Introduction
Falling behind on property taxes is more common than you might think — especially with vacant land. Maybe the property isn’t being used, you inherited it unexpectedly, or the taxes simply slipped your mind.
In Arkansas, unpaid taxes can lead to penalties, interest, and even the loss of your land at a tax auction. But here’s the good news: you can still sell your land before that happens, even if thousands of dollars are owed.
This guide will show you exactly how to sell land with back taxes in Arkansas and avoid losing it for nothing.
Step 1: Find Out Exactly How Much You Owe
Your first step is to get the current payoff amount for your property taxes.
You can:
- Call your County Treasurer’s Office
- Visit the county’s tax records website (many Arkansas counties have online search tools)
- Check your latest tax bill
Make sure you ask for:
- Base tax amount owed
- Any penalties and interest
- Year-to-date totals if the new tax cycle has started
Example: If you owe $900 in taxes, you might actually need to pay $1,150 after penalties and fees.
Step 2: Understand the Tax Auction Timeline
In Arkansas:
- If property taxes remain unpaid for two years, the county certifies the property to the Commissioner of State Lands (COSL).
- COSL will schedule the property for public auction.
- Once sold at auction, you lose all ownership rights — and you usually receive nothing from the sale.
Important: You can still redeem the property by paying taxes up until the sale date — or sell it to someone who will.
Step 3: Decide How You Want to Handle the Taxes When Selling
You have two main options:
Option A – Pay the Taxes Before Selling
If you want to list the property with a realtor or market it yourself, you’ll usually need to pay all taxes before closing.
Option B – Sell Direct to a Buyer Who Pays Them for You
Companies like Shamrock Lands buy land with unpaid taxes and handle the payoff at closing. This means:
- No upfront payment from you
- Taxes deducted from the sale proceeds
- No risk of missing a redemption deadline
Step 4: Choose Your Selling Method
Listing With an Agent – Works if the land is desirable and the tax balance is low. You’ll need time to market, which can be risky if the auction date is near.
Selling Yourself (FSBO) – You’ll advertise online, but finding a buyer willing to deal with back taxes can be difficult.
Selling Direct to a Land Buyer – Fastest route if you want to stop the tax clock. A direct buyer can close in days, pay off the taxes, and give you the remaining balance in cash.
Step 5: Gather the Property Details
Even with back taxes, having clear details helps buyers act quickly:
- Parcel number (APN)
- Property address or legal description
- Zoning and access info
- Any HOA or subdivision fee details
- The payoff amount for taxes owed
Shamrock Lands can look all this up for you if you don’t have it on hand.
Step 6: Close the Sale
When selling to Shamrock Lands, the process looks like this:
- We confirm ownership through public records.
- We make a cash offer within 24 hours.
- We send a purchase agreement for you to sign (can be done electronically).
- We open closing with a licensed Arkansas title company.
- At closing, we pay the taxes directly to the county.
- You get the remaining cash balance — either by check or wire transfer.
Why Selling Quickly Can Save You Money
Every month you wait, penalties and interest add up. And if the county sends your property to auction, you could lose everything.
Selling before the auction:
- Stops all penalties and interest immediately
- Gets you cash instead of walking away with nothing
- Removes the ongoing burden of taxes and fees
Final Thoughts
Selling land with back taxes in Arkansas is completely possible — and often the smartest move if you don’t plan to keep the property. The key is to act quickly before the county takes final action.
Shamrock Lands specializes in buying land with unpaid taxes, no matter how high the balance is. We pay off the county and handle the entire process so you can walk away with a clean slate.
Contact Shamrock Lands Today
Website: www.shamrocklands.com
Email: damien@shamrocklands.com
Phone: 501-406-0051
