Homes With Land for Sale in Arkansas: 10 Real Listings From $20,000 to $360,000

The typical Arkansas home sold for $275,901 in August 2026, according to Redfin. That is already one of the lowest medians in the country, and the land under rural Arkansas houses is cheaper still: farmland here averages $3,921 an acre in the USDA’s 2022 Census of Agriculture, and in the cheapest county, Dallas, it is $2,085.

Put those two numbers together and the market starts to make sense. Across the ten homes on this page, the land underneath is worth an average of 11.7% of the asking price, measured against each county’s own USDA figure. When you shop homes with land for sale in Arkansas, most of what you pay for is the house, the well or the water line, the septic, the roof and the road. The acreage is the cheap part. That changes what a fair price looks like, and it changes which listings deserve a second look.

This guide has two halves, and they age very differently. The first half is permanent: what farmland is worth in each county this batch touches, why Arkansas land is cheap, and the state rules that decide what you really pay to own a place here. It is worth bookmarking. The second half is a moment in time: ten real homes that were for sale in early October 2026, from $20,000 to $360,000, on anything from a town corner lot to 40 acres of hay. Treat them as evidence, not as inventory.

Three honest disclosures before you scroll. The cheapest home, in Kingsland, is a 1925 fixer on a third of an acre: a project on two town lots, not a homestead. The McGehee house sits on two acres in a small subdivision, which is a big yard rather than farm ground. And the Mulberry home is a 1998 manufactured home on five acres, which changes how it can be financed. All three are flagged again in their own sections.

Watch the Full Tour

All ten homes were filmed for the video version of this guide, with the photos, the drive-in shots and Mark’s read on each place. If you would rather watch than read, start here, then come back for the county data and the math behind these homes with land for sale in Arkansas.

Homes With Land for Sale in Arkansas: the numbers in short

What You’ll Find: Homes With Land for Sale in Arkansas

The permanent half of this page comes first, because it is the part that still works a year from now. Below is what farmland is worth in each of the ten counties this batch touches, the reasons Arkansas land is cheap, and the state rules that decide what you actually pay to own a home with acreage. After that comes the dated snapshot: ten listings, their numbers and an honest read on each. If you are comparing homes with land for sale in Arkansas, read the county table before a single listing, because it tells you how much of any price the land can explain.

Arkansas has 75 counties and 37,756 farms working 13,722,525 acres. The ten counties below are the ones where this batch of homes sits, ranked from cheapest to most expensive. The fifth column shows what five acres of farm ground is worth at that county’s census average, the quickest way to see how small a share of a listing price the land really is.

Rank of 75	County	Region	Avg $/Acre	5 Acres at That Rate	Acres in Farms
9	Izard	Ozarks	$2,778	$13,890	183,625
10	Stone	Ozarks	$2,891	$14,455	142,096
18	Baxter	Ozarks (Twin Lakes)	$3,094	$15,470	108,528
20	Logan	Arkansas River Valley	$3,129	$15,645	212,374
35	Lincoln	Delta / Timberlands	$3,517	$17,585	212,791
41	Drew	Southeast Timberlands	$3,711	$18,555	102,338
42	Cleveland	South Arkansas pines	$3,733	$18,665	39,364
55	Desha	Delta	$4,113	$20,565	261,668
60 (tie)	Crawford	Arkansas River Valley	$4,236	$21,180	139,358
60 (tie)	Crittenden	Delta (Memphis metro)	$4,236	$21,180	354,875
—	Arkansas (state)	All 75 counties	$3,921	$19,605	13,722,525

Source: USDA 2022 Census of Agriculture, Volume 1, Chapter 2, Table 8 for Arkansas — “Estimated market value of land and buildings, average per acre, 2022.” All 75 counties were read from the published table and reconcile exactly to the state totals of 37,756 farms and 13,722,525 acres, with no county suppressed. Rank is out of 75, where 1 is the cheapest; Crawford and Crittenden tie at $4,236. The census measures agricultural land and buildings on working farms, not asking prices for residential lots.

Why Arkansas Land Is So Cheap

Four structural forces explain the numbers, and each one is also a description of daily life in the places on this list.

• Much of the state is pine timber and pasture. The five cheapest counties, Dallas ($2,085), Ouachita ($2,230), Fulton ($2,239), Nevada ($2,507) and Calhoun ($2,591), are mostly timber and grazing ground. Land that grows pine or grass, not row crops or houses, cannot command more.
• The expensive counties are the growth corridors. Benton ($9,796), Garland ($7,941) and Washington ($7,460) are the three priciest, around Bentonville, Hot Springs and Fayetteville. Take them out and the other 72 counties run from $2,085 to $4,818 an acre.
• The spread between counties is unusually narrow. The gap from the cheapest county to the priciest is 4.7 times, the smallest of any state we have measured. In Arkansas the house, the road and the water matter more than which county you pick.
• Distance is the real discount. The cheapest homes on this page sit in the Delta and in the small towns of the south, where jobs run to farming, timber, trucking and state prisons, and the nearest full-size hospital can be 30 to 40 minutes away. You trade drive time for price.

What the Land Is Actually Worth Under These Houses

The range is the useful part. At one end, the land under the Proctor house, the Kingsland bungalow and the Melbourne home is worth 6% to 7.4% of the price: you are mostly buying a building. At the other end, the 40 acres near Fox carry 32.1% of their price in land, and the five acres with a pond near Mulberry carry 16.4%. Not coincidentally, those are the two parcels where the land can do real work: grow hay, water animals, feed a garden.

Two caveats. The census figure measures working agricultural land and buildings, so it is a fair benchmark for open acreage and a poor one for a lot in town. And the benchmark moves with the county: five acres in Crittenden or Crawford are worth $21,180 at the census rate, against $13,890 in Izard. Read every listing against its own county, never against the state average.

The Arkansas Rules That Change What You Really Pay

Five state rules shape the true cost of owning homes with land for sale in Arkansas, and none of them shows up in a listing.

• Your tax cap resets when you buy. Amendment 79 limits yearly increases in assessed value to 5% on a homestead and 10% on other property, but the cap starts over when the property sells. Counties reappraise every three to five years. A seller’s low bill is not your bill.
• Living there earns a credit. A homestead you live in qualifies for the state’s homestead property tax credit, $500 a year and rising to $600 on the 2026 tax bills, according to the Department of Finance and Administration. You apply through the county assessor.
• Farmland is taxed by its use. Under the state constitution and A.C.A. 26-26-407, land producing timber, crops or pasture is valued by what it produces, not by its market price: roughly $60 to $120 an acre for timber and $75 to $375 for pasture in 2026. That is why 40 acres of hay near Fox paid $53 in tax last year.
• Septic is decided by the soil, not the lot size. Arkansas uses soil test pits dug and evaluated by a Designated Representative, not a percolation test, and sets no minimum lot size. The system is sized by the number of bedrooms and must sit at least 100 feet from any well.
• A private well needs no state permit. You still need a licensed driller. Contractor records put the average Arkansas well at about 221 feet deep, with drilling and casing typically $5,700 to $8,600. Those are industry figures, not a state survey, so get local quotes.

Owner Financed Homes in Arkansas: How It Works

Owner financing came up in this batch because the Mulberry listing names it as a possibility, and owner financed homes in Arkansas are one of the most searched topics in the state’s rural market. The idea is simple: the seller acts as the bank, you pay the seller in installments, and you skip the lender’s appraisal and underwriting.

• The interest rate has a ceiling. Amendment 89 to the Arkansas Constitution caps interest at 17% a year on loans or contracts. Most seller-financed deals land far below that, but the cap is the legal outer limit.
• Put it in writing, through a title company. Arkansas closings normally run through a title company, not an attorney. Use one for a seller-financed sale too, so the deed, the note and the mortgage or contract are recorded and the title is searched.
• Know whether you get the deed now or later. With a deed and a mortgage, you own the property from day one. With a contract for deed, the seller keeps title until the last payment. That difference decides what happens if you miss a payment, so read it before you sign.

Early October 2026 Snapshot: Ten Real Listings

These ten homes were for sale in early October 2026. Together they cover most of the state: the Ozark hills around Mountain Home, Melbourne and Fox, the Arkansas River Valley at Mulberry and Booneville, the pine country around Monticello, Star City and Kingsland, and the Delta at Proctor and McGehee. Here are these homes with land for sale in Arkansas side by side.

#	Town	County	Price	Acres	Price / Acre	AHO Score
10	Fox	Stone	$360,000	40	$9,000	77/100
9	Proctor	Crittenden	$319,900	5	$63,980	71/100
8	Booneville	Logan	$299,900	10	$29,990	79/100
7	Monticello	Drew	$265,000	5.75	$46,087	76/100
6	Mountain Home	Baxter	$249,900	6.38	$39,169	78/100
5	Melbourne	Izard	$195,000	5.19	$37,572	72/100
4	Star City	Lincoln	$149,000	4.73	$31,501	74/100
3	Mulberry	Crawford	$129,000	5	$25,800	73/100
2	McGehee	Desha	$75,000	2	$37,500	67/100
1	Kingsland	Cleveland	$20,000	0.32	$62,500	56/100

How the AHO Score Works

Every property gets a score out of 100, built from six weighted categories: Price and Value (25), Land and Usability (20), Condition (20), Practical Location (15), Charm (10) and Future Potential (10). Scores come only from what the listing and the photographs show. Where data is missing, the property is scored mid-band and the gap is stated rather than filled in with optimism. The full rubric is on our AHO Score methodology page.

Bands run 90-100 Exceptional, 80-89 Strong AHO Pick, 70-79 Solid Rural Deal, 60-69 Niche Opportunity and below 60 High-Caution. In this batch the highest score is 79, for the creekside cabin near Booneville, and the lowest is 56, for the Kingsland fixer, which is where a house that needs work everywhere should land even at $20,000. It is an editorial tool for comparison — not an appraisal, an inspection, or investment advice.

Published October 2026. Some of these listings will already be under contract or sold by the time you read this, and that is normal. The county figures, the state rules and the checklist at the bottom stay accurate regardless. For the bigger picture, start with our guide to buying land in Arkansas, then the step-by-step buying process and how Arkansas taxes rural land. And if you want the next batch of homes with land for sale in Arkansas before it goes public, the form above is how you get it.

The ten properties

Ten homes, most expensive to least. Every one includes the county land benchmark, the price per acre, the price per square foot and an honest read on what you are actually buying.

#10 — Fox, AR — $360,000 — 40 acres

Forty acres of hay, a stocked spring-fed pond, a horse barn and a 50 x 40 shop on an Ozark mountaintop

Forty acres on top of a mountain in Stone County, most of it open hayfield cut every summer and rolling toward a ring of hardwoods. It is the most expensive home on this page, the largest parcel, and the only one where the land is worth almost a third of the price.

Inside the Home

1,144 square feet on one level, with two bedrooms and two full baths. Wood parquet laid in small squares runs down the hallway and into almost every room, against soft gray walls, white trim and six-panel doors. The kitchen is white, with a stainless range, a French-door refrigerator, a washer and dryer, and a glass door straight out to the back deck. One bedroom opens through French doors onto the deck.

The room you will remember is the den: rough-sawn wood on the walls, beams across the ceiling, windows on three sides and a small wood-burning stove in the corner. Central heat and air are electric, with propane heaters as a backup. A storm shelter is on the property.

Land and Outdoor Potential

About 40 acres of cleared hay ground and scattered mature trees, partly fenced, with a spring-fed pond stocked with fish. A gray steel shop of 50 by 40 feet with a 10-foot overhang holds equipment, and there is a four-stall horse barn, two hog houses and a building ready to become a chicken coop. An above-ground pool sits by the yard.

A fifth-wheel camper that sleeps six is set up with its own water, electric and septic, which makes it a guest house or a rental on day one. The house runs on a well and a septic tank, with a gravel road in. This is a working small farm, and the only parcel in the batch large enough to keep livestock and still cut hay.

About Fox, Arkansas

Fox is a small community high on a mountain in Stone County, with its own K-12 school, Rural Special, in town. Mountain View, the county seat, is about 35 minutes east, with the groceries, the Ozark Folk Center and Stone County Medical Center, a 25-bed hospital with a 24-hour emergency room run by White River Health. Local paychecks come from tourism, timber, cattle and the hospital. Batesville, with White River Medical Center, is about an hour and fifteen minutes. The honest trade-off: every errand is a winding mountain drive.

AHO Score: 77/100 — Solid Rural Deal

Category	Score	Max
Price / Value	16	25
Land / Usability	19	20
Condition	16	20
Practical Location	8	15
Charm	9	10
Future Potential	9	10
Total	77	100

The math. $360,000 over 40 acres is $9,000 an acre, against a Stone County benchmark of $2,891 — 10th cheapest of 75 counties. The land is worth about $115,640, or 32.1% of the price. Last year’s tax bill was just $53, because Arkansas taxes farmland by its use and this ground is cut for hay; the cap on a property’s assessment resets when it sells, so budget for more. At $315 a square foot it is the most expensive square foot on the list, which is the point: the house is small and the farm is not. The 40 acres, the water and the outbuildings carry the score; the 35-minute drive to town and the small house hold it down.

Mark’s Verdict

The most complete homestead on this page: hay ground, water, a horse barn, a shop and a guest camper, ready for animals the week you move in. The house is modest for the price and the drive is long. It suits a buyer who wants to farm, not one who wants a big house.

👉 View listing on Zillow →

#9 — Proctor, AR — $319,900 — 5 acres

Nearly 2,800 square feet on five wooded acres, with a skylit sunroom and a garden courtyard 30 minutes from Memphis

Five wooded acres in the flat farm country of the Arkansas Delta, a green island in a sea of cropland. It is the largest house in the batch and the closest to a major city, with downtown Memphis about half an hour away.

Inside the Home

2,784 square feet on one level, built in 1980, with three large bedrooms and two full baths. The living room has a vaulted ceiling crossed by heavy wood beams, a wood-burning stone fireplace, arched built-in bookshelves and wood-look floors. The kitchen is long, with honey oak cabinets, an island with bar seating, a double wall oven, a smooth flat-top stove, a dishwasher and a microwave. The dining room sits under an octagonal tray ceiling.

The sunroom is the best room in the house: pine boards on the walls and ceiling, exposed rafters, skylights and a slate-tile floor, with windows over the back yard. The primary bath has two vanities with a sitting desk between them. Central air, propane heat, double-pane windows and carpet in the bedrooms, and a home warranty is included with the sale.

Land and Outdoor Potential

Five acres, much of it wooded, with a gravel drive, a stone chimney, a covered front porch and an attached two-car carport framed in heavy timber with a gabled roof. The carport opens onto a courtyard garden with curving concrete walks, flower beds and a fountain in the center. There is an outbuilding out back.

Water is available on site and the house is on a septic tank. The land is a buffer and a yard, not farm ground; the Delta fields around it are worked by others. From the air you can see Interstate 40 running just past the property, and that matters for how the place sounds.

About Proctor, Arkansas

Proctor is a small farming community in Crittenden County, on U.S. Highway 70 beside Interstate 40. West Memphis is about 15 minutes east, with groceries, Southland Casino and Baptist Memorial Hospital-Crittenden, a smaller hospital with a 24-hour emergency room that opened in 2018. Downtown Memphis is about half an hour away, with Regional One Health, the region’s Level I trauma center, and the FedEx world hub, the city’s biggest employer. The honest trade-off: the Delta is flat, and the trees on this lot are most of the shade for miles.

AHO Score: 71/100 — Solid Rural Deal

Category	Score	Max
Price / Value	15	25
Land / Usability	13	20
Condition	15	20
Practical Location	13	15
Charm	8	10
Future Potential	7	10
Total	71	100

The math. $319,900 over 5 acres is $63,980 an acre, against a Crittenden County benchmark of $4,236 — tied for 60th cheapest of 75 counties. The land is worth about $21,180, or 6.6% of the price. The county’s tax record values the property at $246,290, and taxes run about $1,753 a year. At $115 a square foot it is one of the cheapest square feet on the list for a house in good shape. Size, condition and the Memphis job market carry the score; the interstate noise and the 1980s finishes hold it down.

Mark’s Verdict

The most house for the money among the higher-priced homes, and the only one with a big-city job market inside 30 minutes. Go stand in the yard at dusk and listen before you offer. It suits a family that needs space and a commute more than acreage.

👉 View listing on Zillow →

#8 — Booneville, AR — $299,900 — 10 acres

A one-of-a-kind cabin on Gin Creek, across the road from 66,000 acres of Fort Chaffee wildlife land

Ten acres of oak and pine in the foothills south of the Arkansas River, with Gin Creek running through the property and the Fort Chaffee Wildlife Management Area directly across the road. It is the most distinctive house on this page, inside and out.

Inside the Home

1,952 square feet on two levels, built in 1991, with three bedrooms and two full baths. A black iron spiral staircase climbs through the middle of the house. A ceiling of corrugated tin hangs over the dining room, pine paneling and wide boards cover the walls, and restored antique doors hang throughout, one with a brass grille in its upper panel. A wood stove sits in the living room on a black hearth, backed up by central air and ductless units.

The kitchen has sage-green lower cabinets, butcher-block counters, white uppers, a stainless gas range and a walk-in pantry shelved from floor to ceiling. One bedroom sits under a cathedral ceiling with timber trusses and has its own kitchenette, an in-law suite ready for a parent, a grown child or a long-term guest. A walk-out basement, a split floor plan, a storm shelter and a security system round it out.

Land and Outdoor Potential

Ten acres of hardwoods with rolling slopes, moss-covered boulders and established hiking trails. The cabin sits in slate-blue board siding under a copper-brown metal roof, set into hand-stacked stone terraces. Down the hill is a 25-foot, eight-sided gazebo on a stone wall overlooking the creek, with a massive fire pit in the center. A workshop garage, a pole barn with firewood stacked inside, a well house and storage buildings complete the yard.

There is a fenced garden spot ready to plant, a brand-new septic system, public water plus a well, and a gravel drive. A second parcel in Logan County is included. This is woods and creek, not pasture: it is built for hunting, gardening and quiet, not for livestock.

About Booneville, Arkansas

This is Logan County, on the edge of the Arkansas River Valley, about 15 minutes from Booneville. Booneville has about 3,800 people, groceries and Mercy Hospital Booneville, a 12-bed critical access hospital with a 24-hour emergency room in the Mercy Fort Smith system. Blue Mountain Lake is close for fishing and boating, and Mount Magazine, the highest point in Arkansas, is about 40 minutes away. Fort Smith, with the big hospitals and most of the region’s jobs, is just under an hour. The honest trade-off: specialists and big shopping trips mean that hour.

AHO Score: 79/100 — Solid Rural Deal

Category	Score	Max
Price / Value	16	25
Land / Usability	17	20
Condition	17	20
Practical Location	10	15
Charm	10	10
Future Potential	9	10
Total	79	100

The math. $299,900 over 10 acres is $29,990 an acre, against a Logan County benchmark of $3,129 — 20th cheapest of 75 counties. The land is worth about $31,290, or 10.4% of the price. Taxes run about $264 a year for all ten acres. The suite with its own kitchenette gives the house a second income path, and the wildlife land across the road gives it a built-in hunting-season audience. Fort Chaffee is an active Army training ground, so public hunting compartments can close on short notice, and the area is a chronic wasting disease management zone. The creek, the gazebo, the condition and the in-law suite carry the score; the distance to Fort Smith and the wooded, sloped ground hold it down.

Mark’s Verdict

Of all the homes with land for sale in Arkansas on this page, this is the most memorable and the strongest score: a creek, trails, a stone gazebo and a cabin full of character, with a ready-made suite for family or a renter. It suits a buyer who wants woods and wildlife more than open pasture. Read the Fort Chaffee rules before you plan a season.

👉 View listing on Zillow →

#7 — Monticello, AR — $265,000 — 5.75 acres

A renovated ranch on almost six acres with an in-ground pool, a slide and a studio building, minutes from town

Almost six acres of level lawn in the pine country of southeast Arkansas, minutes from Lake Monticello and from town. It is the only home on this page with an in-ground pool, and one of the most thoroughly renovated.

Inside the Home

1,800 square feet on one level, built in 1987, with three bedrooms and two full baths. New luxury vinyl plank runs through every room against fresh white trim. The great room is the surprise: an angled, peaked ceiling crossed by dark beams that meet in the center, and a black wood stove on a curved hearth of stacked stone. There is a separate dining room and a laundry room.

The kitchen pairs warm wood upper cabinets with white lowers, white counters and new stainless appliances, with a window over the sink onto the yard. Both bathrooms are completely renovated, with marble-look tile floor to ceiling in the walk-in showers. A green front door, French doors to the patio and a sliding barn door in one bedroom finish it.

Land and Outdoor Potential

5.75 level acres with chain-link fencing on part of the yard. A big wooden deck with lattice railings steps down to a covered tile patio with a sky-blue ceiling and a fan, and beyond it an in-ground pool with a brick-red border, a slide and a new pump. There is a pond, an enclosed shop, a detached 14 x 32 building ready for an office, a gym or a studio, a barn-style shed with a roll-up door and a covered carport.

The property is on public water and public sewer, with municipal electricity and a paved road, which is rare at this acreage. The land is lawn and yard rather than working ground, and it is sold as-is.

About Monticello, Arkansas

Monticello is the Drew County seat, a town of about 8,400 and the largest in southeast Arkansas south of Pine Bluff. The University of Arkansas at Monticello is here, and so is Baptist Health Medical Center-Drew County, a 60-bed hospital with about 350 employees. Lake Monticello and its boat ramp are minutes from the driveway. Pine Bluff is about 50 minutes north and Little Rock about an hour and 45 minutes. The honest trade-off: a commercial flight means a drive to Little Rock.

AHO Score: 76/100 — Solid Rural Deal

Category	Score	Max
Price / Value	17	25
Land / Usability	14	20
Condition	17	20
Practical Location	13	15
Charm	7	10
Future Potential	8	10
Total	76	100

The math. $265,000 over 5.75 acres is $46,087 an acre, against a Drew County benchmark of $3,711 — 41st cheapest of 75 counties. The land is worth about $21,338, or 8.1% of the price. The county’s tax record values the property at $170,150, and taxes run about $951 a year. At $147 a square foot for a renovated house with a pool and town utilities, it is fairly priced; a university town also gives it a steady pool of renters. The renovation, the town utilities and the location carry the score; the as-is sale and the cost of keeping a pool hold it down.

Mark’s Verdict

A finished house with a summer back yard, five minutes from a university, a hospital and a lake. The pool is a monthly cost and the sale is as-is, so have both inspected. It suits a family that wants acreage without giving up town water, sewer and a short drive to everything.

👉 View listing on Zillow →

#6 — Mountain Home, AR — $249,900 — 6.38 acres

A sage-green two-story farmhouse with a wraparound porch, fruit trees and a walk-in chicken run near the White River

Six acres in the rolling hills of north Arkansas, near the White River and the Twin Lakes. The house looks like it came out of a storybook, and the inside matches the outside.

Inside the Home

1,476 square feet on two levels, with three bedrooms, two full baths and a half bath. Honey-colored hardwood floors run through almost every room. The kitchen has custom knotty pine cabinets, a mosaic backsplash of stone and glass, granite counters, a copper sink, a stainless double wall oven and a French-door refrigerator. The living room is painted a bold teal, and an oak staircase with white spindles climbs from it to the second floor.

Upstairs are three bedrooms in soft lavender and white, two full baths and a walk-in closet; downstairs, a half bath in vintage floral wallpaper and a storage room lined with shelving. Ductless mini-split units heat and cool each room, and the water softener is owned and stays.

Land and Outdoor Potential

6.38 acres with open ground around the house and wooded edges. The house wears sage-green Hardie board siding, butter-yellow fish-scale shingles in the gables, an arched window and a 6 x 44-foot covered wraparound porch with white spindle railings, reached by a flagstone path. Out back are a long screened chicken run under a metal roof, big enough to walk into, and a large dog house with its own shingled roof.

Established peach, pear and apple trees stand steps from the front door. The ground around the house is still raw in places from the renovation, with bare dirt and patchy grass, so landscaping is the first outdoor project. There is room for a garden, a small flock and a few goats.

About Mountain Home, Arkansas

The house sits in a quiet subdivision outside Mountain Home, the Baxter County seat and the hub of the Twin Lakes region, with Norfork Lake on one side and Bull Shoals Lake on the other. White River access is minutes away, and its trout fishing draws anglers from across the country. Baxter Health runs a 268-bed regional hospital in town with open-heart surgery and about 1,700 employees, and Baxter’s medical device plant employs about 1,000 more. The honest trade-off: the nearest interstate is hours away.

AHO Score: 78/100 — Solid Rural Deal

Category	Score	Max
Price / Value	17	25
Land / Usability	14	20
Condition	18	20
Practical Location	12	15
Charm	9	10
Future Potential	8	10
Total	78	100

The math. $249,900 over 6.38 acres is $39,169 an acre, against a Baxter County benchmark of $3,094 — 18th cheapest of 75 counties. The land is worth about $19,740, or 7.9% of the price. The county’s tax record values the property at $118,550, and taxes run about $399 a year. At $169 a square foot it is one of the pricier square feet in the middle of the list, which is what Hardie siding, hardwood and a full kitchen remodel cost. Condition, charm and a real regional hospital carry the score; the compact rooms and the unfinished yard hold it down.

Mark’s Verdict

The best-finished farmhouse on this page, in one of the strongest small-town markets in north Arkansas. The rooms are compact and the yard needs a season of work. It suits a couple or a small family who want a pretty, low-maintenance house with room for chickens and an orchard.

👉 View listing on Zillow →

#5 — Melbourne, AR — $195,000 — 5.19 acres

Five acres at the end of a paved road, with a vaulted great room, a balcony and a main-floor primary suite

Five acres at the end of a paved road in the Ozark foothills, mostly open lawn with room for a serious garden. The great room is the best single space in the middle of the price list.

Inside the Home

1,524 square feet on two levels, built in 1994, with three bedrooms and two full baths. The great room climbs to a vaulted ceiling with dark beams crossing white plank boards, under a wagon-wheel chandelier, and a balcony with a wood railing looks down over it from upstairs. The kitchen is open to the room, with white cabinets, a stainless gas range, a microwave, a breakfast bar and a curved counter of bold black-and-white veining.

The primary suite is on the main floor, with double closets, its own full bath, an attached office or sitting room and French doors to a private deck. Two large guest bedrooms share a full bath upstairs. Luxury vinyl floors, insulated doors and windows, a laundry room and an unfinished basement with interior and walk-out access.

Land and Outdoor Potential

5.19 acres, mostly open and level, with wooded edges, young fruit trees and a great gardening area. There is a one-car garage with an opener, two storage buildings, a storm cellar and a deck off the back.

Public water and a septic tank, municipal electricity and propane. The parcel is in a small subdivision, Windsong Acres, with no HOA; ask for any deed restrictions in writing before you plan livestock or a second dwelling.

About Melbourne, Arkansas

Melbourne is the Izard County seat, a town of about 1,800 in the Ozark foothills and the home of Ozarka College’s main campus. Groceries, the courthouse and the schools are close. For a hospital, Izard County Medical Center in Calico Rock is about 25 minutes away, and White River Medical Center in Batesville, the regional hospital, is about 45. Calico Rock also puts you on the White River and its trout water. The honest trade-off: for specialists, Batesville becomes a regular drive.

AHO Score: 72/100 — Solid Rural Deal

Category	Score	Max
Price / Value	17	25
Land / Usability	14	20
Condition	15	20
Practical Location	12	15
Charm	6	10
Future Potential	8	10
Total	72	100

The math. $195,000 over 5.19 acres is $37,572 an acre, against a Izard County benchmark of $2,778 — 9th cheapest of 75 counties. The land is worth about $14,418, or 7.4% of the price. The county’s tax record values the property at $97,800, and taxes run about $750 a year. At $128 a square foot on five acres, it sits in Izard County, the 9th cheapest farmland county in the state. The price, the layout and the open acreage carry the score; the distance to a full hospital and the plain exterior hold it down.

Mark’s Verdict

A practical family house on open ground, with the bedroom layout most buyers want and a paved road to the door. Check the subdivision restrictions before you plan animals. It suits a family that wants space to garden and a college town nearby.

👉 View listing on Zillow →

#4 — Star City, AR — $149,000 — 4.73 acres

A freshly updated country home on almost five acres, with plank ceilings and a carport under the oaks

Almost five acres just outside the Star City limits, under big shade oaks and against a wall of woods. Nearly everything inside was redone in the last two years, and it shows.

Inside the Home

1,108 square feet on one level, built in 1975, with three bedrooms and two full baths. In the past two years the house received fresh paint throughout, new luxury vinyl plank in a deep walnut tone, new appliances, a new water heater and a new front door and storm door. Nearly every room has a painted white plank ceiling finished with crown molding, a detail that makes the rooms feel finished rather than flipped.

The kitchen has soft gray cabinets, a stainless range, dishwasher and refrigerator, and opens to a dining area with room for a table for six. There is a laundry room and a pantry shelved to the ceiling. Insulated doors and windows keep the power bill down.

Land and Outdoor Potential

4.73 acres, part cleared and part wooded, with a wide gravel yard and a detached double carport. The house is cream with black shutters and a metal roof, with a covered front porch, wooden rails and a white plank ceiling. A tall grove of bamboo runs along one side.

Public water and public sewer, co-op electricity and a gravel road. The outbuilding on the property does not convey with the sale, so plan to build your own shop or storage.

About Star City, Arkansas

Star City is the Lincoln County seat, a small town with groceries, schools and a main street. Cane Creek State Park is at the edge of town, with a lake of about 1,675 acres for fishing, canoeing and kayaking. The county’s biggest employers are two state prisons, the Cummins and Varner units, which means steady government jobs. For a hospital, Jefferson Regional Medical Center in Pine Bluff is about 30 minutes north, and Little Rock is about an hour and 15 minutes. The honest trade-off: anything beyond the basics means Pine Bluff.

AHO Score: 74/100 — Solid Rural Deal

Category	Score	Max
Price / Value	19	25
Land / Usability	13	20
Condition	17	20
Practical Location	12	15
Charm	6	10
Future Potential	7	10
Total	74	100

The math. $149,000 over 4.73 acres is $31,501 an acre, against a Lincoln County benchmark of $3,517 — 35th cheapest of 75 counties. The land is worth about $16,635, or 11.2% of the price. The county’s tax record values the property at $158,800, above the asking price, and taxes run about $860 a year. It qualifies for USDA financing, which can mean no down payment for an eligible buyer. The price against the county value and the recent updates carry the score; the small square footage and the outbuilding that stays with the seller hold it down.

Mark’s Verdict

One of the best value-for-condition buys on this page: a finished three-bedroom on almost five acres, priced below its county value and eligible for USDA. It is small, and the shop is not included. It suits a first-time buyer or a retiree who wants low upkeep and town utilities.

👉 View listing on Zillow →

#3 — Mulberry, AR — $129,000 — 5 acres

Five acres with a pond, a barn and a three-bedroom manufactured home, with a seller who may carry the financing

Five acres in the Arkansas River Valley, with tall meadow grass, a pond tucked into the tree line and a metal barn. The house is a 1998 manufactured home, and the seller may be willing to finance the sale.

Inside the Home

1,792 square feet with a split floor plan, three bedrooms, two full baths and a half bath. Wood-look laminate runs throughout. The kitchen is lined with tall oak cabinets, with glass-front hutches built into the dining wall and a peninsula. In the living room, a wood-burning fireplace sits between two more glass-front cabinets.

The primary suite has a curved double vanity under a wall-length mirror, a corner jacuzzi tub, a separate shower and a walk-in closet. Laundry and a half bath sit off the kitchen. The walls still wear their original wallpaper and textured ceilings, but the roof, the heat pump, the dishwasher and the oven were all replaced in the last three years.

Land and Outdoor Potential

Five acres, part cleared and part wooded, with a pond in the trees, a gray metal barn with a workshop, wire fencing around the front and back yards and an unpaved drive. The house has a screened porch at the top of the entry steps and brown siding.

Public water, a septic tank, and cable and electricity available. The parcel is usable land with water on it, the second-highest land share on this page after Fox.

About Mulberry, Arkansas

Mulberry is a town of about 1,500 on Interstate 40, and just north of it the Mulberry River, a federally designated Wild and Scenic River, is one of the best float streams in Arkansas. For a hospital, Mercy Hospital Ozark is about 15 minutes east and Baptist Health-Van Buren about 25 minutes west. Fort Smith is about 35 minutes, with two major hospitals, the headquarters of ArcBest and an Air National Guard base that trains F-35 pilots. The honest trade-off: the last stretch home is gravel.

AHO Score: 73/100 — Solid Rural Deal

Category	Score	Max
Price / Value	18	25
Land / Usability	15	20
Condition	13	20
Practical Location	13	15
Charm	6	10
Future Potential	8	10
Total	73	100

The math. $129,000 over 5 acres is $25,800 an acre, against a Crawford County benchmark of $4,236 — tied for 60th cheapest of 75 counties. The land is worth about $21,180, or 16.4% of the price. Taxes run about $513 a year. At $72 a square foot, only McGehee and Kingsland come in cheaper. The listing names owner financing as a possibility, along with USDA, FHA, VA and conventional loans; on a manufactured home, those loans will require proof of a permanent foundation and a title converted to real property. The land, the water, the barn and the financing options carry the score; the dated finishes and the manufactured construction hold it down.

Mark’s Verdict

Five usable acres with a pond and a barn at a price most buyers can reach, and a seller who may be your bank. Confirm the foundation and the title status before you count on a loan. It suits a buyer who wants land first and will update the interior over time.

👉 View listing on Zillow →

#2 — McGehee, AR — $75,000 — 2 acres

A stone-front 1984 ranch with two bonus rooms on two acres in the Delta, with a new roof and HVAC

Two acres on a quiet street in the Delta, shaded by big oaks, with farm fields beyond the back of the lot. This is a large house for very little money, and a yard rather than a homestead.

Inside the Home

2,048 square feet on one level, built in 1984, with three bedrooms, two full baths and two large bonus rooms. Dark wood paneling, a beamed ceiling and a kitchen bar faced in fieldstone set the tone. The kitchen has cream cabinets under a scalloped wood valance, a breakfast bar, a pantry and a dishwasher. Tall arched windows fill the main rooms with light, and a wood-burning fireplace anchors the living area.

One bonus room is a wood-paneled sunroom with a hot tub built into a wooden frame. The carpet is worn and the finishes are original, but the two expensive items are new: the roof and the HVAC system.

Land and Outdoor Potential

Two acres in a small subdivision, with a front wall of fieldstone, arched windows and doors trimmed in deep green, a generous yard of mature oaks and an outbuilding. There is no garage or carport.

Community sewer and municipal electricity on a paved road. This is a large town lot, not farm ground: room for a garden, a shop and a few chickens, not livestock. McGehee sits on flat Delta ground not far from the Mississippi, so check the FEMA flood map and get an insurance quote before you offer.

About McGehee, Arkansas

McGehee is a railroad town of about 3,800 in Desha County, in the heart of the Delta, where cotton, rice and soybeans run to the horizon. McGehee Hospital, a critical access hospital with a 24-hour emergency room, is in town, along with groceries and dining. Lake Chicot, the largest natural lake in Arkansas, is about 20 minutes south, and Monticello and its university are about 30 minutes west. The honest trade-off: local jobs are mostly farming and trucking, so many buyers bring their paycheck with them.

AHO Score: 67/100 — Niche Opportunity

Category	Score	Max
Price / Value	19	25
Land / Usability	10	20
Condition	11	20
Practical Location	13	15
Charm	7	10
Future Potential	7	10
Total	67	100

The math. $75,000 over 2 acres is $37,500 an acre, against a Desha County benchmark of $4,113 — 55th cheapest of 75 counties. The land is worth about $8,226, or 11.0% of the price. The county’s tax record values the property at $80,050, more than the asking price, and taxes run about $846 a year. At $37 a square foot it is the cheapest square foot of any house on this page that is ready to live in. The price per square foot, the new roof and HVAC and the in-town hospital carry the score; the dated interior and the small acreage hold it down.

Mark’s Verdict

More than 2,000 square feet with a new roof for the price of a used truck, in a town with its own hospital. The inside needs updating and the land is a yard. It suits a buyer who wants space on a small budget and can bring work or income from elsewhere.

👉 View listing on Zillow →

#1 — Kingsland, AR — $20,000 — 0.32 acres

A 1925 bungalow on two corner lots in Johnny Cash’s hometown, sold as-is

A third of an acre on a corner in Kingsland, the small Cleveland County town where Johnny Cash was born in 1932. This is the second property on this page that is not a homestead, and it is here because of what the building and the lots cost.

Inside the Home

1,242 square feet on one and a half levels, built in 1925, with two bedrooms, one full bath and a half bath. Painted board walls and wainscoting fill the front rooms, the kitchen has open shelving built around the window over the sink, and a pass-through connects it to the dining room. A steep, narrow stair climbs to a bonus room in the attic with the old timber framing exposed.

By one doorway, a hand-lettered sign over a small button reads: press button for maid service, if no answer do it yourself. The house has been featured on Channel 11’s Traveling Arkansas and in the Pine Bluff Commercial and the Cleveland County papers. It is a fixer, sold as-is, sitting on piers.

Land and Outdoor Potential

Two lots measuring about 100 by 140 feet together, level, on a corner, with a tin storage shed out back. The front fence is built from old wagon wheels and bright painted iron, and painted stars hang on the gable over the porch.

Public water and co-op electricity on a paved street. The listing does not specify the sewer connection, so confirm it with the town. The options are to restore the house or to clear it and build new on two lots that already have utilities at the street.

About Kingsland, Arkansas

Kingsland is a town of about 350 on U.S. Highway 79 in Cleveland County, and its post office now carries Johnny Cash’s name. Rison, the county seat, is about 10 minutes up the highway. Fordyce is about 15 minutes the other way, with Dallas County Medical Center, a 25-bed critical access hospital. Pine Bluff, with Jefferson Regional Medical Center and most of the area’s jobs, is about 40 minutes. The honest trade-off: beyond the basics, everything is a drive.

AHO Score: 56/100 — High-Caution

Category	Score	Max
Price / Value	18	25
Land / Usability	7	20
Condition	5	20
Practical Location	11	15
Charm	8	10
Future Potential	7	10
Total	56	100

The math. $20,000 over 0.32 acres is $62,500 an acre, against a Cleveland County benchmark of $3,733 — 42nd cheapest of 75 counties. The land is worth about $1,195, or 6.0% of the price. The county’s tax record values the property at $35,300, well above the asking price, and taxes run about $211 a year. At $16 a square foot, the building is almost free; the real cost is the renovation, which most lenders will not finance on a house in this condition. The price and the history carry the score; the condition and the small lot hold it down hard.

Mark’s Verdict

The cheapest door into Arkansas on this page, and the one with the best story. It is a real project: get a contractor’s number for restoring it against clearing it before you offer, and plan on cash. It suits a hands-on buyer or a builder who wants two serviced lots in a quiet town.

👉 View listing on Zillow →

Final Thoughts on Homes With Land for Sale in Arkansas

Three things came out of this batch that were not obvious before the numbers were on the table. The first is where the value clustered. The three highest scores went to the creekside cabin near Booneville (79), the farmhouse outside Mountain Home (78) and the 40 acres near Fox (77), all in the hills of the River Valley and the Ozarks, and all in counties where farmland costs less than the state average of $3,921 an acre. The Delta had the biggest house and the cheapest finished square foot; the hills had the best places to live.

The second is that price per acre and price per square foot tell opposite stories. Fox has the cheapest acre on the list at $9,000 and the most expensive square foot at $315. Kingsland has the cheapest square foot at $16 and one of the priciest acres on paper at $62,500, for a house that costs $20,000. Neither number means anything alone. Read them together, and always against the county benchmark.

The third is that the best value was not the cheapest property. The $20,000 bungalow in Kingsland is a project with a great story. The $149,000 house in Star City is finished, sits on almost five acres and is priced below the county’s own valuation, and the $129,000 Mulberry home brings five acres, a pond, a barn and a seller who may carry the loan. When you shop homes with land for sale in Arkansas, the question is never just what it costs. It is what the house and the ground let you do. Go stand on it before you decide.

A Checklist for Homes With Land for Sale in Arkansas

Before you make an offer on any of the homes with land for sale in Arkansas on this page, or on any other, work through this list with the county and the state, not with the listing.

1. Ask the assessor what your bill will be. The Amendment 79 cap resets at sale, and land kept on use value needs to stay in timber, crops or pasture. Ask how the parcel is classified now and what changes when you buy it.
2. File for the homestead credit. If the house will be your primary home, apply with the county assessor for the homestead property tax credit, $600 on the 2026 bills.
3. Get the soil checked for the septic. A Designated Representative digs and evaluates the test pits. Confirm the existing system is permitted for the number of bedrooms you plan to use.
4. Test the water. Ask whether the house is on public water, a well or both, and test the well. A new well needs a licensed driller but no state permit.
5. Check the flood map and the insurance first. Delta and river-bottom parcels can sit in a flood zone, and Arkansas communities join the National Flood Insurance Program voluntarily. Get a quote before you offer.
6. On a manufactured home, confirm the foundation and the title. Lenders want a permanent foundation and the home titled as real estate, not as a vehicle.
7. Put owner financing in writing. Use a title company, record the deed and the note, and remember the 17% interest cap in Amendment 89.
8. Order a survey and a title search. Closings run through title companies, a survey is not required, and the title policy excludes what a survey would have shown. The state transfer tax is $3.30 per $1,000 of price.

Common Questions About Homes With Land for Sale in Arkansas

You Might Also Like

• What to Know Before Buying Land in Arkansas — the state guide: county land values, taxes, water, septic and access.
• How to Buy Land in Arkansas, Step by Step — the eleven steps from first search to recorded deed.
• Arkansas Property Taxes on Vacant Land — how use valuation, millage and the homestead credit add up.
• 10 Dirt Cheap Farmhouses With Land in Arkansas — our first Arkansas batch, from $279,900 down to $29,500.
• The Rural Property Buyer’s Field Guide — the free nine-page checklist for every walkthrough.