Crawford County, Arkansas Tax Deed Sales – Investor’s Guide

Introduction

Crawford County, Arkansas, gives investors a chance to buy property at a fraction of its market value through public tax deed auctions. When property owners fall behind on their real estate taxes, the parcels are eventually certified to the Arkansas Commissioner of State Lands (COSL). At that point, the state sells these properties at auction to recover the unpaid taxes. For buyers, this opens the door to real estate opportunities that might otherwise never hit the open market.

Brief Overview of Crawford County Tax Sale

Crawford County’s tax sales are handled through the COSL office and held at regional live auctions as well as online post-auction sales. Properties are offered with a minimum bid equal to the back taxes, penalties, and fees owed. If more than one bidder is interested, the price increases through open competition. Once payment is made, the successful bidder receives a limited warranty deed, which transfers the state’s interest in the property. Importantly, Arkansas ended its redemption period in July 2023, meaning all sales are final once the auction concludes.

Important Details for Crawford County’s Tax Deed Auction

Item	Details
Tax Sale Type	Tax deed
Typical Sale Date	Varies Every Year Late July
Registration	Required with U.S. photo ID. On-site: 1 hr before auction.
Location	Varies Every Year
Redemption Period	Ends 4 p.m. the last business day before sale. No redemption after auction.
Bid Procedure	Starts at taxes/penalties owed. Highest oral bid wins. 2024 taxes due separately by Oct. 15. Full payment required at sale.
Payment	No cash. Accepted: personal/business check, cashier’s check, money order, credit/debit card. Online: $100 earnest deposit, balance in 10 days.
Contact	Arkansas Commissioner of State Lands, 7003 Valley Ranch Dr, Little Rock, AR 72223. Phone: 501-324-9422. Email: [email protected]

Crawford County Tax Deed Investing – What Makes It Unique?

Simple sale type

It follows Arkansas Law where in, when someone doesn’t pay their property taxes, instead of selling a certificate that earns interest, they sell the actual property deed. This means that if you buy it, you get the right to own the land, but there might be some old debts on it. After 90 days, you can move into the property. Since the deed has limits, it’s a good idea to set aside some money for legal help or to buy insurance to protect yourself.

Fixed auction schedule

Crawford County does not hold its own tax sale. Instead, it is grouped with neighboring counties in a regional auction. For several years the sale has taken place around July 24 at Arkansas Tech University’s Ozark campus, making it easy for investors to plan travel. Registration opens at 9 a.m. and the auction starts promptly at 10 a.m.. Post‑auction online sales are available 30 days later for parcels that remain unsold.

No redemption after sale

Before 2023, Arkansas allowed property owners to redeem parcels after the sale by paying back taxes and penalties. A recent law change means that parcels sold at auction cannot be redeemed; owners must redeem before 4 p.m. the day before the auction. This certainty allows investors to take possession sooner, but it also means owners must act quickly if they wish to keep their property.

Manageable bidding

At the live auction the minimum bid equals the delinquent taxes, penalties and interest, so many parcels open at just a few hundred dollars Competition determines the final price. Buyers must pay in full immediately, using a check or card; cash is not accepted. For online post‑auction sales, bidders must provide a valid U.S. ID and credit card. The first $100 of a winning bid is charged automatically, and the remainder must be paid within 10 business days.

Fun Facts About Crawford County and Arkansas

• Historical county. Crawford County was formed on October 18 1820 and was once the largest county in Arkansas. It was named for William H. Crawford, U.S. Secretary of War in 1815
• County seat: The county seat is Van Buren, a city along the Arkansas River. The Crawford County Courthouse, built in 1842, is considered the oldest active courthouse west of the Mississippi River.
  
• Location and terrain: Crawford County lies at the meeting of the Ozark Mountains and the Arkansas River Valley. Its terrain ranges from rugged mountains to rolling farmland.
  
• Economy: Agriculture is the county’s main economic base, including soybeans, fruits, vegetables, beef cattle and poultry. Tourism is growing as visitors enjoy lakes, rivers, mountains and restored historic districts.
  
• Transportation: Two major interstate highways, Interstate 40 and Interstate 49, intersect in Crawford County. This makes the county a transportation hub and part of the Fort Smith metropolitan area.
  
• Population: The county had about 60,133 residents in 2020. DataUSA estimated the 2023 population at 60,792, median household income $60,362, median property value $170,000 and homeownership rate 74.2 %datausa.io.
  

Attractions and Economic Highlights

Popular attractions

Van Buren’s historic downtown features six blocks of restored nineteenth‑century buildings with art galleries, antique shops and cafés. Nearby Ozark National Forest offers hiking, camping and hunting, while the Arkansas River provides boating and fishing opportunities. The county also boasts scenic byways along Interstate 40 and U.S. Highways 64 and 71, drawing road‑trip travelers.

Transportation infrastructure

With Interstate 40 running east–west and Interstate 49 running north–south, Crawford County has direct highway access to Little Rock, Oklahoma City, Dallas and Kansas City. The county is also served by the Fort Smith Regional Airport (10 miles southwest) and freight rail lines. Local transit includes Jefferson Lines intercity bus service.

Economic development

Agriculture remains a cornerstone, but manufacturing, transportation and healthcare are growing sectors. The county’s proximity to Fort Smith and the presence of major highways make it attractive for logistics and distribution. Median household income has risen from $56,702 in 2022 to $60,362 in 2023datausa.io. Property values also increased to a median of $170,000datausa.io, suggesting moderate appreciation that can benefit investors.

Community appeal

Crawford County offers abundant outdoor recreation – from hiking in the Ozark National Forest to boating on the Arkansas River – plus festivals, antique fairs and farmers markets in Van Buren. The county is a dry county, meaning alcohol sales are restricted, which contributes to its quiet, family‑friendly reputation.

Why Crawford County is Ideal for Tax‑Deed Investors

Economic factors

The combination of low starting bids (back taxes and fees), stable home values and growing household incomes makes Crawford County appealing. The economy is diversified across agriculture, manufacturing and transportation, reducing the risk of a single‑industry collapse. Investors can find properties near major highways or in rural areas with scenic views and potential for vacation rentals.

Real estate market trends

According to DataUSA, the median property value in 2023 was $170,000, up nearly 10 % from the previous year. Homeownership stands at 74.2 %, suggesting a strong owner‑occupant market. Many tax‑delinquent parcels are vacant lots or rural acreage that can be acquired at relatively low prices. Investors who perform due diligence may secure land for development or resale well below market value.

High returns with low relative risk

Because bidding begins at the amount of taxes and fees owed, the entry cost is often a fraction of the property’s market value. Unlike liens that generate interest over time, Arkansas deeds give investors ownership. There is no redemption after sale, so investors avoid the uncertainty of having their lien redeemed just before the redemption period ends. Returns come from selling or renting the property, or from holding it for long‑term appreciation.

Open to all investors

Arkansas allows both in‑state and out‑of‑state investors to participate, provided they have a valid U.S. ID. Registration at the live auction is free and there is no deposit; an earnest‑money deposit is only required for online post‑auction sales. Foreign investors are prohibited from bidding directly, but partnerships can be created with U.S. entities.

Understanding the Crawford County Auction Process

Step‑by‑step auction process

1. Review the catalog. Visit COSL.org and download the Public Auction Catalog for Crawford County. Each parcel listing shows the sale number, legal description and minimum bid (delinquent taxes owed).
   
2. Register at the sale site. Arrive at the Arkansas Tech University – Ozark campus by 9 a.m. to complete a bidder registration card and receive your bid number. Bring a driver’s licence or other U.S.‑issued photo ID.
   
3. Attend the auction. The auction starts at 10 a.m. with parcels offered in order. When your parcel is called, bid starting at the amount of taxes owed. Oral bids increase in increments announced by the auctioneer.
   
4. Complete payment. If you are the successful bidder, pay the full purchase price immediately using a check or a credit/debit card (no cash. Receive a purchaser summary as your receipt.
   
5. Quiet title and develop. After the 90‑day litigation period, you may file a quiet‑title action to obtain marketable title. Research any remaining liens and consult an attorney if necessary.
   

Expected returns on Arkansas tax deeds

Returns depend on the property acquired. Vacant lots may be flipped to builders for a quick profit; homes may be renovated and rented; rural acreage may be held as a long‑term land investment. Because there is no statutory interest rate, investors profit from the difference between the purchase price and the eventual sale or rental value. The 2025 regional auction sold 30 of 31 parcels in Crawford County, raising $308,943.85, while the taxes owed were $28,625.50—illustrating that competitive bidding can still provide substantial returns over the minimum bid.

Foreign investor participation

Non‑U.S. citizens cannot directly bid at Arkansas tax deed auctions. Investors from other countries who wish to participate must form a U.S. entity with a domestic agent and obtain a U.S. tax identification number. Partnerships with U.S. residents are common.

Importance of Due Diligence

What due diligence entails

1. Locate the property. The COSL catalog does not include street addresses, so use the parcel number to search the county assessor’s property card and GIS map. Visit the property if possible to verify access and condition.
   
2. Check for liens and encumbrances. Arkansas law attempts to notify lienholders, but some liens, such as municipal assessments or IRS liens, may survive the sale. Consult the county clerk’s records or hire a title company to search for liens.
   
3. Review zoning and land use. Confirm that your intended use (residential, commercial, agricultural) is allowed. Some parcels are landlocked or have environmental issues.
   
4. Estimate total costs. Add the current year’s taxes (payable by Oct. 15), quiet‑title expenses, potential demolition or clean‑up costs and recording fees to your purchase price.
   

Risks of skipping due diligence

Failure to research a parcel could leave you with landlocked acreage, contaminated property or a property encumbered by substantial liens. Since the COSL issues only a limited warranty deed, investors assume the risk of title defects. Arkansas law requires buyers to pay the full bid amount at the sale; there are no refunds if you discover problems later. Spending time on research can save thousands of dollars.

Buying Over‑the‑Counter (OTC) Deeds in Arkansas

How to purchase OTC deeds

Parcels not sold at the live auction are listed on the COSL’s Post‑Auction Sales List 30 days later. Interested buyers create an online account, verify their identity and place bids. The auction lasts 30 days; the earnest‑money deposit of $100 (or the full bid if under $100) is charged to your card at the close of bidding. The balance must be paid within 10 business days.

Benefits of OTC purchases

• No competition: Post‑auction parcels often have fewer bidders, so you may acquire property at the minimum bid.
  
• Fixed interest: There is no bidding down of an interest rate; you pay the price you bid.
  
• Convenience: Bidding online lets you participate from anywhere with internet access. Identity verification protects the integrity of the auction.
  

Why Crawford County is a Top Choice for Tax‑Deed Investors

Economic and tax advantages

Crawford County combines affordable land, proximity to major highways and a robust agricultural base. The county’s median property value rose to $170,000 in 2023datausa.io, yet many tax‑delinquent parcels sell for only a few thousand dollars. Investors also benefit from no state income tax on capital gains for long‑term investments, a relatively low property‑tax rate and a supportive county government.

Real estate market overview

Home values and household incomes have been rising steadily. The county seat, Van Buren, has a growing population and attracts tourists to its historic district. Rural areas offer acreage suitable for agriculture, recreation or development. Demand for rental housing remains strong due to nearby employers in Fort Smith and along the I‑49 corridor.

Pro Tips for Success

• Arrive early: Registration opens an hour before the auction and closes when bidding starts. Arriving early allows time to ask questions and review last‑minute parcel changes.
  
• Bring multiple payment methods: Personal and business checks, cashier’s checks and credit/debit cards are accepted. Have two forms ready in case one method fails.
  
• Research thoroughly: Use the assessor’s GIS maps and DataScout property cards to locate parcels. Drive by the property if possible and talk with neighbors.
  
• Budget for improvements: Properties are sold as‑is without guarantees of condition. Plan for clean‑up, repairs and quiet‑title costs.
  
• Watch for unsold parcels: Check the post‑auction sales list 30 days after the auction to find bargains with less competition.
  

Frequently Asked Questions (FAQs)

When are Crawford County tax sales held? — They are typically scheduled in late July. The 2024 and 2025 auctions were set for July 24 at 10 a.m. CT.

What time does the auction start and when does registration open? — The auction begins at 10 a.m., and on‑site registration starts at 9 a.m.. You must have a U.S.‑issued photo ID to register.

Is there a redemption period after the sale? — No. The redemption deadline is 4 p.m. on the last business day before the sale. After that time, parcels cannot be redeemed.

How does bidding work? — Bidding starts at the amount of delinquent taxes and fees owed. The highest oral bid wins. Payment is due immediately and must be made by check or card; cash is not accepted.

Are there deposits or fees? — No deposit is required for live auctions. For online post‑auction sales, a $100 earnest‑money deposit is automatically charged at the end of the bidding period. Credit card payments include a small processing fee.

Who should I contact for more information? — Contact the Commissioner of State Lands at 501‑324‑9422 or email [email protected]. The COSL website (cosl.org) provides catalogs, buyer’s guides and video tutorials

Useful Links

• Crawford County Tax Sale Information Link 
• State of Arkansas Commissioner of State Lands
• Arkansas offers a wealth of opportunities with Tax Deed Investing
• Let’s talk about Tax Deeds and how you can profit from them!
• Discover Tax Deeds and how you can find property for as little as $50! 
  

Conclusion

Crawford County’s tax deed auctions offer investors a chance to purchase property at prices starting with the amount of delinquent taxes. The county’s central location, growing economy and rising property values make it an attractive market. Because Arkansas sells deeds rather than liens, investors acquire ownership once they pay the high bid and survive the 90‑day litigation period. By performing thorough due diligence, budgeting for quiet‑title costs and understanding the auction rules, investors can secure parcels with significant long‑term potential. Always consult local experts and legal counsel before bidding, and remember that research is key to smart investing.

Need a Hand?

Start your investment journey in Crawford County by visiting our Auction Calendar. You’ll find upcoming listings and important details. Learn with our free resources, and when you’re ready to move forward, Book a call and we’ll help you map out your next steps.

Sign up or log in to view the full content.