How Much Is Land Per Acre in Arkansas?

Land valuation in Arkansas is highly variable, influenced by numerous factors. While general averages provide a starting point, a precise valuation always requires a detailed assessment of specific characteristics.

Average Land Values by Land Type

Average land values in Arkansas vary considerably based on the land’s primary use and geographic region. As of 2024, the average value for farm real estate, encompassing both land and structures, reached approximately $4,110 per acre, marking a 4.8% increase from the previous year. This figure masks significant differences among land types.

For agricultural land, irrigated cropland was valued at about $4,200 per acre in 2024, showing a 5% year-on-year growth. Non-irrigated cropland values, with 2023 data indicating around $2,360 per acre, follow a similar trend. Pastureland saw its average value increase to approximately $3,270 per acre in 2024, representing a 3.5% rise from the prior year. The fertile Delta region, known for its prime farmland, can see values reach around $6,000 per acre.

Timberland, which constitutes over half of Arkansas’s land area, is valued differently. Its worth is influenced by the type, age, and quantity of standing timber, which can be subject to severance taxes based on weight when harvested. For residential and development land, regional variations are pronounced. Northwest Arkansas, a rapidly growing economic hub, commands the highest average prices at around $8,500 per acre. Central Arkansas averages about $3,500 per acre, while the Ozarks see land prices around $4,000 per acre, and the Delta region averages closer to $3,000 per acre.

Factors Affecting Land Value

Numerous elements contribute to the wide range of land values across Arkansas. These factors explain why two seemingly similar properties can have vastly different market prices.

Location is a primary determinant of land value, with properties near urban centers like Little Rock, Fayetteville, and Bentonville commanding higher prices due to increased demand for development and proximity to infrastructure. Rural and agricultural areas, while less valuable per acre, still see their prices influenced by access to amenities and major roadways. Regional economic activity and population shifts, such as the robust growth in Northwest Arkansas, directly impact land appreciation rates.

Land use and zoning regulations significantly impact value by dictating how a property can be utilized. Land zoned for commercial or residential development holds a higher market value than agricultural land, given the greater profit potential from building or business operations. The potential for rezoning a property to a more lucrative use can also substantially increase its worth, though this process can be complex. The size and shape of a property also play a role, as irregularly shaped lots may be harder to develop, potentially lowering their value compared to more accessible, rectangular parcels.

Availability of essential utilities, including water, sewer, electricity, and internet access, enhances land value, particularly for development purposes. Properties with established utility connections are more attractive and less costly for buyers to develop. Topography and soil quality are important for agricultural land, with fertile, well-drained soils, like the Stuttgart soils in the Delta, being highly prized for crop production such as rice. Soil quality directly impacts potential yields and the land’s income-generating capacity.

Access to natural water sources, such as ponds, streams, rivers, or groundwater, adds value to land. Waterfront properties are in high demand for recreational purposes and can also support irrigation for agricultural uses. Existing improvements on the land, including structures like homes or barns, and infrastructure like irrigation systems or wells, contribute to the overall value by making the property more functional or immediately usable. Recreational appeal, such as opportunities for hunting, fishing, or scenic views, can significantly increase land value, attracting buyers seeking leisure or conservation properties.

Assessing Specific Land Values

Determining the precise value of a specific parcel of land in Arkansas involves methods that go beyond general averages, focusing on the unique attributes of the property. For a detailed and authoritative valuation, engaging a professional land appraiser is a practice. Appraisers conduct evaluations, considering factors like comparable sales data from recently sold properties, the income-generating potential of agricultural land, and the property’s specific characteristics.

Local real estate professionals specializing in land transactions are another valuable resource. These agents have access to the Multiple Listing Service (MLS) and can perform comparative market analyses (CMAs) by examining recent sales of properties similar in size, location, and features. Their expertise in local market trends and specific property types helps provide an informed estimate of value.

Public records offer an accessible avenue for preliminary research. County assessor’s offices maintain records for property tax assessments, which, while not always reflective of current market value, can provide details on ownership history and basic property information. Online platforms such as ARCountyData.com and DataScoutPro.com allow users to search county land records, property sales histories, and sometimes even view GIS parcel boundaries. These resources offer insights into past transactions and property details.

Conducting due diligence is a step in assessing land value. This involves researching property-specific details that can affect worth, such as existing easements, potential environmental considerations, or precise survey information. Understanding these elements ensures a comprehensive evaluation and helps identify any potential limitations or opportunities associated with the land.