Franklin County, Arkansas Tax Deed Sales

Buying tax‑delinquent property is a niche investment strategy. While many states offer tax‑lien certificates (where investors earn interest on the owner’s unpaid tax bill), Arkansas is a tax‑deed state. At the Commissioner of State Lands’ (COSL) auctions the state actually sells the deed to property on which taxes have not been paid. Investors often acquire real estate below market value, but there are rules and deadlines that must be followed. This guide explains how tax sales work in Franklin County, Arkansas and why the county can be an appealing place to invest.

Brief overview of Arkansas tax‑deed investing

Arkansas counties certify tax‑delinquent properties to the Commissioner of State Lands. The state holds one live auction per county (or group of counties) each year, usually between July and October. The auction offers tax‑delinquent deeds rather than liens. Properties can be redeemed by the owner or any interested party until 4 p.m. on the last business day before the sale. After that time, sales are final and parcels cannot be redeemed. Previously there was a 10‑day redemption period, but Act 241 of 2023 eliminated post‑auction redemption, making Arkansas a pure tax‑deed state.

The COSL publishes a public auction catalog listing the sale date, time and location for each county. Registration is mandatory; bidders must provide a photo ID and cannot submit mail‑in bids. The state does not accept cash for purchases; successful bidders must pay in full at the auction using a personal/business check, credit/debit card or other certified funds. For online “post‑auction” sales, an earnest money deposit of US$100 is charged to the registered card and the balance must be paid within ten business days. The COSL issues a limited‑warranty deed to the high bidder, but purchasers often need to quiet title (file a legal action to confirm ownership) before the property can be sold or financed.

Important details

Item	Details & Links
Tax sale type	Tax deed sale. The state conveys a limited‑warranty deed; there is no lien certificate because redemption must occur before the sale
Typical sale date	Live auctions are held once per year between July and October. For Franklin County, the 2025 regional auction (Logan, Franklin & Crawford counties) is set for July 24, 2025 at 10:00 a.m..
Registration	Registration is required; bidders must present valid U.S. government ID. Registration typically opens 30 minutes to one hour before the auction. For the July 24 auction, registration begins at 9 a.m.
Auction time & location	10 a.m. Central Time at Arkansas Tech University – Ozark Campus, Student Services & Conference Center (Building 7), Room 117A, 1700 Helberg Lane, Ozark. Auctions are conducted alphabetically by county.
Redemption period	Any owner or interested party may redeem the property until 4 p.m. the last business day before the sale. Act 241 (2023) removed the 10‑day post‑auction redemption period.
Bid procedure & terms	Bidding starts at the amount of delinquent taxes, penalties and interest owed. The high bidder must pay the full purchase price immediately. Cash is not accepted. For online post‑auction sales, the first $100 of each bid is automatically charged and the balance is due within 10 business days.
Deposit/earnest money	The rules define “earnest money” as the first US$100 payment tendered as part of a bid. For live sales the entire purchase price must be paid at once; for online sales the earnest money is charged to your card and is non‑refundable if you fail to pay the balance.
Contact & updates	Commissioner of State Lands, Real Estate Office – 7003 Valley Ranch Drive, Little Rock, AR 72223. Phone (501) 324‑9422, Email [email protected]. Franklin County Government can be reached at [email protected]. Updates and parcel lists are published on the COSL website (Public Auction Catalog).
Updates on future sales	The COSL announces the next year’s auction dates around May. Unsold parcels are offered.
Redemption/ litigation after sale	After the sale, the owner has no right to redeem. There is, however, a 90‑day litigation period during which someone could challenge the sale; investors are advised not to make major improvements until this period expires.

Understanding Arkansas’s tax‑deed system

How the auction works

1. Certification & notice – Counties certify tax‑delinquent parcels to the state when taxes remain unpaid for a year. The COSL publishes a notice of sale in the local newspaper and mails notices to the owner and known interested parties. Notices list the amount of taxes owed and the sale date.
   
2. Research – Before bidding, investors should research the parcel’s location, condition and encumbrances. The COSL warns that not all liens are extinguished by tax sales; parcels may be subject to city liens, improvement district assessments or other restrictions. The state offers parcel mapping via DataScoutPro, but buyers should visit the county assessor or hire a title company for more detailed information.
   
3. Registration – Arrive early on the sale day and register with a valid driver’s license or other government‑issued ID. For online auctions you must create an account, verify your identity and provide a credit/debit card.
   
4. Bidding – Auctions are conducted live, beginning at 10 a.m. Central Time. Each parcel is offered in sale‑number order. Bidding starts at the amount of taxes, interest and penalties owed. The highest bid at or above this amount wins.
   
5. Payment & deed – Successful bidders must pay the full amount immediately after the auction. The COSL issues a limited‑warranty deed, usually recorded within a few weeks. Because the deed only conveys the state’s interest, investors typically file a “quiet‑title” action to obtain clear marketable title.
   
6. Post‑auction sales – Parcels that do not sell at the live auction go to the post‑auction list. After 30 days they may be purchased online. Bidding remains open for 30 days from the first bid; the earnest‑money deposit (US$100) is charged to the bidder’s card and the balance is due within ten business days.
   

Investor returns and risks

Tax‑deed investing in Arkansas is not about collecting interest; it is about acquiring real estate at a fraction of market value. Properties may sell for little more than the taxes owed, especially in rural counties like Franklin. Investors can then resell, lease or develop the property. However, due diligence is critical:

• No guarantee of clear title – The COSL explicitly states that the state does not warrant the title or guarantee that liens are extinguished. Buyers may need to clear judgments or municipal liens before reselling.
  
• “As‑is” condition – The state does not inspect parcels. Structures may be dilapidated or nonexistent, and the land may lack road access.
  
• Pending taxes – Bidders must pay current‑year taxes (not yet delinquent) after purchase.
  
• Litigation period – It is recommended that investors wait until the 90‑day litigation period has expired before making costly improvements.
  

Franklin County: Facts, attractions & economy

Fun facts

• Dual county seats – Franklin County, established in 1837, maintains two county seats (Charleston and Ozark) because the Arkansas River splits the county. The population was 17,097 in 2020.
  
• Agricultural heritage – Cotton and dairy were historically important; today the county remains heavily agricultural. Livestock and poultry account for more than 97 % of agricultural production. Butterball operates a major turkey‑processing plant in Ozark.
  
• Wine country – Franklin County is part of Arkansas’s wine region. The Post and Wiederkehr wineries are among the top 100 producers in the country, and events like the Altus Grape Festival and Wiederkehr Weinfest draw visitors.
  
• Civil rights milestone – Charleston was the first town in the former Confederacy to integrate its public schools voluntarily in 1954.
  
• Natural resources – The county lies in the Arkoma Basin and has at least ten natural gas and oil fields. Gas production played an important economic role in the 1940s.
  

Attractions & economic highlights

• Recreation – The Mulberry River offers rafting, fishing and canoeing. The Ozark Highlands Trail and the Cherokee Prairie Natural Area provide hiking and wildlife viewing.
  
• Historic sites – St. Mary’s Catholic Church (Our Lady of Perpetual Help) in Altus (built 1879) is on the National Register of Historic Places. The Coal Miners Memorial honors the county’s mining past.
  
• Transportation – Franklin County is bisected by Interstate 40 and the Arkansas River, providing highway and waterway access. U.S. Highway 64 and Arkansas Highway 23 connect the county to nearby Fort Smith and Fayetteville. The Ozark‑Franklin County Airport (municipal) serves general aviation.
  
• Economic development – Agriculture, poultry processing, winemaking and some natural‑gas extraction drive the local economy. The county’s low population density and rural character mean property values are generally lower than in metropolitan counties, offering value opportunities for investors.
  

Why Franklin County is attractive for tax‑deed investors

• Affordable entry point – Because Franklin County is primarily rural and agricultural, the assessed value of tax‑delinquent properties is often low. Bidding starts at the amount of delinquent taxes, which can be only a few hundred dollars.
  
• Stable demand – With major employers like the Butterball plant and the wine industry, there is steady demand for housing and commercial space. Renovated properties can be resold or rented to workers.
  
• Tourism – Outdoor recreation on the Mulberry River and annual wine festivals attract visitors, creating potential for cabins, RV parks or vacation rentals.
  
• Clear rules – Arkansas’s elimination of the post‑auction redemption period gives investors certainty that sales are final; there is no risk that the owner will redeem after the auction.
  

What makes Arkansas tax‑deed sales a smart investment?

High returns with manageable risk

Tax‑deed buyers do not earn interest; instead they acquire property. However, the return on investment can be substantial because properties often sell for far below market value. For example, if you buy a parcel for US$2,000 (taxes owed) and later sell it for US$15,000 after quieting title and minimal repairs, the gross return would be 650 %. Of course, results vary and due diligence is critical. Investors should budget for quiet‑title costs and assume some parcels may not be buildable.

Bidding process

The bidding process is straightforward: the auctioneer announces each parcel and opens bidding at the taxes due. Interested bidders raise their hand or call out bids. There is no proxy bidding or mail‑in bidding. The highest bid above the minimum wins. At online post‑auction sales, investors enter their bid and may set a maximum; the system automatically increases bids in preset increments until the maximum is reached.

Maximum potential returns

The maximum return is not fixed by statute since the buyer acquires the entire property. In some cases, the property may be worth many times the purchase price. In other cases, it may only be suitable for agriculture or conservation. Investors can further improve returns by:

• Performing due diligence – Checking for municipal liens or restrictions.
  
• Quieting title promptly – Filing a quiet‑title suit soon after the 90‑day litigation period can reduce holding time.
  
• Reselling or renting – Marketing the property to local buyers, farmers or recreational users.
  

Open to all investors (with limits)

Arkansas law allows any person or entity whose home of record is within the United States to bid; foreign investors whose home address is outside the U.S. may not bid at live auctions. Registration requires a valid driver’s licence or government ID. There is no residency requirement within Arkansas, so investors from other states can participate easily.

Due diligence: the key to successful investing

Steps in due diligence

1. Research the legal description – The legal description in the COSL catalog may differ from the property’s physical address. Use county GIS maps, the assessor’s parcel card and plat maps to identify the property.
   
2. Check for liens and encumbrances – Some city liens, improvement‑district fees and federal tax liens survive the sale. Hire a title company or search public records at the circuit clerk’s office.
   
3. Inspect the property – Drive by the site or use satellite imagery. Confirm there is road access and no environmental hazards. Remember the state sells property “as‑is”.
   
4. Estimate exit strategy – Decide whether to hold, rent, farm or resell. Consider quiet‑title costs and possible repairs.
   

Risks of skipping due diligence

• Hidden liens could force you to pay more than you expected.
  
• Access issues may make the land unusable.
  
• Environmental problems (e.g., wells, dumps) could create liability. The state makes no warranties on environmental condition.
  

Buying over‑the‑counter (OTC) deeds in Arkansas

After live auctions, unsold properties are listed on the post‑auction sales portal (auction.cosl.org). When the first bid is placed on a parcel, a 30‑day clock starts; the highest online bid at closing wins. The earnest‑money deposit (US$100) is charged immediately. The buyer has ten business days to pay the balance. If no additional bids are placed, the initial bidder can obtain property for the minimum reserve (generally equal to the taxes owed). OTC purchases are attractive because there is no live bidding competition and investors have time to research each parcel.

Benefits of OTC purchases

• Fixed minimum price – The reserve bid is often lower than at live auctions.
  
• Research time – You can review GIS maps, call the assessor and examine court records before bidding.
  
• No travel – All transactions are handled online.
  

Why Franklin County is a top choice for tax‑deed investors

• Diverse economy – Agriculture, poultry processing, winemaking and natural‑gas extraction provide multiple revenue streams, keeping property values resilient.
  
• Tourism potential – Outdoor recreation and wine festivals bring visitors, making the county suitable for vacation rentals and RV parks.
  
• Low competition – Franklin County’s rural nature means fewer bidders compared with urban counties. Investors can often acquire parcels at or near the opening bid.
  
• Strategic location – Interstate 40 and the Arkansas River connect the county to Fort Smith (approx. 35 miles) and the Fayetteville‑Springdale‑Rogers metro. The county’s dual seats, Charleston and Ozark, provide government services on both sides of the river.
  

Pro tips for auction success

• Arrive early – Registration may open as early as an hour before the auction. Arriving early lets you get your bid card and review last‑minute parcel changes.
  
• Bring multiple payment options – Some rural venues may have unreliable internet; having a checkbook and a debit card avoids payment issues.
  
• Track unsold parcels – If a parcel you wanted sells for too much at the live auction, monitor the post‑auction list. You might find similar properties with less competition.
  
• Budget for quiet title – Set aside funds for attorney fees and court costs (often US$1,000–US$2,500) to obtain marketable title.
  
• Stay within your comfort zone – Avoid overbidding on parcels with potential environmental issues or unknown access.
  

Frequently asked questions

When are Franklin County tax sales held?
The COSL holds one live auction per year for each county. For 2025 the Franklin County sale is July 24 at 10 a.m. Central Time. Future dates are announced in May and posted on the COSL website.

Is registration required to bid?
Yes. You must register before the auction and provide a government‑issued photo ID.

When does registration open and close?
Registration usually begins 30 minutes to one hour before the sale; for the 2025 regional auction registration opens at 9 a.m. and closes when bidding starts at 10 a.m..

Where is the auction held?
The Franklin County auction is held at Arkansas Tech University – Ozark Campus, Student Services & Conference Center (Building 7), 1700 Helberg Lane, Ozark.

How does bidding work?
Bids start at the amount of delinquent taxes, penalties and interest. The highest bid wins. Payment must be made in full immediately, and cash is not accepted.

What is the redemption period?
Owners or interested parties may redeem the property up until 4 p.m. the last business day before the auction. There is no redemption after the sale.

How long do I have to hold the property before I can sell it?
You must wait until the 90‑day litigation period expires. After that you can file a quiet‑title suit to obtain marketable title.

Where can I find lists of available parcels?
The COSL publishes the Public Auction Catalog and the post‑auction sales list at www.cosl.org:contentReference[oaicite:62]{index=62}. You can also search maps via DataScoutPro or contact the Franklin County assessor.

Useful links

• Public Auction Catalog – Arkansas Commissioner of State Lands – official auction dates, parcel lists and buyer guides.
  
• Arkansas Commissioner of State Lands FAQ – rules, redemption deadlines and contact information.
  
• Franklin County Government – local departments, property tax payments and county contact info.
  
• Arkadelphia AR News – Act 241 explanation – article summarizing the elimination of post‑auction redemption.
  

Call to action

Tax‑deed auctions can be exciting, but they require planning and research. Use the links above to check the latest auction schedule and start researching parcels. If you’re ready to explore Franklin County’s opportunities, consider attending the July 24 sale or registering for the post‑auction platform. For personalized guidance, consult with a local attorney or tax‑sale professional.

Need a hand?

We provide educational resources and consultation services for tax‑deed investors. If you’d like help evaluating properties, understanding quiet‑title actions or navigating post‑auction sales, get in touch. Book a free strategy call or download our due‑diligence checklist to jumpstart your investing journey.

Call to Action

Franklin 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.

Interested in Faulkner County investing? Check out our Auction Calendar to find your next property. Book a free call or access our free resources to start building your tax deed strategy today.

Sign up or log in to view the full content.