What Should Investors Know About Tax Deed Investing in Cleburne County, Arkansas?

Investors looking for fresh opportunities in real estate often explore tax‐foreclosed property auctions. In Arkansas, the process is overseen by the Commissioner of State Lands (COSL). Cleburne County – home to Heber Springs and beautiful Greers Ferry Lake – hosts one of these auctions each year. Understanding how the auction works, when it happens, and what rules apply can help prospective bidders make informed decisions. This article breaks down the tax deed sale process in Cleburne County, answers common questions and provides insights into the county’s economy, attractions and investment potential.

Brief Overview of Arkansas Tax Deed Investing

Arkansas is a tax deed state, meaning delinquent property taxes are collected by selling the property itself, not by issuing tax liens. Counties certify delinquent parcels to the state after two years of unpaid taxes. The state then conducts a public auction in each county or an adjacent county once a year. After the sale, the former owner has no right of redemption—effective July 1 2023, parcels must be redeemed by 4 p.m. on the last business day before the sale. This limited redemption period gives investors a clear path to ownership with fewer long‑term uncertainties compared with redeemable tax deed states.

Important Details About Cleburne County’s Tax Deed Sale

Factor	Key Points
Tax Sale Type	Tax deed sale – property sold outright. Buyer gets limited-warranty deed
Typical Sale Date	Annually, July–October. Varies Every Year
Registration	In-person only. Opens 30 mins before auction. No fee. Photo ID required
Bidding	Parcels sold in order. Bidding starts at taxes/fees due. Highest bid wins. Payment due immediately (check, money order, card – no cash)
Redemption	Allowed until 4 PM day before auction. No redemption after sale
Terms & Deposits	No deposit live. Online post-auction sales: $100 per parcel deposit, balance in 10 days
Contact	COSL: 501-324-9422, [email protected]. Local: Cleburne County Collector, 501-362-8141

Arkansas Tax Sale Highlights

In Arkansas, when someone buys a property at a tax auction, they get the actual property instead of just a promise to get it later. If you want to bid on a property, you have to go to the auction in person; you can’t do it online. The starting bid is the amount of money that the owner owes in taxes and fees.

After the auction, you must pay for the property right away, using a check, money order, or credit card. You can’t pay with cash. The owner can still get their property back until 4 p.m. the day before the auction. Once the auction is over, there is a 90-day wait time where someone can say the sale was not fair. If you buy a property, it’s a good idea to wait to make big changes to it until after those 90 days.

Fun Facts About Cleburne County and Arkansas

• County Seat & Population – The main city in Cleburne County is Heber Springs. In 2025, about 25,829 people are expected to live there. This makes it the 25th biggest county out of 75 in Arkansas.

• Median Income & Property Values – The average money that families make in the county is about $55,979. The average value of homes is around $174,600. Many people work in jobs like making things, selling goods, and taking care of people’s health.

• Greers Ferry Lake – Greers Ferry Lake is a big lake made by a dam on the Little Red River. It’s very popular for fun activities like boating, fishing, and scuba diving. The lake also helps keep water levels safe and makes electricity.

• Magness Lake’s Trumpeter Swans – Every winter, many Trumpeter Swans come to Magness Lake near Heber Springs. It’s a great place to see lots of these beautiful birds.

• Ruland Junction Toy Train Museum – This cool museum in Heber Springs has old toy trains, Lionell items, and fun things to do. 

• Seven Natural Springs – Heber Springs used to be a health spa because of its seven mineral springs. People still visit to enjoy the waters that are said to be good for health.

Attractions and Economic Highlights

Popular Attractions

Cleburne County offers a blend of natural beauty and small‑town charm:

• Water Fun – Greers Ferry Lake and the Little Red River are great places for boating, fishing, kayaking, and scuba diving. People love to come here to enjoy the clear water all year long.

• Hiking & Bird Watching – There are nice trails around Heber Springs and the Ozark mountains where you can hike and see beautiful places like hills, waterfalls, and forests. Many bird watchers go to Magness Lake to see special birds like Trumpeter Swans and bald eagles.

• History Places & Museums – The Ruland Junction Toy Train Museum is a fun place that talks about trains from long ago. The town also remembers a photographer named Mike Disfarmer, who took pictures of people living in rural America a long time ago.

• Community Events – Heber Springs has many fun festivals and events, like the World Championship Cardboard Boat Races on Greers Ferry Lake and local fairs. These events bring visitors from all over Arkansas.

Transportation Infrastructure

Cleburne County is served by U.S. Highway 65 and State Highways 16 and 25, providing road connections to Little Rock and northern Arkansas. The Garner Field Airport in Heber Springs accommodates small aircraft. Major airports in Little Rock and Memphis are within a few hours’ drive, enabling convenient air travel for investors and vacationers.

Economic Development

The county’s economy is diversified. According to Data USA, the largest industries in 2023 were manufacturing, retail trade and health care & social assistance. The presence of Greers Ferry Lake also supports tourism and recreation businesses. Agriculture and forestry contribute to the rural economy, while retirees attracted by the area’s natural beauty help sustain service industries.

Community Appeal

Residents enjoy a relaxed lifestyle with abundant outdoor recreation. The county’s parks offer hiking, rock climbing and camping. The mild climate allows for year‑round golfing, and the lake provides opportunities for sailing, fishing tournaments and water sports. Community theatres, art galleries and live music venues add cultural flavor, while local eateries specialize in Southern cuisine and fresh catfish.

Why Cleburne County Is Attractive for Tax Deed Investors

High Returns with Manageable Risk

In Arkansas, when people want to buy a house or land that someone hasn’t paid taxes on, they can do it in a special way. Instead of just getting paid back for the money they put in, they can actually own the property right away. 

Before the sale, the owner has to pay their taxes, so there’s not a long wait time. This means people who buy the land or house can move in faster. Since they don’t have to wait long, there’s a smaller chance that the original owner will pay off their taxes and take the property back. Because of this, buyers can often get the land or house for a price that’s not too high – sometimes just as much as what the owner owed in taxes..

Auction Process and Bidding

How the auction works:

1. Pre‑auction research – The COSL publishes a public auction catalog with parcel numbers, legal descriptions and minimum bid amounts. Prospective bidders should research each property’s location, condition and potential liens. The COSL recommends checking the county assessor’s records and title searches.
   
2. Register onsite – Arrive at the auction venue at least 30 minutes early to register. Bring a driver’s license and be prepared to provide contact information.
   
3. Bidding – The auctioneer offers parcels in sequence. Bidding starts at the minimum bid (taxes, penalties and costs). The highest bidder wins.
   
4. Payment – Successful bidders must pay in full immediately after the sale via personal check, business check, cashier’s check, money order or credit/debit card. Cash is not accepted for property purchases.
   
5. Deed issuance – After payment clears, the COSL records a limited warranty deed conveying the state’s interest to the buyer. Buyers should allow time for the 90‑day litigation period before making improvements.
   

Maximum Potential Returns

The return on investment means how much money you can make from a piece of property compared to what you paid for it. Sometimes, properties sell for about the same amount as unpaid taxes, which can give you a chance to earn more money over time or make money by renting it out. People can also buy properties that didn’t sell in auctions for better prices. But, it’s important to remember that you need to pay for extra costs like fixing up the property, getting the right paperwork for ownership, and making sure there are no hidden debts.

Open to All Investors

Arkansas welcomes both local and out‑of‑state bidders. Even international investors can participate, although individuals or entities with a home of record outside the United States are barred from bidding. Investors should have ready access to funds and research properties thoroughly to avoid surprises.

Understanding the Arkansas Tax Deed Sale Process

Due Diligence

What due diligence entails:

• Property inspection – Whenever possible, drive by the property. Note the condition, occupancy and neighborhood. Some parcels are landlocked or contain only a portion of a larger parcel.
  
• Title search – Investigate liens, mortgages and easements. The COSL attempts to notify interested parties, but some liens (such as municipal improvement district fees or certain federal liens) may survive the sale.
  
• Research taxes and assessments – Confirm whether current or future assessments will be due. Buyers are responsible for taxes not included in the sale.
  
• Costs after purchase – Factor in legal fees for quiet title actions, potential title insurance and property maintenance
  

Risks of skipping due diligence: When you buy a house or land without checking it out first, you might end up with big problems. There could be things like unpaid bills from the past, issues with neighbors, or trouble getting to the property. The state only sells its part of the land, so you might need to fix any problems with the title. If you don’t do your homework first, you might buy land that you can’t use or get to easily..

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

When you buy a house or land without checking it out first, you might end up with big problems. There could be things like unpaid bills from the past, issues with neighbors, or trouble getting to the property. The state only sells its part of the land, so you might need to fix any problems with the title. If you don’t do your homework first, you might buy land that you can’t use or get to easily.

Economic and Tax Advantages of Investing in Cleburne County

Cleburne County is a great place to think about living or visiting for a few reasons:

Affordable Homes: Houses there are not too expensive. On average, they cost about $174,600. Some houses that need work can be bought for even lower prices.

 Fun Places to Visit: Cleburne County has cool spots like Greers Ferry Lake where people can swim and fish. Many people also visit to see the Trumpeter Swans during the winter. This means that there are chances to rent out homes to tourists and make money.

 Stable Community: The number of people living in Cleburne County has stayed about the same for the last ten years. The average age of people is about 49 and there are many retirees as well as people who work.

 Good Location: Cleburne County is in the middle of Arkansas. It’s just a few hours’ drive to big cities like Little Rock and Memphis, so you can enjoy the quiet of the countryside but still reach the city easily.

Conclusion

Cleburne County has a special auction every year where people can buy land for a much lower price than what it’s usually worth. It’s important to know how this auction works, like when you have to pay and the rules for bidding. Cleburne County is a pretty place in the Ozark hills, which makes it a great spot for people who want to buy land at a good price. But remember, it’s always smart to do your homework and talk to experts about buying land to make sure you make good choices!

Pro Tips for Cleburne County Tax Deed Auctions

• Arrive early – Registration begins 30 minutes before the auction. Arriving early ensures you get a bid number and time to ask questions.
  
• Bring multiple payment methods – Have personal or business checks and a backup credit card. There is no time to leave the venue to fetch funds
  
• Verify property access – Some parcels may be landlocked or require easements. Check county records and consider hiring a surveyor.
  
• Plan for quiet title action – Budget for legal costs to obtain clear title and potential title insurance
• Network with locals – Talking to local real estate professionals or residents can provide insights about neighbourhoods and potential hazards.
  
• Stay informed – Monitor the COSL website and local newspapers for any changes to auction dates or locations. Venues can change year to year based on availability.
  

Frequently Asked Questions (FAQs)

Q: When are Cleburne County tax sales held?
A: Arkansas holds one auction per county each year, typically between July and October. Cleburne County’s 2025 sale is scheduled for September 23 2025 at 10 AM Central Time

Q: Do I need to register to bid?
Yes. Registration opens 30 minutes before the auction and there is no fee. You must present a driver’s license or other ID.

Q: Can the original owner redeem the property after the auction?
No. Effective July 2023, parcels must be redeemed by 4 p.m. on the last business day prior to the sale. After the sale, there is a 90‑day litigation period but no redemption period.

Q: How do I pay for a winning bid?
Payment in full is required immediately following the auction. Accepted methods include personal or business checks, cashier’s checks, money orders and credit/debit cards Cash is not accepted

Q: Where can I find more information?
Visit the COSL website () for the auction catalog, instructional videos and post‑auction sale lists. For local information, contact the Cleburne County tax collector’s office or call the COSL Real Estate Division at 501‑324‑9422.

Useful Links

• Cleburne 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

Start building your portfolio with tax-sale properties in Cleburne County. Our Auction Calendar shows what’s coming up. Get familiar with the process using our free resources, and if you need more support, book a call with an expert to walk through your goals and next steps.

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