Rogers is the highest-ADR city in Northwest Arkansas. That fact alone makes it one of the most interesting STR markets in the region for investors—but the headline $237 average daily rate hides a sharp divide between waterfront and non-waterfront properties. If you’re thinking about buying a Rogers Airbnb, understanding which side of that line you’re on matters more than almost any other decision you’ll make.
This guide breaks down realistic income for a Rogers, Arkansas short-term rental in 2026, with separate ranges for waterfront and non-waterfront properties, the demand drivers that define the market, and the operational levers that separate top-quartile Rogers owners from everyone else.
Last updated: April 2026.
The headline number: $237 ADR
Market-wide across Rogers, the average daily rate sits at approximately $237—the highest in NWA. Market-wide occupancy runs at about 49%, lower than Bentonville (57%) or Springdale (56%) but offset by the higher per-night rate. That combination makes Rogers RevPAR (revenue per available rental) roughly comparable to Bentonville despite different demand profiles.
But the market-wide average conceals something important: Rogers has two essentially separate STR sub-markets with very different economics.
Waterfront vs. non-waterfront: the hard dividing line
Beaver Lake is the defining asset of the Rogers market. It’s a 28,220-acre reservoir with over 450 miles of shoreline—one of the largest lakes in Arkansas. A waterfront or lake-view property with a dock, boat slip, and reasonable finishes can command premium rates during the summer season that would never be achievable on a non-waterfront home, regardless of quality.
Waterfront Rogers properties
A well-positioned Beaver Lake waterfront 3–5 bedroom home with a dock typically earns:
- Peak summer weekends (June–August): $500–$900/night depending on size, dock access, and view
- Peak summer weekdays: $300–$500/night
- Shoulder season (April–May, September–October): $250–$400/night
- Off-season (November–March): $150–$250/night, with significant gaps in occupancy
- Annual gross booking revenue: $65,000–$110,000 for well-managed properties, with top operators pushing past $130,000 on larger lakefront estates
The summer boat season drives the math. A 4-bedroom lakefront home with a private dock can generate 30–40% of its annual revenue between Memorial Day and Labor Day alone. October adds a secondary peak from fall-color tourism and cycling events.
Non-waterfront Rogers properties
A non-waterfront Rogers 3-bedroom in a good neighborhood within 15 minutes of Pinnacle Hills or downtown typically earns:
- ADR: $160–$215 depending on quality, roughly tracking Bentonville comparables
- Occupancy: 50–58% with strong management
- Annual gross booking revenue: $32,000–$48,000 for well-managed mid-market properties
Non-waterfront Rogers competes directly with Bentonville for corporate travel demand, with Pinnacle Hills acting as a secondary corporate hub. These properties don’t benefit from the Beaver Lake premium, but they do benefit from lower entry prices—a comparable home in Rogers often costs 10–15% less than the equivalent in Bentonville, which can produce better cash-on-cash returns even at lower gross revenue.
The three demand anchors
1. Beaver Lake
The lake is the single biggest demand driver for Rogers. Summer boat season, fishing tournaments, family reunions, corporate retreats, and water sports all funnel into lakefront and lake-adjacent STR bookings. Rogers also sits on the eastern shore of Beaver Lake, closest to the dam, Beaver Lake State Park, and some of the best-developed marinas.
2. Pinnacle Hills corporate district
Pinnacle Hills Promenade and the surrounding office parks along I-49 form a secondary NWA corporate hub. Companies including Mercy Hospital, several Walmart-adjacent suppliers, and a growing tech and healthcare cluster generate weekday business travel that fills non-waterfront Rogers STRs Tuesday through Thursday.
3. Walmart AMP concerts
The Walmart Arkansas Music Pavilion is consistently ranked among the top outdoor amphitheaters in the country by concert-industry publications. A typical concert weekend pushes ADRs 30–60% above baseline at Rogers STRs within 10 minutes of the venue, and the calendar runs from April through October with 30–40 major shows per year.
Realistic income projections by property type
Here’s a realistic scenario analysis for 2026 Rogers Airbnb income, assuming professional management and executed correctly on the twelve operator-playbook items in our NWA short-term rental owner’s guide.
3-bedroom non-waterfront, Pinnacle Hills-adjacent
- Purchase price: $425,000–$525,000
- Gross annual revenue: $38,000–$46,000
- Management fee (20–25%): $7,600–$11,500
- Operating costs (cleaning, utilities, supplies, taxes, insurance, maintenance): $9,000–$13,000
- Net to owner before mortgage: $18,000–$25,000
4-bedroom Beaver Lake waterfront with dock
- Purchase price: $850,000–$1,400,000
- Gross annual revenue: $85,000–$120,000
- Management fee: $17,000–$30,000
- Operating costs: $14,000–$22,000
- Net to owner before mortgage: $42,000–$68,000
2-bedroom non-waterfront condo, downtown Rogers
- Purchase price: $250,000–$320,000
- Gross annual revenue: $24,000–$32,000
- Management fee: $4,800–$8,000
- Operating costs: $7,000–$10,000
- Net to owner before mortgage: $12,000–$17,000
These are midpoint-to-top-quartile numbers assuming professional management. Bottom-quartile self-managed versions of the same properties can earn 30–45% less.
What separates top-quartile Rogers operators
For waterfront properties specifically, the differentiators are:
- Real dock access, documented. Guests want to confirm dock, slip, and boat tie-up details before booking. Photos matter.
- Water-toy amenities. Kayaks, paddleboards, and a fire pit on the shoreline materially lift booking velocity.
- Summer-first pricing strategy. Pushing summer weekend ADR 9–12 months out, not 30 days out.
- Concert-weekend overrides. Manual pricing overrides for every Walmart AMP show.
- Pet-friendly positioning. Lake travelers often bring dogs. Pet-friendly listings capture meaningfully more bookings.
For non-waterfront Rogers, the differentiators mirror the broader NWA operator playbook: professional photography, event-aware dynamic pricing, sub-1-hour guest response times, and a thoughtful NWA-specific welcome book.
Regulatory and tax considerations
Rogers is less restrictive than Fayetteville, more structured than Bentonville. Basic registration and life-safety compliance apply. Some Beaver Lake waterfront properties sit in unincorporated Benton County rather than inside Rogers city limits, which changes which rules apply—confirm the parcel’s jurisdiction before making assumptions.
Taxes stack the same way as the rest of NWA at roughly 12% total on gross receipts. See our NWA STR taxes guide for the full breakdown.
Is a Rogers Airbnb right for you?
Rogers is a strong market if:
- You want waterfront upside and can afford the entry price
- You’re comfortable with summer-heavy seasonality
- You want higher ADRs than the rest of NWA
- You want exposure to both corporate and leisure demand
Rogers is less compelling if you’re looking for steady year-round occupancy without a summer spike, or if you want the lowest possible entry price. For those profiles, Bella Vista and Springdale are often better fits.
Get a Rogers-specific income projection
Every property is different, and the ranges above are just that—ranges. If you want a specific income projection for a Rogers property you’re considering (or one you already own), get a free income projection. We’ll pull the actual market comps, apply our own event calendar, and give you a realistic number you can underwrite against.
For the broader NWA picture, see the Northwest Arkansas short-term rental owner’s guide. For the management-specific view, see our Rogers STR management hub.
Weekender Management operates professional short-term rental management across Rogers and all of Northwest Arkansas. Get in touch if you’d like to talk through the specifics of your Rogers property.
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