Jackson County, Arkansas Tax Sales 2025: Key Dates, Procedures and Investment Insights

Tax sales offer investors a way to acquire property or earn interest by paying delinquent taxes. In Arkansas, the Commissioner of State Lands (COSL) oversees annual public auctions when property owners fail to pay taxes for three years. This article explains how tax sales in Jackson County, Arkansas work, including the 2025 sale date, registration process, bidding rules and redemption deadlines. It also provides background on Arkansas’s tax-deed investing environment, fun facts about the Natural State, and practical tips for both U.S. and international buyers.

Brief overview of Arkansas tax lien/deed investing

Arkansas sells tax deeds, not tax liens. When a property owner is delinquent on taxes for three years, the county collector certifies the parcel to the Commissioner of State Lands. The state holds a tax sale once a year in or near the county; investors bid on the deed and, if successful, receive ownership subject to a few encumbrances. Act 241 (2023) eliminated the post‑auction redemption period, so the original owner must redeem by 4 p.m. Central Time the last business day before the sale or the deed sale is final. Investors therefore gain immediate title after the sale (subject to right of record owners to challenge within 60 days and other legal protections).

Compared with many states, Arkansas property taxes are modest. According to the Tax Foundation, property taxes contribute just 18.1 % of all taxes collected in Arkansas; per capita property tax collections are $699—third‑lowest in the U.S.—and the effective property tax rate is 0.59 %. Low property taxes and a steady flow of delinquent parcels make Arkansas attractive for tax deed investors. Moreover, the state constitution limits how much assessments can increase each year and requires a 25‑mill school tax, offering some predictability for buyersImportant details

Item	Description	Notes
Tax sale type	Tax Deeds (no lien certificates). Winning bidder receives a deed conveying state’s interest, subject to certain rights and encumbrances.	See Commissioner of State Lands rules.
Typical sale date	Annual sale usually scheduled in mid‑September. 2025 auction date: 11 Sept 2025.	Sales occur once a year in each county; check COSL site for updates.
Auction time	10 a.m. CST (Central Time).	Registration opens before the start; bring photo ID.
Registration	Required. Bidders register on site, show a driver’s license and receive a pre‑numbered bid card. No mail‑in bids.	Arrive early to complete paperwork; there is no fee to register.
Registration window	Registration takes place at the sale location before the auction. The state doesn’t publish an exact start time; plan to arrive at least 30 minutes early.	Contact COSL (phone 501‑324‑9422, email [email protected]) for specifics.
Location	Downtown Church of Christ – Auditorium, 900 N Main Street, Searcy, AR. This venue is used for Jackson, White and Woodruff county sales.	Address is approximately 45 miles west of Newport (Jackson County seat).
Redemption period	There is no redemption period after the sale. Owners must redeem by 4 p.m. the business day before the sale or the property is sold.	Eliminated by Act 241 (2023).
Bid procedure	Auctioneer offers parcels in the order listed. Bids are oral; highest bid at or above the minimum (taxes + costs) wins. Each oral bid creates a binding contract, so speak clearly and ensure funds are available.	The minimum bid is typically the amount owed in taxes, penalties and fees.
Payment	Full purchase price is due at the sale. Accepted forms: personal or business check, certified funds (cashier’s check), or credit/debit card. Cash is no longer accepted.	Buyers may need to pay a 3 % convenience fee when using cards.
Deposit	None for live auctions. For online post‑auction sales (if parcels remain unsold), a deposit of $100 per parcel may be charged to your card.	Pay balance within 10 days of online purchase.
Contact for more information	Commissioner of State Lands (500 Woodlane St., Ste 109, Little Rock, AR 72201; phone 501‑324‑9422; email [email protected]). Local questions can be directed to Jackson County Collector Kelly Walker (208 Main St., Newport, AR 72112; phone 870‑523‑7413).	Reach out for details on parcel lists, registration times and cancellations.
Updates on upcoming sales	The official COSL website publishes a public auction catalog, county sale schedule and any changes. The Jackson County government site and local newspapers also list notices.	Sign up for email notifications or follow COSL on social media for reminders.

Arkansas’s appeal for tax deed investors

• Low property taxes and high return potential – Arkansas’s average per‑capita property tax is $699, far below the national average of $1,506. Investors can acquire parcels for a fraction of market value and either resell, rent, or hold for appreciation. Because the state sells deeds (not liens), the buyer gains title immediately when payment clears and any redemption rights expire. Returns may be substantial if the property has structures or commercial potential.
  
• Predictable process – The Commissioner’s rules lay out clear procedures: registration, oral bidding, full payment at sale, no redemption after sale, and refund of purchase price if the sale is later cancelled. The absence of a post‑sale redemption period means investors need not wait months or years for title.
  
• Access for local and international buyers – Arkansas permits both U.S. and non‑U.S. bidders, although individuals who reside outside the United States may not purchase property at auction. Those within the U.S. or its territories can register at the sale venue with valid identification.
  
• Supportive legal framework – Constitutional amendments (Amendment 74 and Amendment 79) limit annual assessment increases and provide a property tax relief credit, which can make holding property more affordable. The state’s foreclosure laws also allow for relatively quick clear title after the sale.
  
• Economic opportunity – Arkansas’s gross domestic product was $176.24 billion in 2023. Major Fortune 500 companies headquartered in the state include Walmart, Tyson Foods, J.B. Hunt, Dillard’s, Murphy USA and Windstream. Agriculture remains important; Arkansas leads the U.S. in rice and broiler production and is a top producer of turkeys and cotton. Manufacturing sectors such as food processing, auto parts, machinery and paper products create employment and support local property values. Investors who acquire residential or commercial parcels may benefit from long‑term economic growth.
  

Fun facts and attractions

Arkansas is nicknamed the Natural State for good reason. Beyond tax sales, you’ll find:

• Diamond hunting: At Crater of Diamonds State Park, visitors can pay a modest fee to dig for diamonds and keep whatever they find. The park has produced more than 600 diamonds annually, including the 40.23‑carat “Uncle Sam” (largest diamond discovered in the U.S.) and the flawless “Strawn‑Wagner” diamond.
  
• State parks and festivals: Arkansas operates 52 state parks and hosts events like the Bradley County Pink Tomato Festival, King Biscuit Blues Festival, Ozark Folk Festival and Toad Suck Daze. These attractions support tourism and can enhance property values near recreation areas.
  
• Transportation network: The state boasts eight interstates (including I‑30 and I‑40) and over 2,750 miles of railroad track, plus navigable rivers such as the Arkansas and Mississippi. Good transport helps investors access remote parcels and supports economic activity.
  

Chart: Comparing property tax collections

The chart below compares per‑capita property tax collections in Arkansas, Tennessee and Texas with the U.S. average. Arkansas’s low average shows why the state is attractive to investors and homeowners.

Why Jackson County is ideal for tax deed investing

Jackson County, located in eastern Arkansas along the White River, has a mix of small towns, farms and light industry. Newport—the county seat—hosts the state‑supported Arkansas State University–Newport campus and benefits from river commerce. The county’s small population (roughly 17,000) means modest competition at auctions and opportunities to acquire multiple parcels in a single sale.

In the 2025 sale, Jackson County’s parcels will be auctioned together with those from neighboring White and Woodruff counties at the Searcy venue. This consolidation reduces travel for bidders and allows investors to scout properties in multiple counties in one trip.

Auction process for tax deeds in Arkansas

When are Jackson County tax sales held?

Answer: Tax sales occur once a year, usually in September. For 2025, the Jackson County sale is scheduled for Thursday, Sept 11, at 10 a.m. CST. The COSL publishes the next year’s schedule by the end of the current year.

Detailed explanation: Arkansas law requires the Commissioner to hold auctions in the county where the property lies or in an adjacent county if no suitable venue exists. The 2025 sale for Jackson County will take place at the Downtown Church of Christ – Auditorium in Searcy, about an hour west of Newport. Dates can change if parcels are redeemed or if unforeseen circumstances arise, so check for updates.

How does registration work?

Answer: Bidders must register on‑site before the auction, present a photo ID and receive a bid card. There is no online or mail registration; you must attend in person or authorize a proxy. Registration usually opens about an hour before the sale.

Detailed explanation: Bring a valid driver’s license, license plate or other government‑issued ID. If bidding on behalf of a corporation or another person, bring a notarized letter authorizing you to act as their agent. The clerk will assign you a bid number, which the auctioneer will call if you make the winning bid.

What is the bidding procedure?

Answer: The auctioneer reads each parcel number and minimum bid (taxes plus costs) in order. Bids are oral and rise in increments set by the auctioneer. The highest bid wins, provided it meets or exceeds the minimum.

Detailed explanation: Once you call out a bid, it becomes a binding offer; you cannot rescind it if someone else does not outbid you. The Commissioner may reject any bid not in the state’s best interest. After the last call, the auctioneer declares the parcel sold. You must pay for all parcels you win before leaving the venue. If a parcel receives no bid, it may be offered in an online sale later.

How are payments handled?

Answer: You must pay the full purchase price immediately after the auction. Accepted payment methods include personal or business checks, certified funds and credit/debit cards. Cash is not accepted.

Detailed explanation: At live auctions, buyers sign a sale contract and then proceed to the cashier. Checks should be made payable to the Commissioner of State Lands. Many bidders find it convenient to bring a check for the estimated amount plus a blank check; the cashier will fill in the final amounts. Card payments may involve a service fee. If you do not pay for a parcel, you may be banned from future auctions.

What returns can investors expect?

Answer: Because Arkansas sells deeds, returns come from acquiring property at a discount and then selling, renting or holding it. Investors frequently pay 10–50 % of market value and can achieve substantial profits if the property is in good condition. However, there is no fixed interest rate like in tax lien states.

Detailed explanation: Unlike tax lien certificates (which pay a statutory interest), tax deeds give you ownership. You may resell quickly for a profit, rehab and rent, or hold long term. Always factor in back taxes, municipal liens or code violations that survive the sale. The absence of a redemption period accelerates returns but also places the burden of due diligence squarely on the investor.

Who can participate?

Answer: The auction is open to anyone 18 or older with a valid ID who lives in the United States or one of its territories. Employees of the Commissioner, county collectors, former owners and individuals with a home of record outside the U.S. are prohibited from bidding.

Detailed explanation: If you reside overseas but maintain a U.S. address, verify eligibility with COSL. Foreign corporations must also meet the same requirement. Some investors use agents or attorneys located in the U.S. to bid on their behalf.

Importance of due diligence

What does due diligence entail?

Due diligence includes:

• Researching the property – Use the parcel number to find maps, assessed value, zoning (for allowed uses), and any municipal liens or code violations. Drive by the property if possible.
  
• Confirming occupancy and condition – Properties are sold “as is.” Check whether a structure exists and whether it is occupied. Arkansas law does not allow bidders to enter the property before the sale; respect privacy laws.
  
• Budgeting for repairs and costs – There may be hidden expenses such as demolition, environmental remediation or homeowners association fees. Factor in insurance and ongoing taxes.
  
• Checking for redemption – Because owners can redeem until 4 p.m. the day before the sale, call COSL the morning of the auction to ensure your target parcels are still available.
  

Skipping due diligence can lead to buying landlocked lots, worthless strips or parcels subject to expensive liens. Always inspect public records and consult a local attorney if unsure.

Buying over‑the‑counter (OTC) tax deeds

If parcels receive no bids at the live auction, the Commissioner lists them for sale online. These over‑the‑counter (OTC) deeds may be purchased at a fixed price.

How to purchase OTC deeds

1. Visit the COSL’s post‑auction sales page and create an account.
   
2. Search for Jackson County parcels; filter by property type and minimum price.
   
3. Pay a $100 per‑parcel deposit by credit/debit card.
   
4. You have 10 days to pay the remaining balance by check or cashier’s check.
   
5. Once payment clears, the Commissioner issues a limited warranty deed.
   

Benefits of OTC purchases

• No bidding competition – Prices are set at the minimum owed; first come, first served.
  
• Fixed cost – You know the price upfront; no need to outbid other investors.
  
• Convenient – Purchase online from anywhere within the U.S.
  

However, competition can still be intense because experienced investors monitor OTC lists for undervalued parcels. Always perform the same due diligence as for live auctions.

Frequently asked questions

Q: Where can I find the parcel list?
A: The Commissioner publishes a public auction catalog on approximately 30 days before the sale. It includes parcel numbers, legal descriptions, assessed values and minimum bids. Local newspapers also run legal notices two weeks prior.

Q: Can I use financing?
A: No. The state requires full payment at the sale by cashless methods. You cannot finance or make partial payments.

Q: What happens if the original owner challenges the sale?
A: The owner or interested party may file a legal action within 60 days of the deed’s recording. If the sale is voided, the state refunds your purchase price and may reimburse you for improvements. Consult a local attorney for details.

Q: Are mobile homes included?
A: Mobile homes on rented land are not sold; only real estate interests (land and improvements) are auctioned. Verify whether the property includes a dwelling or just vacant land.

Q: What if I can’t attend?
A: Arkansas does not allow remote bidding at the live sale. You may appoint a proxy with a notarized power of attorney. Some investors hire local attorneys or relatives to bid on their behal.

Pro tips

• Arrive early. Registration lines can be long; being prepared ensures you don’t miss the first parcels.
  
• Bring multiple payment options. Have a checkbook and a credit/debit card in case one method fails. Prepare your check in advance with blanks for the amount.
  
• Set a maximum price. Know your budget and stick to it. Emotional bidding can erase profits.
  
• Network with other investors. Tax sale veterans often share insights on good neighborhoods or cautionary tales.
  
• Document everything. Keep copies of your receipts, sale contracts and research. A well‑organized file will be invaluable if you later sell or if the sale is challenged.
  

Useful links

• Commissioner of State Lands – Auction schedule and parcel lists
  
• Jackson County government – county offices and tax collector
  
• Arkansas tax deed rules and regulations – Arkansas administrative code and statutes
  
• Tax Foundation property tax rankings – comparative data on property taxes
  
• Crater of Diamonds State Park – diamond hunting information
  

Conclusion

Arkansas’s structured and transparent tax deed system, coupled with low property taxes and an improving economy, makes Jackson County a promising destination for tax deed investors. The 2025 auction on September 11 at 10 a.m. CST offers the chance to acquire property for pennies on the dollar. Remember that due diligence is not optional—research each parcel, verify its status on auction day and prepare to pay immediately. With good preparation and patience, tax deed investing can be a profitable addition to your real estate strategy.

Need a hand?

If you are new to tax deed investing or unsure how to navigate Arkansas’s rules, consider consulting with a local attorney or real estate professional. You can also book a call with an investment adviser who specializes in tax deeds. Many investors start small—purchasing one or two parcels—and gradually build a portfolio. Feel free to leave a comment with your questions or experiences; engaging with other investors is a great way to learn.

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