You have a parcel number, a satellite photo and a friendly seller, and no idea what you are not being told. Six things, all public. Road access, so the lot is not landlocked. Flood zone, on the FEMA map. The current tax bill from the county collector, including improvement district or city fees. Liens and deed type in the county records: a limited warranty deed is not a warranty deed. Any minimum build size, set by the subdivision's recorded Bill of Assurance. And whether the ground will take a septic system: a lot that will not perc will not hold a house. Build after payoff. Permanent improvements (foundation, well, septic, utilities) before the final payment need YAI's written OK first, section 11 of the sample contract. Cash buyers can build as soon as the deed is recorded. On my Izard County lots the yearly tax and local fees run $124 to $134 per lot.
0.35 acres in Horseshoe Bend, AR
Parcel 800-07198-000
$2,499 cash
or $149 at signing and $105 a month for 48 months
0.25 acres in Horseshoe Bend, AR
Parcel 800-02498-000
$2,250 cash
or $149 at signing and $105 a month for 48 months
0.28 acres in Horseshoe Bend, AR
Parcel 800-02489-000
$2,250 cash
or $149 at signing and $105 a month for 48 months
How to check property tax on land before buying in any state
How to check property tax on land before buying: pull the assessor record, the collector bill and the city fees separately. A sale resets the assessment.
September 23, 2026 · 12 min read
Closing costs on cheap land: what a buyer actually pays
Closing costs on cheap land are small or zero when you buy direct. Arkansas charges $3.30 per $1,000 transfer tax and $15 to record the first page of a deed.
September 16, 2026 · 12 min read
How to check for liens on land and back taxes before buying
How to check for liens on land before you pay: the county collector for taxes, the circuit clerk for recorded liens, and the state list for delinquent parcels.
September 9, 2026 · 10 min read
Do you need a survey to buy land? What a plat replaces
Do you need a survey to buy land, or is the recorded plat enough? What a survey adds on a platted lot, and why county GIS lines are not boundaries.
September 6, 2026 · 10 min read
Mineral rights on rural land: do you own what is below?
Mineral rights on rural land are often severed from the surface long before you buy. How to check the deed chain, what the GLO records show, and when it matters.
September 4, 2026 · 10 min read
How to research land before buying: the free tools I use
How to research land before buying, using free public sources: the county assessor, the recorder, FEMA maps and satellite imagery, and what each one cannot answer.
September 2, 2026 · 10 min read
How to check for easements on land before you buy it
How to check for easements on land: what an easement is, where it is recorded, and the four documents that tell you who else has a right to use your parcel.
August 30, 2026 · 11 min read
How to read a plat map: what it shows about your lot
How to read a plat map before you buy rural land: lot, block and addition, setback lines, easements and right of way, and why the street address is not the parcel.
August 26, 2026 · 12 min read
Land price per acre in north Arkansas: what is fair?
Land price per acre in north Arkansas is a misleading number on small platted lots. My seven lots in one town range from $6,435 to $9,000 an acre.
August 23, 2026 · 13 min read
Cost of owning rural land: the yearly bills nobody quotes
The cost of owning rural land in Horseshoe Bend runs about $124 to $134 a lot per year. The county tax bill was $43.98. A separate city fee adds $80 on top.
August 19, 2026 · 11 min read
Cost to put utilities on raw land: well, septic, power
Cost to put utilities on raw land in Arkansas: a well runs $25 to $55 a foot, septic needs a state permit and soil evaluation, power is priced by distance.
August 16, 2026 · 12 min read
How to check if land is in a flood zone before you buy
How to check if land is in a flood zone using the free FEMA map, what the zone letters mean, and why a clean flood map still does not prove the lot drains.
August 12, 2026 · 11 min read
Do you need a realtor to buy land? What the law requires
Do you need a realtor to buy land? Not for a small rural parcel. Here is what Arkansas requires to transfer ownership, and when paying a pro is worth it.
August 9, 2026 · 11 min read
Buying land sight unseen: is it crazy, and how to do it safely
Buying land sight unseen is normal in the cheap rural market. What to verify before you pay, what no photo will tell you, and how I buy my own lots remotely.
August 5, 2026 · 10 min read
Septic system on rural land in Arkansas: what to check
A septic system is required on raw rural land in Arkansas. Learn what a perc test is, what installation costs, and who is responsible before you buy.
July 22, 2026 · 13 min read
Minimum build size on rural land in Arkansas explained
Minimum build size on rural land in Arkansas comes from the subdivision Bill of Assurance, not the county. See the real numbers on my Izard County parcels.
July 19, 2026 · 12 min read
Water rights on rural land: what you need to know before buying
Water rights control whether you can use a well, stream, or spring on raw land. Learn how to check water rights and why they matter more than most buyers expect.
July 12, 2026 · 13 min read
Landlocked land: how to check road access before you buy
Landlocked land has no legal road access, which can make it hard to use or sell. Here is how to check access and easements before you buy rural land.
July 8, 2026 · 12 min read
Rural land property taxes in Arkansas: what new owners pay
Rural land property taxes in Arkansas are low. Learn how the 20% assessment works, what a typical Izard County lot costs per year, and when your first bill arrives.
July 5, 2026 · 13 min read
How to buy land in Arkansas: a simple step by step guide
How to buy land in Arkansas, step by step: where to look, how owner financing works, what to check before you pay, and a real Izard County example.
July 1, 2026 · 11 min read
Is cheap rural land a good investment? An honest look
Is cheap rural land a good investment? An honest look at when low-priced land holds or grows value, what it costs to own each year, and when to walk away.
June 24, 2026 · 10 min read
What to check before buying rural land: a checklist
What to check before buying rural land: road access, zoning, utilities, flood zone, taxes, and a clear title. A practical due diligence checklist for beginners.
June 18, 2026 · 11 min read
How to buy cheap rural land in Arkansas: a beginner's guide
How to buy cheap rural land, step by step: where to find it, how pricing works, why owner financing is the easy way in, and the beginner mistakes to avoid.
June 17, 2026 · 12 min read
YAI LLC sells owner-financed rural lots in Izard County, Arkansas, around Horseshoe Bend, for $1,995 to $2,499 in cash or $149 at signing and $105 a month for 48 months, with no bank and no credit check, to buyers who want to buy land without first saving the full price.
90-day satisfaction guarantee on owner-financed purchases: walk away and your down payment and monthly payments are refunded (the $100 document fee is not). No visit required. Cash purchase: cancel for a refund any time before the deed is recorded with the county.