Introduction
Imagine discovering that the land you own — or just inherited — has no road access. You can’t drive to it, utility companies won’t run lines to it, and no traditional buyer wants to deal with it.
These “landlocked” properties are more common in Arkansas than many realize, especially in rural areas and older subdivisions. While they can be tricky to sell, they are sellable — if you know the right approach.
This guide will explain what landlocked property is, why it happens, and the best ways to sell land in Arkansas that doesn’t have legal road access.
What Does “Landlocked” Mean?
A landlocked parcel is one that does not border a public road and has no recorded legal easement granting access across neighboring property.
This means:
- You cannot legally drive to your land
- Neighbors are not required to let you cross their property
- Utility companies may refuse to provide service
While Arkansas law allows for certain solutions, selling landlocked property is more complex than selling land with clear access.
Why Do Landlocked Parcels Exist?
- Old Subdivisions – Decades ago, land was split without proper roads or easements.
- Inheritance Splits – Family land may have been divided, leaving some portions trapped behind others.
- Survey Errors – Mistakes in legal descriptions can result in land without direct road frontage.
- Private Access Agreements – Some parcels relied on handshake agreements with neighbors that were never recorded.
Challenges of Selling Landlocked Property
- Limited Buyer Pool – Most buyers, lenders, and realtors avoid landlocked lots.
- Lower Value – Even if desirable in other ways, lack of access reduces value.
- Legal Work Required – Creating an easement may require negotiation, surveys, or even lawsuits.
- Time Delays – Traditional sales may drag on for months, with no guarantee of closing.
Your Options for Selling Landlocked Land
Option 1: Negotiate an Easement
You can ask a neighboring landowner for a permanent easement, which is then recorded with the county. They may request payment for the access.
Option 2: Seek a Court-Ordered Easement
Arkansas law allows landlocked owners to petition the court for an easement by necessity. However, this involves legal fees and can take months.
Option 3: Sell to a Specialized Land Buyer
Companies like Shamrock Lands buy landlocked parcels as-is, without requiring you to solve access issues first. We factor in the challenges and still make a fair cash offer.
How Shamrock Lands Handles Landlocked Property
We regularly purchase Arkansas properties with no legal access. Here’s how we make it simple:
- We research the surrounding land and access options
- We buy the property even if no easement exists
- We close through a title company, ensuring a legal transfer
- We pay all closing costs and any back taxes
- You get paid quickly, without dealing with neighbors or courts
Case Example
One seller in Izard County inherited a one-acre lot with no road access. They had no interest in pursuing an easement or paying attorney fees. Shamrock Lands bought the property directly, covered the back taxes, and closed in under 30 days — giving the seller cash for land they thought was worthless.
Conclusion
Having land with no road access doesn’t mean you’re stuck with it forever. While landlocked property can be difficult to market traditionally, it still has value — and there are buyers who specialize in these situations.
At Shamrock Lands, we help landowners across Arkansas sell even the most difficult parcels, including those with no road access.Contact Shamrock Lands Today
Website: www.shamrocklands.com
Email: damien@shamrocklands.com
Phone: 501-406-0051
