Ashley County, Arkansas Tax Deed Auctions

Ashley County is in the southeastern part of Arkansas. The main town is Hamburg. It is near the bayous and the pine trees of the Ouachita Mountains. The county has about 18,090 people living there, which means there are around 20 people for every square mile. The economy mainly focuses on timber and making paper. Farming is also important, with crops like soybeans, rice, and cotton. Big employers in the area include the paper mills in Crossett and transportation companies along U.S. Highway 425.

Brief Overview of Arkansas Tax‑Deed Investing

In Arkansas, tax deeds are sold instead of tax-lien certificates. If someone doesn’t pay their property taxes for two years, the county collector tells the Arkansas Commissioner of State Lands. Then the state takes over the property and plans an auction for it.

These auctions are live, and people bid by raising their hands to offer more money. The highest bidder wins a limited warranty deed. They have 90 days to settle any disputes over the property before it can be sold freely.

Arkansas tax deeds don’t earn interest like tax liens do. Also, property owners can’t get their property back after July 1, 2023. The last chance to redeem is 4 p.m. on the last business day before the auction.

Important Details for Ashley County Tax Sales

Why Ashley County Attracts Tax‑Deed Investors

Ashley County is unique in Arkansas real estate. The population is slowly decreasing and is expected to be around 18,090 by 2025. Many houses are simple, and lots of properties are empty.

People earn about $44,481 a year, meaning homes are not very expensive. This attracts investors who want to fix up properties and make a profit when selling or renting them.

State/County Features & Fun Facts

• Ashley County has around 18,090 people. Most are white, about 70.02%, and 24.6% are African-American. The population is getting smaller, which means there are chances to buy and fix up empty buildings.
• In Arkansas, counties collect property taxes. Taxes are late after October 16. If someone doesn’t pay for two years, the state gets notified. Ashley County is where the Mississippi Delta meets the Ouachita Mountains.
• It has the Saline River and Felsenthal National Wildlife Refuge. Crossett has about 4,400 people and a big paper mill. Hamburg is the county seat and celebrates the Armadillo Festival. Other nearby towns are Portland, Fountain Hill, and Wilmar

High Returns With Manageable Risk

In Arkansas, buying tax deeds means you get full ownership of a property, not just a lien. The starting bid is often just the unpaid taxes, so you can get properties for less than their value.

After buying, you may need to go to court for a clear title. Once that’s done, you can sell, rent, or improve the land. There’s no interest, but you can make money when the property’s value rises or when you sell it. Just remember to think about extra costs like court fees, unpaid taxes, and repairs.

Auction Process – How It Works

1. Public Notice: You can find parcels listed in the Public Auction Catalog at cosl.org. This catalog shows when and where sales happen and the parcel numbers. Owners and lienholders get official notices and need to redeem by 4 p.m. the day before the sale.
2. Registration: On the day of the sale, bidders sign up in person and need to show a photo ID. Registration opens about an hour before the auction and closes when bidding starts.
3. Bidding: Each parcel is sold in order. The auctioneer starts with a minimum bid, which covers taxes and costs. Bidders raise their cards to place a bid. The highest bid wins. Only U.S. citizens or residents can bid, and former owners cannot buy back their own parcel.
4. Payment: Winners must pay the total amount right away. This can be done with a personal or business check, debit or credit card, or cashier’s check. Cash is not allowed. The Commissioner gives a Purchaser Summary at the sale.
5. Deed and Litigation Period: After paying, the Commissioner records a limited warranty deed in the county’s land records. There is a 90-day period during which the sale can be challenged. Buyers should wait to make big changes to the property until this time ends

Maximum Potential Returns

Arkansas doesn’t pay interest on investments. Instead, the money comes from buying properties for less than they are worth. Many pieces of land sell for the lowest bid, so you might find buildable lots or forest areas for just a few hundred dollars. Some popular pieces attract a lot of bidders, which makes the price go up. If you sell or rent the land after getting the title sorted out, you can make a good profit.

Open to All Investors

The auctions are open to all U.S. residents aged 18 or older. Non‑U.S. residents may not bid, and former owners and parties with interests at the time of certification are prohibited from bidding. Because Arkansas uses public out‑cry auctions, local and out‑of‑state investors have equal opportunity.

Performing Due Diligence

What Due Diligence Entails

Investors should inspect each parcel before bidding. Use the parcel number from the catalog to locate the property on the county GIS (DataScoutPro.com) or call the county assessor. Check for:

• Physical access: Some parcels lack road frontage or may be landlocked by private property.
  
• Liens and assessments: Research municipal liens, improvement district assessments or federal tax liens that might survive the sale. The Buyers Guide warns that city liens and improvement district taxes often transfer with the property.
  
• Zoning and land‑use restrictions: Verify the parcel’s zoning and any building restrictions.
  
• Condition: Vacant lots may be overgrown or in flood‑prone areas; structures may be dilapidated.
  

Risks of Skipping Due Diligence

Not doing your homework on a property can lead to big problems. Some pieces of land might have issues getting to them, might be polluted, or could have a lot of unpaid bills. If you want to sell the property later, you may need to fix the title in court. If you ignore this, it could be hard to find a buyer. Always set aside money for lawyer fees, title checks, and cleaning up or tearing down buildings if needed

Buying Over‑the‑Counter (OTC) Tax Deeds

If a parcel doesn’t sell at the live auction, it gets listed again 30 days later in an unsold-property auction. This happens online at auction.cosl.org. People who want to bid need to sign up and prove who they are. When you win a bid, the first $100 is charged to your credit card right away. You have 10 business days to pay the rest. Properties bought this way often have less competition. You might find things like timber tracts, rural lots, or rundown urban properties.

Benefits of OTC Purchases

• Fixed minimum bid: The COSL sets the reserve bid equal to taxes owed (and may reduce it after two years), so investors know the exact purchase price.
  
• No bidding frenzy: Online auctions allow investors to place maximum bids and avoid the intensity of live auctions.
  
• Additional due diligence time: Since the property has already been exposed at auction, investors have extra time to investigate.
  

Pro Tips for Ashley County Tax‑Deed Investors

• Attend the regional sale early: Arrive before 9 a.m. to register and ask questions. Seating is first‑come, first‑served.
  
• Bring multiple payment options: Personal and business checks are accepted; credit cards incur processing fees and cash is not accepted.
  
• Check current year taxes: Winning bidders become responsible for current‑year taxes not yet due.
  
• Quiet the title promptly: Hire a local attorney to quiet title within the 90‑day litigation period.
  
• Inspect physical access: Many rural parcels are landlocked or accessible only by dirt roads.
  
• Watch for homesteads: Parcels claimed as homesteads require service of process on owners; bidding may be postponed or cancelled.
  
• Network locally: Local real‑estate agents and investors know neighborhoods and can help evaluate potential resale value.
  

FAQs

Useful Links

• Ashley 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! 

Call to Action

Ashley County has tax-sale auctions listed right now. Visit our Auction Calendar to explore the listings. Don’t forget to check out our free resources to build your knowledge, and when you’re ready, Book a free call to speak with someone who can help you navigate the path.

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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