Montgomery County, Arkansas Tax Deed Sale Guide (2025)

Buying tax-delinquent properties can be a good investment. In Arkansas, the Commissioner of State Lands runs the auctions. Winning bidders get ownership, not just a lien. 

This guide gives key info on how tax sales work in Montgomery County, including dates and rules.

Brief overview of Arkansas tax deed investing

Arkansas counties certify tax‑delinquent parcels to the Commissioner of State Lands after two or more years of unpaid taxes. The COSL holds live public auctions between July and October, followed by online auctions for parcels that don’t sell at the live event. Key points include:

• No tax lien certificates – only tax deeds. Investors bid on the property itself rather than an interest-bearing lien.
  
• Redemption must happen before the sale. A notice on the public auction site states that, effective 1 July 2023, parcels sold through the COSL cannot be redeemed; the redemption deadline is 4 p.m. the last business day before the sale. After the auction the sale is final.
  
• No cash is accepted at auctions. Payments must be made by personal or business check, cashier’s check, money order or credit/debit card, and full payment is due at the sale.
  
• Registration is required. The COSL’s Q&A explains that registration begins 30 minutes before each live auction, there is no fee to register, and bidders receive a numbered bid card.
  

Important details for Montgomery County tax deed sale

Item	Summary
Sale type	Tax deed. Winning bidder gets a limited warranty deed; quiet title may be needed.
Typical sale date	Late September or early October.
Time & time-zone	10:00 a.m. Central Time.
Location	Avalon Keep Botanical Gardens – Event Center, 4671 AR-8, Mena, AR (regional sale for Montgomery, Howard, Sevier, Polk, Pike).
Registration	Required, free. Opens 30 minutes before auction. Bring photo ID.
Registration window	On-site only for live sale. Online post-auction sales require account setup and ID verification.
Redemption period	None after sale. Parcels must be redeemed before 4:00 p.m. the last business day before the auction.
Bid procedure & terms	Minimum bid = taxes, penalties, interest, costs. Highest bidder wins. Pay immediately by check, money order, cashier’s check, or card (no cash). Online post-auction requires $100 deposit per parcel and balance within 10 days.
Redemption period after purchase	None; sales are final.
Contact for more info	Commissioner of State Lands, Real Estate Office, 7003 Valley Ranch Dr, Little Rock, AR 72223. Phone: (501) 324-9422. Email: [email protected]. Montgomery County Collector: Neal Thomas, (870) 867-3155.

Montgomery County’s unique features

Montgomery County is in the Ouachita Mountains of Arkansas, known for its beautiful scenery and outdoor fun. About 63 percent of the land is national forest, perfect for activities like hiking and camping. The Ouachita National Forest is huge and offers great spots to enjoy nature.

Lake Ouachita is Arkansas’s biggest lake, famous for its clear water. People love to boat, fish, and scuba dive there. The county also has many trails, like the Womble Trail for biking, and waterfalls, like Little Missouri Falls, where people swim.

Montgomery County is special because it has a lot of high-quality quartz crystals. In 1987, many tons of quartz were taken from here, used for different things, including cool decorations and even computer parts. They hold a Quartz Crystal Festival every year that attracts lots of visitors.

The county’s economy relies on farming, especially cattle, pigs, and chickens, along with mining and tourism. Most jobs come from the national forest and visitors drawn to the area. The seat of the county, Mount Ida, is a small town with less than 1,000 residents.

Getting around Montgomery County is easy. U.S. Highways 70 and 270 and state Highways 8, 27, and 88 connect it to other areas. While there isn’t a train service, driving makes it simple to reach.

Why invest in Montgomery County tax deeds?

High returns with relatively low risk

In Arkansas, buying tax deeds means you get to own the property. Often, winning bids are just a bit higher than the tax amount. This way, investors can score real estate for much less than its market value. In rural areas like Montgomery, you might find cabins or small farms. It’s a great way to invest compared to bonds or savings accounts.

Predictable auction process

The COSL releases the sale catalog and minimum bids weeks before the auction. Bidding starts at the lowest price, which includes taxes and fees. Properties are sold in order, and the highest bidder wins. Full payment is due immediately, and once you buy, there’s no chance to change your mind. This means you know when and where the auction is, and there are no bidding wars during it.

Open to all (U.S.) investors

In Arkansas, U.S. residents can bid at tax deed auctions with an ID. There’s no sign-up fee; just register 30 minutes before the auction. International bidders can’t buy properties. For online sales, show your ID and use a valid credit or debit card. You pay $100 as a deposit and have ten business days to pay the rest.

Manageable due diligence

Properties are identified by legal description and parcel number; the COSL links each parcel to the county assessor’s property card for research. However, the state does not warrant title or guarantee property usability. Investors should conduct due diligence by:

1. Researching the property – use parcel numbers to view assessor data, maps and satellite imagery. Visit the site when possible to check access and condition.
   
2. Checking for liens – Arkansas attempts to notify all interested parties, but liens such as municipal liens or improvement district assessments may survive the sale. Perform a title search or consult a local abstractor.
   
3. Understanding limited warranty deeds – the deed conveys only the state’s interest. Quiet‑title actions may be necessary to obtain marketable title; budget for legal and title costs.
   

Over‑the‑counter (OTC) opportunities

If a parcel doesn’t sell at the live auction, it appears on the COSL’s Unsold-Property Auction website after 30 days. Bidders can start at the tax amount. They must pay $100 as earnest money and the rest within ten days. There’s often less competition, and some parcels have fixed prices.

Understanding the auction process

When are Montgomery County tax sales held?

Answer: Montgomery County’s live tax deed sale is usually in late September or early October. The COSL’s 2025 schedule lists the sale on 1 October 2025 at 10:00 a.m. CT.

How does bidding work?

Answer: Each parcel has a minimum bid equal to the total taxes, penalties, interest and costs due. Bidding is oral at the auction; the highest bid wins and cannot be withdrawn. Payment is due immediately by check, money order or card. Cash is not accepted.

What happens after I win?

Answer: The COSL issues a limited warranty deed once full payment is received. There is a 90‑day litigation period, during which previous owners or lienholders may challenge the sale. Investors should not make improvements until the litigation period passes.

Can I buy properties after the auction?

Answer: Yes. Unsold parcels are posted online at auction.cosl.org. Bidders register, verify their identity, place bids and pay a $100 earnest money deposit per parcel. The highest bidder pays the remaining balance within ten business days.

Is there a redemption period?

Answer: No. Arkansas ended post‑sale redemption in 2023. Owners must redeem before 4 p.m. the last business day prior to the sale.

Conclusion

Montgomery County offers tax deed sales where you can buy cheap land in rural Arkansas. The next sale is on October 1, 2025, at Avalon Keep Botanical Gardens in Mena. Buyers get immediate ownership but must check for any legal issues first. It’s a lovely area with plenty of outdoor fun and a low population, making it a great place to invest in land.

Pro tips for Montgomery County tax deed investors

• Start research early. Use the COSL catalog and assessor records to identify parcels with road access and clear boundaries. Avoid landlocked tracts unless you’re comfortable pursuing easements.
  
• Attend the sale in person. Regional auctions may combine several counties; arriving early allows you to register, ask questions and watch bidding dynamics.
  
• Budget for legal costs. Quiet‑title actions and title insurance may cost a few hundred to several thousand dollars. Factor these expenses into your bid.
  
• Beware of surviving liens. Improvement district assessments, municipal liens and some federal liens may remain. Check the county clerk’s records and consult an attorney before bidding.
  
• Consider unsold property auctions. OTC parcels often sell at the minimum bid, which can yield excellent returns if the property meets your criteria.

FAQ: Montgomery County, Arkansas Tax Sale

Q4: Do I need to register to bid?
A: Yes. Registration is free and required. You must register 30 minutes before the sale at the auction site with a government-issued photo ID.

Q5: Can I register online ahead of time?
A: No advance registration for live sales. For post-auction online sales, bidders must create an account at auction.cosl.org and complete ID verification.

Q6: What is the redemption period?
A: Parcels must be redeemed by 4:00 p.m. the business day before the auction. After the sale, there is no redemption period—sales are final.

Q7: What is the bidding process?
A: Bidding starts at the delinquent taxes, penalties, interest, and costs owed. The highest bidder wins.

Q8: How do I pay if I win?
A: Payment is due immediately after the sale. Accepted forms are personal or business check, money order, cashier’s check, or card. Cash is not accepted. Online post-auction sales require a $100 deposit per parcel and the balance within ten days.

Q9: What deed will I receive?
A: A limited warranty deed issued and recorded by the Commissioner of State Lands. It does not guarantee clear title, so investors often pursue a quiet title suit to obtain marketable title.

Useful Links

• Montgomery 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?

Montgomery 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 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