Introduction
If you own multiple adjoining lots or a large tract of land in Arkansas, you may wonder whether it’s smarter to combine them into one parcel or split them into smaller lots before selling.
This decision can significantly impact your property’s value, tax rate, and the type of buyer you attract.
At Shamrock Lands (501-406-0051), we help landowners evaluate both options so they can maximize value and sell faster.
Here’s a detailed look at when combining or subdividing makes sense — and when it might not.
Combining vs. Splitting Land: What’s the Difference?
Combining (Consolidation):
When two or more adjoining parcels under the same ownership are merged into one legal lot by recording a lot combination plat with the county assessor or planning office.
Splitting (Subdivision):
When one large parcel is divided into two or more smaller lots through a minor subdivision or replatting process.
Each new lot gets its own parcel number (APN) and tax bill.
When It Makes Sense to Combine Lots
You may benefit from combining parcels when:
- You want to attract a single buyer (like a developer or builder) who prefers one large, buildable lot.
- Property taxes are higher on multiple small parcels — combining may reduce the total.
- Lots are too small to build on individually (common in older Arkansas subdivisions).
- You’re simplifying ownership for estate planning or future sale.
Example:
In Bella Vista or Cherokee Village, many owners have multiple side-by-side lots that individually can’t support septic systems. Combining them can create one usable, buildable lot and attract a buyer faster.
When It Makes Sense to Split or Subdivide Land
You might increase your profit by subdividing when:
- The land is large and buildable — 3+ acres in an area zoned for residential development.
- Each smaller lot meets local minimum size requirements (usually 0.25–1 acre in residential zones).
- Utilities and road access are already available.
- Demand is high for smaller, affordable lots in your area.
Example:
A 4-acre tract in Pulaski County zoned R-2 could potentially be split into four 1-acre home sites — each worth more individually than the whole parcel sold together.
What to Consider Before Making a Move
1. Zoning and Minimum Lot Size
Check your county’s zoning ordinance.
For example, R-1 zoning may require a 10,000 sq. ft. minimum lot, while RA or AG zoning might require an acre or more.
If your lots are too small to meet the standard, a variance may be required.
2. Utility Access
Subdivision approval often depends on water, sewer, and road access.
Counties like Benton and Saline won’t approve new lots without confirmed access.
3. Survey and Legal Description
Splitting land requires a new boundary survey and legal descriptions for each parcel — typically costing $1,000–$2,500.
4. County Approval
Each county has its own subdivision review process:
- Minor subdivisions (2–4 lots) are simpler and faster.
- Major subdivisions (5+ lots) require planning commission review.
5. Tax Implications
Splitting may raise your overall assessed value, while combining can reduce it slightly.
Always check with your county assessor before filing.
When to Avoid Subdividing
Subdivision may not be worth it if:
- The land is in a rural, low-demand area.
- There are steep slopes or flood zones limiting buildable area.
- Access roads or utility extensions would be too costly.
- You need to sell quickly — subdivision can take 3–6 months or longer.
In these cases, selling your land as-is to a cash buyer can often net a faster and simpler result.
How Shamrock Lands Helps
At Shamrock Lands, we buy land in every condition — whether it’s:
- Multiple side-by-side lots
- A large tract that could be split
- Land with unclear or uncombined parcel records
We handle all title work, recording, and closing costs — and we can often help you decide whether combining or subdividing is even necessary.
Our goal is to make your sale simple and profitable without months of paperwork or permitting.
Conclusion
Combining or splitting your Arkansas land can both make sense — it all depends on your goals, timeline, and local market conditions.
If you’re unsure which option will bring the highest return, Shamrock Lands can help you analyze your property, research zoning, and even connect you with local surveyors or planners if needed.
📞 Call 501-406-0051
🌐 www.shamrocklands.com
