Benton County Tax Deeds: Discovering Real Estate Opportunities in Arkansas

Benton County in northwest Arkansas is known for its growing cities and excellent quality of life. Its delinquent‑tax auctions are handled by the Commissioner of State Lands (COSL) rather than by county officials, so Benton County parcels are sold alongside those from neighboring counties. The COSL holds regional auctions every year between mid‑July and early fall. Because venues and dates change, prospective bidders should always check the COSL’s auction calendar.

Brief Overview of Arkansas’s Tax‑Deed Investing

Arkansas is generally considered a tax‑deed state. When property taxes go unpaid, the county collector eventually certifies the parcel to the state. After a one‑year forfeiture period, the Commissioner of State Lands conducts a public auction. Winning bidders receive a limited warranty deed after payment, subject to a 90‑day litigation period. There is no longer a post‑auction redemption period—owners can redeem only until 4 p.m. on the last business day before the sale. Because the state sells deeds rather than liens, investors purchase real property rather than a certificate; there is no interest rate paid to investors. Profits come from acquiring property for less than market value or reselling it at a higher price.

Important Details

Detail	Benton County / Arkansas tax‑sale specifics
Tax‑sale type	Arkansas sells tax deeds, not tax‑lien certificates.
Typical sale date	Usually between late July and September. Dates vary each year, so check the COSL auction calendar.
Redemption period	No redemption after the auction. Owners may redeem only until 4 p.m. CT on the last business day before the sale.
Interest rate	Not applicable. Arkansas is a tax‑deed state, so purchasers acquire the property; there is no interest paid to investors.
Bid procedure	Parcels are offered in sale‑number order; the minimum bid equals the delinquent taxes, penalties, interest and costs. Bidding is oral and in person. The highest bid (at or above the minimum) wins. Unsold parcels are offered online 30 days later.
Registration	Registration opens 30 minutes before the sale. Bidders must fill out a bidder card, show a photo ID and provide a driver’s licence number and expiration date.
Payment and deposit	The COSL does not accept cash. Full payment is due at the sale by personal or business check, cashier’s check, money order or credit/debit card (a processing fee applies). For post‑auction online sales, $100 is charged to the card upon winning and the balance is due within 10 business days.
Deed issuance	After payment, the purchaser receives a receipt and, later, a limited warranty deed recorded in the county. There is a 90‑day litigation period when the sale may be contested.
Contact information	Commissioner of State Lands – 7003 Valley Ranch Dr., Little Rock, AR 72223; phone 501‑324‑9422; email [email protected]. For county matters, contact the Benton County Collector and Assessor.

Arkansas’s Unique Features for Tax‑Deed Investing

Arkansas offers a straightforward auction process, and a deed is conveyed immediately after purchase, providing certainty for investors. Because parcels cannot be redeemed after the auction, investors avoid the long wait associated with many tax‑lien states. The minimum bid is simply the delinquent taxes and fees, so desirable parcels occasionally sell for well below market value. The state’s low cost of living and growing economy also create opportunities for flipping or developing acquired property.

Fun Facts About Arkansas

• Only public diamond mine in the world: Crater of Diamonds State Park in southwest Arkansas is the world’s only diamond‑bearing site where the public can search for and keep real diamonds. Visitors dig through a 37‑acre field and can have their finds identified at the park’s Diamond Discovery Center. Since 1972, more than 35,000 diamonds have been discovered, including the 40.23‑carat Uncle Sam and the 16.37‑carat Amarillo Starlight.
• Unique property‑tax rules: Counties may levy up to 21 mills and cities up to 20 mills for property taxes; there are special millage limits for libraries, roads and public safety. Amendment 79 of the Arkansas Constitution caps annual property assessment increases at 5 % for homesteads and 10 % for other properties, and funds a property‑tax relief credit through a 0.5‑% statewide sales tax.
• Agricultural powerhouse: Agriculture covers 41 % of Arkansas’s land—about 37,400 farms spanning 13.7 million acres. The sector contributed $24.3 billion (14.5 % of state value added) in 2023. The state ranks #1 in rice production, #3 in broilers and cotton, and #4 in catfish and turkeys. Mississippi County boasts the nation’s second‑largest steel‑production capacity.
• Fortune 500 roots: Every Fortune 500 company headquartered in Arkansas—Walmart, Dillard’s, Murphy USA, J.B. Hunt, Tyson Foods and Stephens Inc.—began as a small family‑owned business. Executives credit the state’s pro‑business climate and loyal workforce for their success.
• Mountain biking and world‑class art: Northwest Arkansas is home to the Crystal Bridges Museum of American Art, which houses masterworks from colonial times to the present. The region markets itself as a global center for retail, food and logistics, and Bentonville has become known as the “mountain‑biking capital of the world”.

Attractions and Economic Highlights

Popular attractions:

Arkansas offers an array of outdoor and cultural experiences. In northwest Arkansas, visitors can ride the Arkansas & Missouri Railroad over the Boston Mountains and through historic tunnels, drive the Scenic 7 Byway from Louisiana to the Ozark Mountains—a route ranked among the top 10 drives in America—or explore the Blanchard Springs Caverns, an underground labyrinth lit with walkways and rooms the size of six football fields. The Buffalo National River, designated America’s first national river, flows 150 miles through the Ozarks and offers whitewater paddling, fishing and wildlife watching. Towns such as Eureka Springs charm visitors with Victorian architecture, spas and attractions like the Turpentine Creek Wildlife Refuge and the Great Passion Play.

Transportation infrastructure:

Arkansas’s central location places 100 million people within a 550‑mile radius. The state boasts 1,000 miles of navigable waterways, 1,683 miles of Class I railroads and 16,416 miles of state and U.S. highways. Major interstates (I‑40, I‑55 and I‑30) connect Arkansas to markets in every direction. Three Class I railroads—Union Pacific, BNSF and Kansas City Southern—operate in the state, and there are 22 smaller railroads covering more than 2,700 miles. Bill and Hillary Clinton National Airport provides over 120 daily flights to 14 national/international hubs, while Northwest Arkansas National Airport offers nearly 50 flights per day to 14 destinations. Additional ports on the Arkansas and Mississippi rivers facilitate shipping.

Economic development:

Arkansas’s economy is diverse and resilient. A growing logistics and distribution sector benefits from the central location; the state hosts over 6,800 transportation, logistics and distribution companies, including Fortune 500 carrier J.B. Hunt. The metals industry employs more than 22,000 people and represents 13.6 % of manufacturing output. Despite its strong manufacturing and agricultural base, Arkansas also invests heavily in technology, aerospace and renewable energy. Business leaders praise the state’s pro‑business policies, balanced budgets, tax cuts and workforce training programs.

Community appeal:

Arkansas combines affordable living with rich outdoor recreation. Residents enjoy four distinct seasons, forests and rivers. The state’s natural beauty, cultural attractions and thriving food scene make it attractive for families, retirees and young professionals. With a population of about 3.1 million and a diverse economy spanning agriculture, retail and logistics, Arkansas continues to grow at a steady pace.

Why Arkansas Is Ideal for Tax‑Deed Investors

Several factors make Arkansas appealing for tax‑deed investors:

• Economy and growth: The state’s diversified economy—ranging from agriculture and manufacturing to retail and logistics—creates long‑term stability. Industries such as steel, rice, poultry and logistics continue to expand.
• Affordable real estate: Property values remain modest compared with the national average, making it feasible to acquire parcels through tax‑deed sales and resell or develop them profitably. The minimum bid is based solely on delinquent taxes and fees.
• Certainty after purchase: The elimination of the post‑auction redemption period means investors receive clear possession sooner. The limited warranty deed and 90‑day litigation period provide a predictable path to ownership.
• Open to all investors: Arkansas allows both residents and non‑residents to participate in auctions. Unsold parcels are later offered online, making it convenient for out‑of‑state or international buyers.

What Makes Arkansas Tax‑Deed Certificates a Smart Investment?

High returns with manageable risk. Since parcels often sell for little more than the back taxes and fees, investors can obtain properties at a fraction of market value. Unlike tax‑lien states, Arkansas investors do not wait for a redemption period to earn interest; instead, they can take immediate steps to improve, resell or rent the property after the 90‑day litigation period. Researching the property’s location, zoning and potential market value helps investors manage risk and maximize returns.

Auction process and bidding. At live auctions, the auctioneer calls parcels in numerical order. Bidders call out offers, starting at the amount owed. The highest bidder wins, and payment is due immediately by check or card. Post‑auction online sales allow investors to bid remotely; the first $100 of the bid is charged to a credit card, with the balance due within ten business days.

Maximum potential returns. There is no fixed interest rate because buyers receive the deed. Returns depend on the property’s resale potential and development prospects. Investors may renovate and sell, rent the property, or hold land for appreciation. Because Arkansas property values are still relatively low, there is substantial upside for well‑researched parcels.

Open to all investors. Arkansas auctions are open to anyone except COSL employees, county collectors and former owners; there are no residency requirements. International investors can also participate through the post‑auction online portal.

Understanding the Arkansas Tax‑Deed Sale Process

Step‑by‑step:

1. Certification of delinquent parcels: After taxes remain unpaid for one year, the county collector certifies the property to the state.
2. Pre‑sale redemption: Owners receive notice and may redeem by paying all delinquent taxes, penalties, interest and costs up to 4 p.m. the day before the auction.
3. Public auction: The COSL lists parcels in a catalog; registration opens 30 minutes before the sale. Bidders must present ID. Properties are called in order; bidders compete orally, and the highest bid above the minimum wins.
4. Payment and receipt: The successful bidder pays the full amount by check, money order or card at the sale; cash is not accepted. A receipt is issued.
5. Deed and litigation period: The COSL issues a limited warranty deed after payment; a 90‑day litigation period allows challenges.
6. Post‑auction sales: Unsold parcels become available online 30 days after the sale. Winning bidders pay $100 immediately and the balance within 10 business days.

Expected returns: Returns depend on property value and market conditions. Arkansas parcels may sell for just the back taxes, providing substantial equity potential. Investors should consider improvements, resale, rental income or long‑term land appreciation.

Foreign investor participation: There are no residency restrictions; out‑of‑state and international investors can bid in person or online. Many investors around the world participate in Arkansas tax‑deed sales, attracted by the low cost of entry and straightforward process.

Importance of Due Diligence in Arkansas Tax‑Deed Investing

What due diligence entails: Before bidding, investors should:

• Locate the property using the COSL catalog and county assessor maps. The catalog lists only legal descriptions; cross‑reference them with GIS maps and physical addresses.
• Investigate zoning and land use to ensure the property can be used as intended.
• Order a title search to identify liens or encumbrances. Municipal, improvement‑district or federal tax liens may survive the sale.
• Inspect the property (if possible) to assess its condition and surrounding area.
• Calculate potential costs such as repairs, taxes and insurance.

Risks of skipping due diligence: Failing to research can result in acquiring landlocked parcels, properties with significant liens, environmental issues or structures needing costly repairs. Because bids are final and non‑refundable, investors who skip due diligence may be stuck with undesirable property. Performing proper research minimizes surprises and supports smarter bidding.

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

After the live auction, unsold parcels are offered in a post‑auction online sale. Buyers register on the COSL website, browse available properties, and place bids. The first $100 of the winning bid is charged to a credit card immediately, and the buyer has 10 business days to pay the remaining balance. OTC purchases avoid bidding wars and offer fixed pricing based on the minimum bid. However, investors still need to conduct due diligence because these parcels were passed over at the live sale.

Why Arkansas Is a Top Choice for Tax‑Deed Investors

Economic and tax advantages: Arkansas maintains balanced budgets and pro‑business policies. The state’s central location supports efficient logistics, and its diverse economy reduces risk. Tax incentives encourage development in manufacturing, technology and renewable energy, while property taxes remain comparatively low thanks to millage limits and assessment caps.

Real estate market overview: Arkansas’s median home prices are significantly below the national average, offering affordable entry points for investors. Rural land values average about $3,600 per acre, and farmland values have been rising with increased demand for agriculture and timber. Population growth in Northwest Arkansas and other metro areas continues to drive housing demand and infrastructure improvements.

Conclusion

Arkansas’s tax‑deed auctions combine high potential returns with a clear, efficient process. Investors gain ownership of property rather than a lien, avoid long redemption periods, and benefit from the state’s growing economy and affordable real estate market. Whether you are a seasoned investor or a newcomer, Arkansas offers opportunities to build wealth through careful bidding and due diligence.

Pro Tips

• Arrive early. Registration begins 30 minutes before the auction; arriving early allows time to ask questions and review the catalog.
• Bring proper ID and funds. You’ll need a photo ID and driver’s licence to register, and payment must be by check, money order or card.
• Check for liens. Research municipal and federal liens that may survive the sale.
• Consider online sales. If you miss the live auction, unsold parcels become available online after 30 days.
• Wait before improving property. Don’t start building or renovating until after the 90‑day litigation period.

FAQs for Arkansas Tax‑Deed Sales

Q: Is Arkansas a tax‑lien or tax‑deed state? Arkansas is a tax‑deed state—investors purchase the deed to the property rather than a lien.

Q: Can the former owner redeem the property after the sale? No. Owners may redeem only until 4 p.m. on the last business day before the sale. After the auction, the sale is final.

Q: Is there a deposit required? At live auctions, no deposit is required, but full payment is due at the sale. For post‑auction online sales, a $100 deposit is charged to your card when you win, with the balance due in 10 business days.

Q: Do I have to be an Arkansas resident to bid? No. Auctions are open to anyone except COSL employees, county collectors or former owners of the parcel.

Q: What happens if I don’t pay after winning a bid? Bids are final and cannot be withdrawn. Failure to pay may result in being barred from future auctions and possible legal action.

Useful Links

• Commissioner of State Lands
• COSL Post‑Auction Sales
• Benton County Government
• Arkansas County Tax Sale Information Link 
• State of Arkansas Commissioner of State Lands
• Arkansas County In-Person Auction Site 
• 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

Benton County tax-sale auctions are posted on our Auction Calendar now. You can use our free resources to understand how it all works and prepare with confidence. If you’re looking for extra support or one-on-one advice, book a call to speak with someone who can help.

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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