Top Land Buyers in Wooded & Timberland

How long does it typically take to sell vacant land in Arkansas?

In the current 2025 market, the average timeline to sell vacant land in Arkansas is 6 to 12 months, though velocity varies wildly by region. The "Northwest Arkansas Boom" remains the primary outlier, with counties like Benton and Washington moving land in as little as 70 to 75 days due to explosive corporate growth and population influx. Conversely, rural parcels in the Delta region (such as Calhoun or Woodruff counties) often require 12 to 18 months to find a buyer. Sellers should expect a standard due diligence period of 30 to 45 days, during which buyers typically conduct perc tests for septic suitability, as a failed soil test is the most frequent reason for Arkansas land contracts to collapse.

What are the common closing costs for land sellers in Arkansas?

Arkansas is a title company state, meaning transactions are handled by escrow agents rather than mandatory attorneys. While hiring legal counsel is optional, it is increasingly common for complex timberland or agricultural transfers, with 2025 attorney rates averaging $248 per hour. Sellers typically face total closing expenses between 6.25% and 9% of the sale price. Unlike some neighboring states, Arkansas has a specific state-mandated transfer tax that is a significant part of the closing statement.

Specific costs for 2025 include:

• Transfer Tax (Documentary Stamps): The state rate is $3.30 per $1,000 (or $0.33 per $100) of the sale price. On a $200,000 land sale, the seller owes $660 in stamps.
• Title Insurance: The Owner’s Policy typically costs 0.5% to 1% of the property value and is customarily paid by the seller.
• Settlement Fees: Title companies generally charge a flat fee ranging from $750 to $1,250.
• Recording Fees: Standard fees are $15 for the first page and $5 for each additional page. As of late 2025, several counties have implemented a digital filing surcharge of approximately $5–$10.

Do I need a survey to sell my land in Arkansas?

Arkansas state law does not require a new survey for every land transfer, but title insurance companies almost always require a professional boundary survey to remove "standard exceptions" from the policy. In the 2025 market, savvy buyers are increasingly demanding ALTA Surveys for larger tracts to verify easements and encroachments. For a standard 1-to-5-acre residential lot, a survey typically costs $400 to $750, while rural timberland surveys can exceed $2,500 depending on terrain density. Providing a recent survey is a major selling point that can prevent boundary disputes, which are a common litigation trigger in rural Arkansas.

How is the land market trending in Arkansas for the next 12 months?

The Arkansas land market is projected to remain stable with a 2.2% price increase through 2026. While the rapid "name-your-price" era of previous years has ended, inventory is finally recovering, with active listings expected to rise by 8.9% year-over-year. The market is shifting toward a "seller’s market lite," where well-priced land still receives multiple offers, but buyer selectivity is at a 10-year high. Demand is shifting away from speculative retail and toward Industrial Infill lots and Single-Family Rental (SFR) development sites to meet the ongoing housing shortage in urban centers.

Can I sell land in Arkansas if I have back taxes or title issues?

Yes, but you must navigate the Commissioner of State Lands (COSL) redemption rules. If land is certified to the state for delinquent taxes, the owner has a one-year window from the date of certification before the state attempts to sell the parcel at auction. Once sold at a tax auction, the original owner has a very narrow 10-business-day redemption period to pay all taxes and penalties to reclaim the property. If this window closes, reclaiming title becomes significantly more expensive and complex.

For inherited property, Arkansas probate law includes a "Power of Sale" nuance: if the decedent’s will explicitly grants the executor the power to sell real estate, the land can often be sold without a specific court license, potentially saving 4 to 5 months of probate delays. This is particularly useful for Solar Development and Mitigation Banking sales where timing is critical to project funding.

What is the most in-demand type of land in Arkansas right now?

The highest demand in the 2025 Arkansas market is for Utility-Scale Solar Development and Agricultural Mitigation Banking. As of late 2025, the Delta region (Crittenden, Mississippi, and Phillips counties) is seeing an aggressive land-grab by energy firms. Flat, non-wetland acreage near high-voltage transmission lines is currently fetching a 25% premium over standard agricultural values. Additionally, Residential Infill lots in Northwest Arkansas remain in high demand as developers struggle to keep pace with the massive growth in the Bentonville and Fayetteville corridors.