Explore Arkansas County’s unique tax deed investment opportunities

Arkansas County is in southeastern Arkansas, by the Arkansas and Mississippi rivers. It’s a rural area with two seats, DeWitt and Stuttgart, and about 15,925 residents. The county has historical sites like the Arkansas Post National Memorial and beautiful nature in the White River National Wildlife Refuge. Farming, especially rice and soybeans, is important here.

Each year, the county holds auctions for properties that owners haven’t paid taxes on. The state sells these properties after a waiting period, often at lower prices. This article explains how the tax deed auction works, shares important dates, and gives tips for potential buyers. You’ll also learn about what makes the county special.

Brief Overview of Arkansas County’s Tax Deed Investing

Arkansas County uses a tax deed system, not tax lien certificates. When properties have unpaid taxes, they must wait a year before going to auction. After July 1, 2023, sold properties can’t be redeemed. Owners must pay their taxes by 4 p.m. the day before the auction. Winners get a deed but may need more steps for clear ownership.

The auctions take place annually between July and October. It takes place at the Lonoke Community Center. People can register 30 minutes before the auction starts at 10 a.m. Unsold properties move to an online auction for 30 days. Knowing both auction types helps bidders make good choices.

Important Details – Arkansas County Tax Sale

Item	Information & Sources
Tax sale type	Tax deed auction by the Commissioner of State Lands. Buyers receive a limited warranty deed, not a lien.
Typical sale date	Mid-July. Dates may vary yearly depending on venue availability
Sale time	10:00 a.m. Central Time. Registration opens at 9:00 a.m.
Registration required	Yes. Must register with a valid photo ID about 30 minutes before the sale
Registration period	Opens ~30 minutes before auction, closes when bidding starts (eurekaspringstimesecho.net). Online bidders must create an account and complete ID verification.
Auction venue	Past sale held at Lonoke Community Center, 1355 W Front Street, Lonoke. The venue changes each year.
Redemption period	None. After that, sales are final.
Bid procedure	Starts at minimum bid (taxes + penalties + fees). Auctioneer calls parcels in catalog order. Highest bidder wins
Deposit/Payment terms	Full payment due at sale. No cash accepted. Pay by check, money order, or card. Online sales require $100 earnest money; balance due in 10 business days.
Contact information	Commissioner of State Lands, 7003 Valley Ranch Dr, Little Rock, AR 72223. Phone: 501-324-9422. Email: [email protected].

What Makes Arkansas County Unique for Tax Deed Investors

Arkansas County stands out for tax deed investors for several reasons. First, it has a rich history and is home to important sites like the Arkansas Post National Memorial, where early European settlers lived. This area tells the story of the state’s beginnings.

Outdoor lovers will enjoy the White River National Wildlife Refuge, full of lakes and forests. It’s a hotspot for birdwatching, fishing, and hiking. Plus, there are more wild areas for people who love nature.

The county’s economy is strong, relying mostly on farming and manufacturing. Arkansas is a big player in poultry and other crops like rice and soybeans. Properties are affordable, and the low property taxes help investors keep costs down. Arkansas County also has good roads and rivers, making it easy to transport goods.

Life here mixes rural charm with access to fun activities like hunting and festivals. Although the population is dropping a bit, the housing market is still full of chances to fix up houses or buy farmland. Overall, Arkansas County offers a good environment for those looking to invest in property or land.

Why Arkansas County Is Ideal for Tax Deed Investors

High Returns with Manageable Risk

Tax deed sales in Arkansas are a smart way to invest in property. Buyers get full ownership right away, and after July 1, 2023, no one can claim the property back. The starting bids are usually just what the owner owes in taxes, often much lower than the property’s true value. 

If investors check public records, access, land use, and debts, they can find good deals on farmland, homes, or business spots. This method can lead to nice profits with a small initial investment.

Auction Process for Tax Deed Sales

How the Auction Works

1. Announcement and catalog: The COSL publishes an auction catalog that lists parcels by county, sale date and sale number. Each listing includes the record owner’s name, legal description and delinquent tax owed (minimum bid).
   
2. Notice and redemption: Owners and lienholders receive notices; parcels may be redeemed by paying taxes until 4 p.m. the last business day before the auction. After July 1 2023 there is no post‑auction redemption.
   
3. Registration: On the day of the sale, bidders register and receive a numbered bid card. A valid driver’s license is required
   
4. Bidding: The auctioneer offers parcels in catalog order. The opening bid equals the delinquent taxes plus penalties and fees. Bidders raise bids orally; the highest bid wins. Winning bidders sign a contract and must pay in full immediately. Payment options include personal/business checks, cashier’s checks, money orders or debit/credit cards (no cash).
   

Deed issuance: The COSL issues a Limited Warranty Deed, which is recorded with the circuit clerk and mailed to the buyer. There is a 90‑day litigation period during which the sale may be challenged; buyers should avoid major improvements until this period expires.

Expected Returns on Arkansas Tax Deeds

Land prices vary a lot. Good farmland near water or hunting spots can sell high. Small or hard-to-reach lots often sell for less. 

Investors should check tax amounts against recent sales. In Arkansas County, many lands sold for under $1,000 due to their location or condition. Some better properties sold for $5,000 to $15,000. 

Smart investors hold onto land to sell later or rent it out for farming or hunting.

Foreign Investor Participation

In Arkansas, only U.S. residents can buy tax-delinquent parcels. To bid, you must have a U.S. address and valid ID. If you’re from another state, you can join in too. Just register in person or online. Make sure to bring a valid driver’s license and a way to pay.

Importance of Due Diligence

What Due Diligence Entails

Due diligence is crucial because tax deed properties are sold “as is.” Investors should:

• Locate the property: Use the parcel number and legal description to verify the property’s physical location. COSL provides links to assessor property cards; local plat maps and the State Land Surveyor’s website can help identify boundaries.
  
• Check access and use: Determine whether the parcel has road access, utilities and zoning compatible with your intended use. Visit the site when possible.
  
• Research liens: While many liens are extinguished at tax sale, municipal and improvement district liens may remain. Title searches or a consultation with a title company/attorney can uncover encumbrances.
  
• Estimate value: Compare the minimum bid to comparable sales and consider factors such as flood risk, agricultural potential or redevelopment possibilities.
  

Risks of Skipping Due Diligence

If you buy property without checking it first, you might face big problems. You could end up with land that’s hard to reach or even underwater. There might be pollution or unpaid bills from the town. Sometimes, the title can have issues too, leading to legal troubles. Doing your homework is key to avoid overpaying or getting unexpected costs.

Buying Over‑the‑Counter (OTC) Liens/Deeds in Arkansas County

After live auctions, any unsold properties go on the Unsold-Property Auction website. People can sign up online, check who they are, and place bids for 30 days. If you win, there’s a $100 deposit required, and you need to pay the rest in certified money within 10 days. These properties often sell for less, which might be a good deal, but they can also be the least wanted ones. 

Benefits include no competition during the auction and set minimum bids. Still, it’s important to do your research to avoid buying land you don’t want.

Conclusion

Tax deed auctions in Arkansas County can really be a great chance for people wanting to invest in real estate. The auctions happen in mid-July. One cool part is that you don’t have to deal with post-sale redemption, so you can get your properties fast. The starting bid is often just the amount owed in taxes.

But to do well in these auctions, you need to do your homework. Make sure to check where the property is, see if there are any liens on it, and find out what it’s worth. Arkansas County has a lot of history, nature, farming, and low living costs, which makes it interesting for buyers.

By knowing how the auction works and what payments you need, you can feel more sure when taking part in these tax deed auctions.

Pro Tips

• Register early: Arrive at the auction venue at least 30 minutes before the scheduled time. Bring a valid ID and ensure your payment method meets COSL requirements.
  
• Study the auction catalog: Review legal descriptions, parcel numbers and minimum bid amounts. Visit the county assessor’s office or website for maps and property cards.
  
• Inspect properties in person: Whenever possible, view parcels on the ground to assess access, condition and neighbourhood. Photographs on assessor sites may not be current.
  
• Budget for title work: Plan for the cost of quiet‑title actions or title insurance; these expenses can impact your return on investment.
  
• Monitor the COSL website: The COSL updates auction dates and post‑auction sales; sign up for notifications to stay informed about upcoming opportunities.
  

Frequently Asked Questions (FAQs)

Q: Do I need to register?
A: Yes. All bidders must register and show a valid photo ID. Registration is free but required before bidding.

Q: Can owners redeem their property after the auction?
A: No. Since July 1, 2023, redemption is only allowed until 4:00 p.m. on the last business day before the sale. After that, all sales are final.

Q: How does bidding work?
A: Bidding starts at the minimum (back taxes, penalties, fees). Parcels are offered in catalog order. The highest bidder wins, and an oral bid is legally binding.

Q: How do I pay if I win?
A: Full payment is due the same day. COSL does not accept cash. You must use a personal or business check, cashier’s check, money order, or debit/credit card (card fees may apply). Online unsold-parcel sales require a $100 earnest money charge; the balance is due within 10 business days.

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?

Arkansas County tax-sale properties are now listed in our Auction Calendar. Explore the options and use our free resources to understand the entire process, from start to finish. If you’d like extra guidance or just want to talk things through, you can always 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