Arkansas real estate: buy or sell with a local AXEN agent
Arkansas has no law making a seller fill out a disclosure form, so the inspection does more of the work here. The transfer tax is small and split in half unless you agree otherwise, and your home gets a yearly property tax credit. Here is what is the same everywhere in Arkansas, and where to search homes.
Arkansas: search homes by city
Tap a city to see the newest homes for sale there.
What every Arkansas buyer and seller should know
No law makes the seller fill out a disclosure form
The Arkansas Real Estate Commission has said it plainly: there is no statewide law that makes every owner disclose the condition of their home. Many sellers still fill out a voluntary disclosure form because their agent asks. Do not assume you will get one.
Agents must tell you what they know
Commission rules make a licensed agent use reasonable efforts to learn the facts that matter to a home's value or desirability, and not misrepresent its condition. A water stain that points to a roof leak is the kind of thing an agent has to speak up about. Agents do not have to open walls to look.
A death or crime in the home does not have to be disclosed
Arkansas does not make sellers or agents disclose that a home was the site of a death, suicide or felony. If you ask directly, an agent who knows must not lie to you. If it matters to you, ask in writing.
Buyer-beware clauses are enforced
Arkansas courts enforce 'as is' and buyer-beware language in purchase contracts. That means a buyer who skips the inspection usually cannot come back later for defects they could have found. Get a full inspection, and add termite, well and septic checks where they apply.
The transfer tax is split in half by default
Arkansas charges $3.30 for every $1,000 of the price when it is over $100: a $1.10 tax plus a $2.20 additional tax (Ark. Code 26-60-105). Unless your contract says otherwise, the seller pays half and the buyer pays half (Ark. Code 26-60-106).
Your home gets a yearly tax credit
The homestead credit under Amendment 79 takes up to $500 a year off the property tax on the home you live in, and state law raises it to $600. You apply once with the county assessor. It does not come to you automatically.
Reappraisals raise a homestead slowly
After a county-wide reappraisal, Amendment 79 limits how much the taxable value of your homestead can go up to 5% a year until it catches up to full value. Other property is limited to 10%. The caps do not cover new construction or big improvements.
There is no condo or HOA resale packet law
Arkansas does not make an association hand a buyer a resale packet the way some states do. Ask for the declaration, rules, budget, reserves, minutes and any special assessments yourself, and make getting them a condition in your contract.
Closing costs in Arkansas: who pays what
Who pays what in Arkansas. The transfer tax rate and its default split are set by law. The rest is custom and can be negotiated.
| Buyer pays | How it works |
|---|---|
| Half the transfer tax | Unless your contract says otherwise, half of $3.30 per $1,000. |
| Lender's title policy | Only if you have a loan. Based on the loan amount. |
| Closing fee | A flat fee from the title company, often split. |
| Recording the deed and mortgage | County circuit clerk recording fees. |
| Home inspection | A flat fee. Strongly recommended in Arkansas. |
| Termite inspection | A flat fee. Many lenders ask for one. |
| Well and septic tests | Only on homes without city water and sewer. |
| Tax proration | Arkansas bills taxes after the year ends, so closing splits them. |
| Seller pays | How it works |
|---|---|
| Half the transfer tax | Unless your contract says otherwise. |
| Owner's title policy | Custom varies around the state. The contract decides. |
| Closing fee | A flat fee from the title company, often split. |
| Deed preparation | A flat fee from the title company or a lawyer. |
| Mortgage payoff and release | Your lender's payoff plus the fee to record the release. |
| Repairs you agree to | Only what you agree to in the contract after the inspection. |
| Listing agent's commission | Set in your listing agreement. Always negotiable. |
| Tax proration | Your share of the taxes for the time you owned the home. |
Fees change. The transfer tax rate is set in Ark. Code 26-60-105, and each county sets its recording fees. Confirm current numbers with your title company.
How a Arkansas home purchase runs
The order most Arkansas purchases follow. Your contract sets the exact deadlines, so keep a calendar.
Get pre-approved →-
Get pre-approved. Know your budget and payment before you tour.
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Ask for the seller's disclosure. It is voluntary here, so ask. Many sellers fill one out.
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Sign the purchase contract. Your earnest money is held in escrow.
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Inspect everything. Home, termite, and well and septic where they apply. This is your main protection.
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HOA? Get the documents. Make your approval a condition of the contract.
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Appraisal and loan approval. The lender orders the appraisal and finishes underwriting.
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Title work. The title company clears liens and prepares the policy.
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Final walk-through. Check the home is in the condition you agreed to.
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Close, then apply for the credit. Sign at the title company, then apply for the homestead credit with the county assessor.
Arkansas by region
Arkansas markets range from the capital to the fast-growing northwest corner. Tap a city to see the newest homes for sale there.
Central Arkansas
Little Rock, the state capital, and its suburbs.
Northwest Arkansas
The University of Arkansas and a string of fast-growing cities.
River Valley and the west
Fort Smith and the towns along the Arkansas River.
Northeast Arkansas and Hot Springs
Jonesboro in the Delta, and lake homes around Hot Springs.
AXEN Realty in Arkansas
Every AXEN agent in Arkansas works under a licensed managing broker: Pragya Mathur (AXEN Realty, LLC). See every state on the state brokers page.
Buying? Start with the home buying guide and get pre-approved.
Selling? Read the home selling guide and get your home value.
Moving here? Read buying in a new state.
Arkansas real estate questions
Do sellers have to fill out a disclosure in Arkansas?
No state law requires it. Many sellers fill out the voluntary form their agent gives them. Agents still have to tell you material facts they know. Plan on a full home inspection either way.
Who pays the transfer tax in Arkansas?
Unless your contract says otherwise, the law splits it: half from the seller and half from the buyer. The total is $3.30 per $1,000 of the price. It is negotiable in the contract.
Do I need a lawyer to buy or sell a home in Arkansas?
State law does not require one. Title companies handle most closings. You can hire a lawyer at any point, and it helps with estates, land sales and unusual titles.
How do I get the homestead credit?
Apply once with your county assessor for the home you live in. The credit is up to $500 a year and state law raises it to $600. It only covers your main home.
Will my property taxes jump after a reappraisal?
For the home you live in, Amendment 79 limits the rise in taxable value from a county reappraisal to 5% a year until it reaches full value. New construction and major additions are not capped.
Does the seller have to tell me if someone died in the house?
No. Arkansas does not require that disclosure. An agent who knows must answer honestly if you ask directly, so ask in writing if it matters to you.
Is a home inspection required in Arkansas?
No law requires one, but with no required seller disclosure and buyer-beware clauses in contracts, skipping it is a big risk. Add a termite inspection, and well and septic tests if the home has them.
What should I ask for when buying in an HOA?
Arkansas does not require a resale packet, so ask for the declaration, bylaws, rules, budget, reserves, minutes and any special assessments. Make getting them, and your approval of them, a condition of the contract.