How Airport Corridor Growth Shapes Side-town Values

Have you noticed more activity on Airport Road lately, plus new signs for shops and services? If you live or plan to buy in the side-town neighborhoods around Hot Springs Memorial Field, it is natural to wonder how that growth will affect your home value. In this guide, you will learn what is driving the corridor’s momentum, why values can rise or fall by block, and how to make confident decisions as a buyer or seller. Let’s dive in.

Airport corridor, in plain terms

Hot Springs Memorial Field is the city-owned airport about three miles southwest of downtown. The 2022 Master Plan documents roughly 38,000 annual operations and more than 80 based aircraft, underscoring an active role in the local economy. You can review airport scale and investment history in the city’s Master Plan update for context on activity levels and plans. See the Memorial Field Master Plan overview.

Memorial Field also participates in the federal Essential Air Service program. Southern Airways Express provides scheduled flights that connect Hot Springs to major hubs like Dallas–Fort Worth and Memphis under a current order that runs into early 2027. That scheduled service adds convenience for residents, visitors, and business travel. Read the City’s notice on the EAS selection.

Locally, the “airport corridor” refers to Airport Road and nearby parcels that link the airport, the bypass, and the city’s west side. The corridor already hosts major retail anchors and shopping centers, which draw daily traffic and support nearby services. For a feel of the retail mix, review a representative Airport Road retail listing. View a commercial center example on Airport Road.

How corridor growth changes value

Connectivity premium

Scheduled flights and faster access to a hub can create a connectivity premium for buyers who value travel convenience. Business travelers, second-home owners, and frequent flyers may prefer neighborhoods with a quick drive to Memorial Field, which can support prices where noise is modest. The Master Plan treats the airport as an economic asset that strengthens regional access, and scheduled service reinforces that advantage.

Jobs and retail multiplier

Airport activity supports jobs in aviation services, hospitality, and retail. Public summaries describe the airport’s annual economic impact in the tens of millions of dollars with hundreds of supported jobs. That spending helps sustain nearby businesses and can boost residential demand in side-town areas just outside overflight zones. Explore economic impact context from the Encyclopedia of Arkansas.

Redevelopment pressure

As the corridor matures, some lower-value or underused parcels may transition to commercial use or higher-density housing. That can raise land values for sites with commercial potential while changing the local mix of properties. You can see examples of outparcels and corridor sites actively marketed for new use in broker materials. See an Airport Road parcel marketing example.

Noise and flight paths

Aircraft noise is the key negative. Multiple studies find that noise and overflights can reduce nearby home prices, with the size of the effect depending on distance, frequency, and mitigation. Properties directly under flight paths or in higher noise contours often sell at a discount that reflects this disamenity. Review a research summary on airport noise and home values.

Distance matters

Most research shows effects are distance-sensitive. Very close-in areas and those under approaches may feel more noise impact. At moderate distances, the convenience of travel and proximity to services often begin to outweigh noise, creating a potential premium. See a synthesis on distance-sensitive airport effects.

Buyer checklist near Airport Road

Use this quick approach to understand value and fit for your needs:

• Walk the block at different times of day. Note typical aircraft noise, traffic, and the quality of street access.
• Map flight paths and ask your agent about typical patterns. The airport Master Plan discusses operations and approach considerations. Check the Memorial Field Master Plan.
• Verify scheduled service details and timing. As of the current order, Southern Airways Express links to DFW and MEM with a term that runs into early 2027. See the City’s EAS service notice.
• Pull hyper-local comps within a half mile to one mile. Side-town values can vary block to block based on noise and access.
• Review zoning and any pending corridor projects that might change nearby land use.
• Consider home features that soften noise, such as upgraded windows and insulation.

Seller playbook in side-town neighborhoods

If you are prepping a listing near Airport Road, position your home to the right buyers:

• Price to nearby comps that show the corridor premium or discount, not to a broad city median.
• Highlight practical benefits, like quick access to daily shopping or scheduled flights, when relevant to your target buyer.
• Be transparent about aircraft activity. Provide simple, factual notes on typical daytime and evening noise.
• Improve curb appeal and interior presentation. Professional staging, photography, and video can help you compete with new or renovated inventory along the corridor.
• Time your listing when outdoor spaces show well and traffic is lighter, if possible.

What to watch next

• EAS service horizon. Scheduled flights improve connectivity, and the current term runs into early 2027. Pay attention to renewal decisions and destination changes. Read the EAS selection summary.
• Airport planning and constraints. The 2022 Master Plan notes land and terrain constraints that shape how growth shows up, often concentrating activity in the corridor rather than on the airfield. See the Master Plan context.
• Retail and site marketing. New or repositioned centers along Airport Road can reinforce demand nearby, especially at moderate distances. Check a representative commercial listing.

Ready to evaluate your block, your comps, and your best next step? Get local, candid advice and a clear plan for buying or selling near the Airport Road corridor. Connect with Jeff Kennedy for a neighborhood-level valuation or a targeted home search.

FAQs

Will being near the airport hurt my resale value in Hot Springs?

• It depends on distance and flight paths. Research shows noise can discount prices very close to approaches, while areas a short drive from the airport but outside higher noise zones can see a convenience premium.

How can I check aircraft noise before I buy?

• Visit at different times and weekdays, then review airport operations and approach context in the Memorial Field Master Plan. Ask your agent for street-level comps that reflect any noise.

Does scheduled service to DFW and MEM change demand?

• For buyers who value quick hub access, yes, scheduled service can boost appeal. As of the current order, service runs into early 2027, so confirm details during your search.

Could corridor growth increase my property taxes?

• Possibly, if redevelopment raises assessed values nearby. Check your parcel’s assessed value history and discuss likely changes with the county assessor.

What upgrades help if I’m close to flight paths?

• Well-sealed windows, added insulation, and thoughtful landscaping can help with sound, while strong listing photos and staging keep focus on the home’s strengths and location benefits.