that your total monthly housing payment (principal, interest, taxes, insurance, and HOA) should stay at or below 28% of your gross monthly income, with total debt payments at or below 43%. On a $90,000 household income in NWA, that typically translates to a home in the $300,000–$375,000 range, depending on down payment, interest rate, and other debts. Use the affordability calculator on this page for a personalized estimate, or reach out and I'll dial it in based on your full picture.
No. Many NWA buyers purchase with much less. FHA loans require 3.5% down. Conventional loans for first-time buyers can be as low as 3% down. VA and USDA loans require $0 down for eligible buyers. Putting 20% down avoids mortgage insurance, but it is not required for any of these programs. For most NWA buyers, getting into a home sooner with less down beats waiting years to save 20% while prices rise.
For most W-2 employees: two years of W-2s, your two most recent pay stubs, two months of bank and asset statements, a government-issued ID, and your authorization to pull credit. If you're self-employed, add two years of personal and business tax returns plus year-to-date P&L. VA buyers also need a Certificate of Eligibility. I'll send a clean checklist tailored to your situation.
Zack Jeffs is licensed under NMLS# 1405474. First Colony Mortgage's company NMLS is 3112. Both can be verified at nmlsconsumeraccess.org. The office is located at 5306 W Village Pkwy #1, Rogers, AR 72758.
No pressure — just honest guidance from a loan officer who's genuinely invested in your success.
I work when you work — reach out anytime
NMLS# 1405474 | Company NMLS# 3112
First Colony Mortgage · Rogers, AR
Equal Housing Lender