Dallas County, Arkansas Tax‑Sale Guide: How and When Tax‑Delinquent Land Is Auctioned

Monroe County has special sales where people can buy land, houses, or fun outdoor places for very low prices. Because the county is small and has some money issues, there are lots of land options available. If you want to buy something, you need to do some research. You should check for any unpaid taxes that might cause problems later. You may also need some help from a lawyer to sort things out.

Doing your homework and getting good advice can help you turn these land buys into valuable properties. If you work hard and stay smart, you could find a great deal.

Brief Overview of Tax‑Lien/Deed Investing in Arkansas

Monroe County has tax auctions where people can buy land and homes for cheap. The area is not very crowded and it has some money troubles. This makes it a good spot to find available land. Buyers need to research carefully. They have to check for any unpaid taxes that could become problems later. Getting help from a lawyer might also be necessary to fix any issues with the property. With the right knowledge and guidance, buying land can turn into a smart investment.

Important Tax‑Sale Details for Dallas County

Item	Key Details
Tax-sale type	Tax Deeds – Arkansas is a tax-deed state.
Typical sale date	Held once a year between July–October.
Registration	Required. Opens at 9 a.m. with government-issued U.S. ID. Must register in the legal name on the deed. Online post-auction buyers complete ID verification and place a card on file.
Location	Usually a regional venue outside Dallas County. Some sale was at Henderson State University’s Garrison Activity & Conference Center, Arkadelphia.
Redemption period	Ends 4 p.m. the day before the sale. No redemption after auction.
Interest & Penalties	If redeemed, owners pay 10% simple interest per year on taxes plus 10% penalty per year and sale costs.
Bid procedure	Starts at taxes, penalties, and interest owed. Highest bidder wins. Current-year taxes (2024) must be paid separately by Oct. 15. Parcels sold in alphabetical order by county.
Payment & deposit	Full payment due at auction; no payment plans. Accepted: check, cashier’s check, money order, debit/credit (fee applies). No cash. Online sales charge $100 to card, balance due in 10 business days.
Contact for more info	Commissioner of State Lands, Real Estate Division, 500 Woodlane St., Suite 109, Little Rock, AR 72201. Phone: 501-324-9422. Fax: 501-682-1996. Email: [email protected].

Dallas County’s Unique Features for Investors

Dallas County is different from other places in Arkansas for a few reasons. First, it has a very small population of just 6,482 people, making land prices low and easy for investors. Second, it is mostly covered in trees, with 92% of the land forested. This is great for hunting, fun activities, and future timber sales. Third, the county has a rich history. It was formed in 1845 and named after George M. Dallas, a former vice president. The main town, Fordyce, has a museum that shows local history and sports.

Dallas County has a lot of parks and attractions for people to enjoy. There are museums, art galleries, and beautiful nature areas nearby. The county is easy to travel around, with two main highways that connect to Little Rock and Texas. 

The economy mostly relies on timber, farming, and small factories. People enjoy outdoor activities and local festivals. The area is also affordable and has a friendly vibe, which is why many like to live there.

For investors, Dallas County is a good choice. Land is cheap because there are not many people, and you can buy timberland for future use. Auctions are easy to join, and you can bid on several counties at once. If someone buys a property but changes their mind, investors can get their money back. It’s a low-risk investment with good chances for profit.

Auction Process for Dallas County Tax‑Deed Sales

1. Notice and research: COSL publishes a legal notice in the county newspaper and lists parcels in the Public Auction Catalog. Prospective bidders should research each property using the parcel number, assessor records and GIS maps. Because Arkansas sells limited warranty deeds, buyers should expect to quiet the title through legal proceedings and should budget for this expense.
   
2. Registration: On the day of the sale, arrive at 9 a.m. to register; present a government‑issued U.S. ID. Each bidder receives a numbered card and must sign a registration form acknowledging the rules.
   
3. Redemption window: Owners may redeem their property until 4 p.m. on the last business day before the auction by paying delinquent taxes, interest and penalties. After that, redemption is not allowed.
   
4. Bidding: The auctioneer calls parcels in alphabetical order by county. Bidding starts at the amount of taxes, penalties and interest owed. Buyers raise their bid cards until the highest bid is reached. The 2024 taxes (current year) are not included and must be paid later.
   
5. Payment: Immediately after winning a bid, pay the full purchase price. Acceptable payments include personal or business check, cashier’s check, money order or credit/debit card. Cash is not accepted. Deeds are recorded after checks clear.
   
6. Post‑auction sales: Parcels not sold at the live auction move to the Post‑Auction Sales list after 30 days. Online bidders must register, verify identity and deposit $100 upon winning; the balance is due within ten business days. Purchasers receive a limited warranty deed once payment is made and the 90‑day litigation period expires.
   

Maximum Potential Returns

When people redeem their parcels, they get back the money they paid, plus 10% interest for each year they were late. In Arkansas, you can only redeem your parcel until the day before it is sold. This means that buyers quickly learn if they’ll get the property or their money with interest. If someone buys land with trees, they could earn money in the future when the land becomes more valuable, from renting it for fun activities, or from cutting down trees for wood.

Open to All Investors

COSL auctions are open to any bidder with a valid U.S. ID. There are no residency requirements, and foreign nationals cannot participate. Online post‑auction sales further broaden access, allowing investors to bid remotely after completing ID verification. Because parcels are small and inexpensive, first‑time investors can enter the market without large capital commitments.

Understanding the Dallas County Tax‑Deed Sale Process

Step‑by‑step summary

1. Search the catalog: Visit the Public Auction Catalog on COSL.org to view parcels and sale dates. Note the sale number and legal description.
   
2. Due diligence: Check the county assessor’s records, GIS maps and other public documents to verify the property’s location, access and any liens. Consider hiring a title company to perform a limited search.
   
3. Attend registration: Arrive early on auction day (9 a.m.) and register with a government ID.
   
4. Bid responsibly: Bidding starts at the delinquent amount. Factor in the 90‑day litigation period and the cost of quieting title when deciding your maximum bid.
   
5. Pay immediately: Have acceptable payment ready; full payment is required at the sale.
   
6. Wait for the deed: After all checks clear, the limited warranty deed will be recorded and mailed to you.
   

Expected Returns on Dallas County Tax Deeds

Returns vary depending on whether the property is redeemed:

• If redeemed before the sale: The investor receives their purchase money plus 10 % interest and a 10 % penalty per year. Because the redemption period ends the day before the sale, funds are tied up for a short time.
  
• If not redeemed: The buyer acquires ownership subject to any liens that survived the tax sale. Timberland parcels may produce income through hunting leases or wood sales. Investors should budget for title quieting and any special improvement district fees.
  

Foreign Investor Participation

Foreign investors cannot bid in Arkansas tax‑deed auctions; bidders must present a U.S. federal or state ID. This restriction ensures that parcels remain within domestic ownership and simplifies the verification process. However, out‑of‑state investors are welcome, and unsold parcels can be purchased online after completing identity verification.

Importance of Due Diligence

What due diligence means is that when you want to buy property, you need to do some important checks. First, look into where the property is located and how you can get there. It’s also important to find out if there are any debts attached to the property, like unpaid taxes or special assessments. If you can, inspect the property yourself. You should also think about how much it will cost to clear any title issues. It’s a good idea to talk to the county assessor and collector for more details. Keep in mind that the state only gives a limited warranty deed. This means it might not ensure a clear title, and you might have to take legal steps to fix things.

Now, let’s think about the risks if you skip these checks. If you don’t do your research, you could end up buying a piece of land that you can’t get to. You might also get stuck with a property that has unpaid debts. If you find out there are problems after you buy, the state won’t give you your money back. Also, remember there will be ongoing costs, like property taxes, special assessments, and insurance.

Buying Over‑the‑Counter (Post‑Auction) Parcels

When a parcel doesn’t sell at the live auction, it becomes available through the Post‑Auction Sales list after 30 days. These sales operate much like an over‑the‑counter (OTC) purchase:

1. Register online: Create an account, verify your identity and place a credit/debit card on file. The system charges $100 (or the full bid if under $100) as earnest money for each winning bid.
   
2. Submit bids: Bidding remains open for 30 days. If no one outbids you, you win the parcel at your bid amount.
   
3. Complete payment: Pay the balance within ten business days. Failure to pay forfeits the earnest money and may bar you from future auctions.
   
4. Receive the deed: As with live sales, a limited warranty deed is issued after payment clears and the litigation period expires.
   

Benefits of OTC purchases – There is no bidding competition during the earnest‑money period, and investors can research parcels at leisure. However, the same due‑diligence rules apply, and parcels may still carry liens or access issues.

Why Dallas County Is a Top Choice for Tax‑Deed Investors

1. Economic and tax advantages: Low property values and abundant timber resources mean investors can acquire acreage at bargain prices. Because taxes fund schools and local services, paying current taxes promptly helps support the community.
   
2. Stable real estate market: With a declining population, property values don’t experience speculative bubbles. Land holds intrinsic value for timber, hunting, recreation or homesteading.
   
3. Strategic location: Dallas County sits at the junction of major highways, close to Little Rock and larger markets. Investors can easily access their parcels for inspection and management.
   
4. Simplified process: The state‑run auction system provides clear rules, short redemption periods and a reliable refund mechanism if sales are canceled.
   

Conclusion

Dallas County has tax-deed auctions where people can buy land in rural Arkansas for low prices. This is a great opportunity for investors because Arkansas has a law that gives bidders the chance to own the property or earn money if the property gets paid off. 

Dallas County is special. It has lots of trees, a small number of people living there, and a history of logging. This makes it a good place for anyone interested in buying land for timber, outdoor fun, or future investments. 

Before you jump in, it’s important to do your homework. Make sure you understand how the auctions work. It’s also a good idea to talk to experts who can help you before you place a bid.

Pro Tips

• Arrive early: Lines can form quickly; registration begins one hour before the sale.
  
• Bring multiple payment options: Wi‑Fi may be unreliable; have a check or money order as backup.
  
• Research access: Some parcels may be landlocked; verify road easements and neighboring ownership.
  
• Factor in title costs: Budget for an attorney to quiet title and issue a warranty deed. Title insurance may be unavailable until the title is cleared.
  
• Stay within your budget: Remember that the current year’s taxes (due Oct 15) are not included in the bid.
  

Frequently Asked Questions (FAQs)

Q: Do I need to register?
A: Yes. Registration is required and begins at 9 a.m., one hour before the sale. You must bring a valid government-issued U.S. ID and register in the exact name you want on the deed.

Q: Can I register online instead?
A: No for live auctions, but yes for post-auction online sales. Unsold parcels are listed 30 days later at auction.cosl.org, where online registration and ID verification are required.

Q: Is there a deposit required?
A: At live sales, there is no set deposit, but you must be ready to pay in full immediately. For online post-auction sales, the first $100 of your winning bid is automatically charged to your card.

Q: How does bidding work?
A: Bidding starts at the amount of delinquent taxes, penalties, and costs owed. The property goes to the highest bidder. Current-year taxes are not included and must be paid separately to the county collector.

Q: How do I pay if I win?
A: You must pay in full at the auction. Accepted methods include personal/business check, cashier’s check, money order, or debit/credit card (with processing fee). Cash is not accepted.

Q: Can the owner redeem the property after the auction?
A: No. Owners must redeem before 4 p.m. the business day prior to the sale. After the auction, sales are final.

Q: What deed do I get?
A: Successful bidders receive a Limited Warranty Deed. You may need to file a quiet title action before reselling or getting title insurance.

Q: Is there a litigation or waiting period?
A: Yes. There is a 90-day litigation period after the deed is issued, during which the sale can be challenged. It’s best not to make major improvements until this period passes.

Useful Links

• Arkansas County Website 
• 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! 

Need a Hand?

Looking to invest in Dallas County? Begin by reviewing our Auction Calendar to see which properties are coming up for sale. Our free resources are designed to make things easier to understand, and if you want advice tailored to your situation, just Book a call .

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About Dustin Hahn

Dustin Hahn is a Tax Lien & Deed investor with over 22 years of experience and hundreds of deals under his belt. He created Tax Lien School.com to help you buy Tax Deeds up to 90% off mortgage free and earn up to 36% ROI with Tax Liens. This site was voted the “Most Useful Resource” for new investors. Dustin’s YouTube Channel is the #1 Channel on Tax Liens & Deeds with over 98,000 Subscribers and 3600 videos to help you start. “The Best Time To Start Real Estate Investing Was 20 Years Ago, The Second Best Time Is TODAY!”

20+yrs

5–10deals/mo

2009TLS founded