Where to Live in
Fort Smith

Summary Table: 2026 Shortlist

The 2026 Vibe Check

Fort Smith is currently sitting on a fault line. You have two distinct tectonic plates grinding against each other: the Chaffee Crossing expansion and the slow, painful revitalization of Downtown.

Right now, if you aren't looking at Chaffee, you're missing the money. The city limits have pushed out toward Rogers Ave, swallowing up old soybean fields and turning them into beige vinyl subdivisions. It’s where the new money goes to get away from the old money. But the real shift is happening south of the Arkansas River. The Riverfront Park expansion is finally connecting the city, but it's created a "Gentrification Line." East of Garrison Ave is still a gamble; west of Grand Ave is getting polish.

The locals are annoyed that Rogers Ave traffic now rivals a mini-metropolis, but that’s the price of the new Baptist Health campus. The "cool" factor is trying desperately to cling to Grand Ave, with dive bars like The Blue Monkey holding down the fort against new condo conversions. If you’re moving here in '26, understand this: The city is expanding outward aggressively, but the soul is fighting to stay in the crumbling brick buildings near 8th and Garrison.

The Shortlist

Chaffee Crossing

• The Vibe: New Build Sprawl
• Rent Check: 1.3x City Avg (~$880+)
• The Good: This is where you go for square footage. The schools (Trusty Elementary) are new and rated well because the tax base is pouring in. It’s safe, manicured, and predictable. You’re close to Ben Geren Park for soccer tournaments, and the commute to the industrial plants is non-existent if you work out that way.
• The Bad: It has zero personality. You will drive everywhere. If you lose your car, you are stranded. It’s a food desert of chain restaurants; you’re driving to Rogers Ave for anything interesting.
• Best For: Young families who prioritize a two-car garage over a walkable street.
• Insider Tip: Skip the model homes. Drive S 38th St past Massard Rd to see the older, better-built brick homes that are being dwarfed by the new mansions.

Baker House Historic

• The Vibe: Stately Preservation
• Rent Check: 1.4x City Avg (~$950+)
• The Good: This is the South "Q" district. We’re talking massive Victorian and Craftsman homes on N 22nd St and N 23rd St. It’s quiet, heavily canopied, and you can walk to Oak Park for tennis. It feels like a different century.
• The Bad: The "Pride of Ownership" tax is high. Homeowners associations here are militant about lawn height and fence stains. Parking is a nightmare during events at the Fort Smith Convention Center.
• Best For: Established professionals and doctors who want a historic facade but modern interiors.
• Insider Tip: The best architecture is on N 21st St between Grand Ave and Garrison Ave. Walk the sidewalks early Sunday morning.

Southside (Zero St)

• The Vibe: Practical Commuter
• Rent Check: 1.1x City Avg (~$750)
• The Good: This is the engine room. Everything is functional. You are 5 minutes from the Fort Smith Regional Airport, 5 minutes from Mercy Hospital, and the schools (Southside High) are the athletic kings of the county. Access to Zero St gets you north or south in a heartbeat.
• The Bad: It’s strip-mall hell. Rogers Ave is a concrete canyon of fast food and car dealerships. Noise pollution from the airport and train tracks is real.
• Best For: Nurses, pilots, and shift workers who need reliability over charm.
• Insider Tip: The hidden gem is the Riverfront Park trailhead off S 22nd St. It’s the only escape from the concrete of Zero St.

Downtown / Grand Ave

• The Vibe: Grit & Glimmer
• Rent Check: 0.9x City Avg (~$610)
• The Good: If you want to stumble home from a bar, this is it. You have The Blue Monkey, Phat Water, and 21st Amendment all within a few blocks. The walkability score is the highest in the city. The views of the Arkansas River from the levee are unmatched.
• The Bad: It’s uneven. One street is renovated with loft apartments; the next street has broken streetlights. Crime drops your property value faster than a market crash. Street parking is a war zone.
• Best For: The younger crowd, artists, and people who work from home and don't mind the grit.
• Insider Tip: Look for rentals on N A St or N B St. It’s slightly quieter than the Grand Ave drag but still walkable to everything.

Strategic Recommendations

For Families:
You want Chaffee Crossing. I know, it hurts the soul to say it, but the math doesn't lie. The Fort Smith Public Schools district is stretched thin, but the facilities in the Chaffee zone (specifically Trusty and Spradling) are newer, safer, and have better funding. You get a yard big enough for a trampoline. Avoid Downtown; the school zoning is a mess and the traffic near 8th & Garrison during pickup is a nightmare.

For Wall St / Tech:
If you’re remote, stick to Baker House Historic. The fiber internet runs clean out there, and the quiet is conducive to actual deep work. If you are commuting to the industrial corridor (which is our "Wall St"), live in Southside off Zero St. You want to be south of the river to avoid the bridge traffic that snarls up Rogers Ave every morning at 7:45 AM.

The Value Play (Buy Before It Explodes):
Downtown / The "North End". Specifically, the area north of Rogers Ave and west of Garrison Ave. It’s currently a mix of light industrial and neglected housing, but the city has already approved the infrastructure upgrades. The investors are circling N 9th St. Buy a brick bungalow there for cheap, sit on it for three years, and watch the gentrification wave from Grand Ave roll up the hill.