Horseshoe Bend, Arkansas: Small Lots in the Ozarks

Most of what I sell is in Texas. But every now and then I find myself buying lots up in the Arkansas Ozarks, and Horseshoe Bend is one of those places I keep coming back to.

Here's why, and what you should know before you buy a small lot there.

What Horseshoe Bend is like

Horseshoe Bend is a small Ozarks town in Izard County, Arkansas. It has lakes, a golf course and the Strawberry River close by. It's the kind of place people go to slow down.

It's a very different feel from the West Texas desert land I sell. Out west you get big acreage, wide open views and no neighbors. In a town like Horseshoe Bend you get trees, water, a golf course and neighbors with houses already built.

Neither one is better. It just depends on what you want.

Why small lots here

In a lot of towns like this, the land is split into small residential lots. So what you'll mostly find are town lots, often well under an acre.

I like these for a few reasons.

• Utilities are often close. On the lots I have here right now, electricity and water are available. That's a big deal compared to raw land out in the country.
• There are homes nearby. When houses are already built around a lot, it tells you people have been able to build there.
• The yearly costs are low. The taxes on our lots here run about $54 a year.
• The price is low. Small lots are one of the easiest ways to get started owning land.

What to check before you buy

Small town lots come with their own set of things to look out for. Here's what I'd check on any lot in Horseshoe Bend, ours or anyone else's.

What you're allowed to build. Many lots here are for site built homes only, and many have a minimum house size. That rules out RVs, mobile homes and tiny homes on a lot of them. Ask for the restrictions before you buy. My post on restricted vs. unrestricted land covers why this matters.

Septic. If there's no sewer, you'll need a septic system. On a small lot the size and type of system matters a lot. Call the county or the health department and ask what they require.

Setbacks. Setback rules decide how close to the lot lines you can build. On a small lot, they can take a real bite out of your usable space. I wrote about that in Setbacks: How Much of Your Lot You Can Actually Use.

Where the lines are. Pull up the free property map, or better yet, get a survey before you build.

A look at 1102 Hickory

Right now I have a lot at 1102 Hickory in the Woodland subdivision. Here's the rundown.

• 0.3 acres, about a third of an acre.
• Electricity is available behind the lot, and water is available.
• Septic is needed.
• Site built homes, with a minimum around 600 to 800 square feet. Confirm the exact number before you draw up plans.
• No RVs or mobile homes.
• No HOA.
• Taxes about $54 a year.
• Homes already built nearby.

The location is the best part. It's walking distance to the Strawberry River and close to Pioneer, Crown and Diamond Lake.

The price is $3,000 cash, or $75 down plus the $249 doc fee, then $75 a month for 39 months.

You can see the photos and the free property map here: 1102 Hickory in Horseshoe Bend.

I also have a second lot in town, and you can buy the two together for less. I wrote that up in Two Lots, One Price.

The honest downsides

A third of an acre is a town lot. If you want room for animals, a big shop or privacy from neighbors, this isn't it. And since RVs and camping aren't allowed, it's not a spot to park a camper on weekends while you save up to build.

But if you want a low cost lot near water in a small Ozarks town, with power and water available and homes already around it, it's worth a look.

How it works

No application and no credit check. If you can afford the down payment, we finance you. After it clears, we email the documents to sign electronically, and it usually takes about two weeks. The deed stays with us until it's paid off, then we record it in your name with a warranty deed.

If you want to go see it, text me at (817) 631-1858 and I'll send maps, GPS coordinates and directions.

Jarod