Your Guide to Tax Deed Sales in Cross County, Arkansas

Cross County is in the heart of Arkansas, known for farming and its friendly towns. Wynne is the main town, and Village Creek State Park is a popular spot.

Many properties here have unpaid taxes, making it a good place for investors at tax sales. This guide will explain how the process works, when to sign up, where to go, and how to bid.

Brief Overview of Arkansas’ Tax Deed System

In Arkansas, when people don’t pay their property taxes for a year, the county gets involved. They send the property to the state. The Arkansas Commissioner of State Lands then sells the property at a public auction. Property owners can still pay what they owe until 4:00 p.m. the day before the auction. After that, they cannot catch up on their payments. If no one pays, the property goes to the highest bidder. The state gives them a limited warranty deed. This means the new owner has full ownership, but they have to wait 90 days in case someone challenges it.

If an owner does redeem the property, they must pay a 10 percent penalty and 10 percent simple interest on the late taxes, plus extra costs. Most of the time, investors make money by getting the deed for the property instead of relying on payments from owners.

Key Details and Upcoming Sale Information

Why Invest in Cross County Tax Deeds?

Investing in Cross County tax deeds is a smart move. The area is good for farming, and buying a deed means you own the property after a short wait. 

You can earn money with low risk since most owners don’t buy back properties after auctions. The state gives you a warranty deed quickly, and you can use the property after just 90 days.

Starting is easy, with some land selling for a few hundred dollars, like $258 in recent sales. There aren’t usually many bidders, so your chances of winning are decent. 

Arkansas, known as “The Natural State,” has beautiful spaces and fun places to visit, like Crater of Diamonds State Park and Hot Springs National Park. The state is recognized for its rivers, mountains, and unique foods such as fried pickles. 

There are plenty of activities, including hiking and art museums. Arkansas has a strong agricultural economy, producing a large portion of the country’s rice and employing many in transportation and other industries.

Why Cross County and Arkansas Are Ideal for Tax‑Deed Investors

1. Economic stability: Agriculture and logistics provide a steady economic base. With half of U.S. rice produced here and major transportation corridors, the region offers strong underlying property value.
   
2. Affordable entry: Minimum bids are often low; some Cross County parcels sold for a few hundred dollars at the 2025 auction.
   
3. Undeveloped land: Arkansas’s ” Natural State moniker means there is abundant undeveloped land. Investors can acquire hunting acreage, timber plots or buildable lots.
   
4. Flexible participation: Live auctions are open to U.S. residents with valid ID. Online post‑auction sales allow investors to bid remotely, making it easy to participate from anywhere in the country.
   
5. Potential for development: State parks, a growing aerospace sector and improved logistics infrastructure hint at future growth. Properties near major highways or natural attractions may appreciate in value.
   

Auction Process for Tax Deed Sales

Step‑by‑Step Guide

1. Research parcels: Use the COSL auction catalog at cosl.org to review parcels by county. Legal descriptions, parcel numbers and minimum bid amounts are listed. The Cross County collector site also provides tax payment history.
   
2. Perform due diligence: Visit the property if possible. Look up any public records to see if there are any liens, mortgages, or issues with the property. Keep in mind that some local or improvement district liens might still be there even after the sale.
   
3. Register: Get to the auction about 30 minutes early. Make sure to bring a photo ID and fill out the registration form. If you want to buy something after the auction, register online and verify your ID. Don’t forget to provide your credit or debit card for a $100 deposit.
   
4. Bid: The auctioneer calls parcels in order. Bidding begins at the minimum bid (taxes, penalties and costs). Raise your paddle to increase your bid. Online bidders enter bids on the website; you may set a maximum bid and let the system increment automatically.
   
5. Payment: If you win, pay the full purchase price immediately by check, money order or card; no cash is accepted. Online winners pay the first $100 automatically and must mail certified funds for the balance within 10 business days
   
6. Deed issuance: COSL files a limited warranty deed with the circuit clerk; after the 90‑day litigation period, you hold title. Consider quieting title through the court system to obtain a marketable title.

Expected Returns

In Arkansas, when you buy property, you get the land itself instead of just a lien. How much you earn depends on how much you can sell or rent the property for. If the owner wants to keep their property, they have to pay a fee and interest by 4 p.m. the day before the sale. Most of the time, owners pay up before the auction, so you should be ready to own the property.

Foreign Investor Participation

In Arkansas, people who live outside the United States can’t buy pieces of land that have unpaid taxes. But, if you live in the U.S., even if you are from another state, you can buy these properties without any issues.

Due Diligence: Why It Matters

When buying property, it’s really important to check everything first. Some properties might have unpaid bills or issues. They can also be hard to reach. Make sure to look closely at the details. These properties are sold “as is,” so there’s no guarantee about clear title.

You should research access, rules for use, and any debts tied to the property. Consider getting help from a title company or lawyer to check this out. Remember, some liens might still be there even after you buy.

Risks of Skipping Due Diligence

• Clouded title: Limited warranty deeds convey the state’s interest only. Quiet title actions may be necessary to obtain marketable title.
  
• Surviving liens: Municipal and improvement district liens, IRS liens or property owner association fees may remain even after the tax sale.
  
• Unsuitable properties: Some parcels are landlocked, flooded or non‑existent due to recording errors. Always verify physical access and existence.
  

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

After the public auction, parcels that remain unsold move to an online Unsold‑Property Auction. Bidding stays open for 30 days. Key points:

• Registration: You must complete online registration and identity verification and store a credit/debit card.
  
• Reserve bid: The minimum bid equals the taxes and costs for the first two years after the live auction. After two years, the Commissioner may reduce the reserve amount.
  
• Earnest money: When your bid wins, the first $100 (or the full bid if under $100) is charged immediately . You then have ten business days to send certified funds for the balance. Failure forfeits the deposit.
  
• Benefits: Post‑auction parcels may sell for the reserve amount without competition. There is no bidding down of interest because the investor gains the property. Many investors prefer post‑auction sales for the convenience and lower prices.
  

Pro Tips for Cross County Tax Deed Investors

• Start your research early: COSL publishes the auction schedule in May. Begin investigating parcels as soon as the list is available so you have time to visit the sites and review records.
  
• Bring proper payment: Personal checks are accepted at live auctions, but be sure your bank account has sufficient funds. Cash and partial payments are not allowed.
  
• Check property access: Verify whether there is legal access via a public road; landlocked parcels can be difficult to use or sell.
  
• Watch for homestead properties: Homestead parcels may have additional notification requirements and may be harder to quiet title. Consult an attorney if bidding on a former homestead.
  
• Plan for closing costs: Budget for quiet title actions, recording fees and potential property cleanup or maintenance.

Conclusion

Cross County has tax deed auctions where you can buy properties for a low price. These auctions happen every summer. It doesn’t cost much to start, and the economy is doing well. This makes it a great place for smart buyers. 

Research is important. Check the legal details, visit the property, and know about any debts. Go to the auction with enough money and a plan. If you win, you’ll get a limited warranty deed. After a short waiting time, you will have full ownership of the property.

Frequently Asked Questions (FAQs)

Useful Links

• Cross 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

Thinking about tax-sale investing in Cross County? Start by exploring the Auction Calendar for current listings. Learn with our free resources, and if you’d like to walk through the process or ask questions, Book a call with one of our knowledgeable experts.

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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