Small Farms for Sale in Arkansas
Your Guide to Finding the Perfect Homestead
This Article is Part of State-by-State Guide to Buying Your First Small Farm
Arkansas's diverse geography and fertile soil make it an attractive destination for individuals seeking small farms for sale. The state offers a variety of properties, from the rolling hills of the Ozarks to the rich delta regions in the East. Potential buyers can find parcels ranging from a few to several hundred acres, providing ample opportunities for small-scale farming, homesteading, or recreational use.
The market for small farms in Arkansas features properties that cater to a wide range of agricultural activities such as livestock, crop production, and sustainable farming. With a range of prices and locations, these farms appeal to both seasoned farmers looking to downsize and new entrants eager to embark on a rural lifestyle. The availability of land for sale in Arkansas supports a lifestyle that emphasizes a connection to the land and self-sufficiency.
Accessibility to markets and communities also plays a crucial role in the appeal of Arkansas's small farms. Proximity to local towns and cities ensures that farmers can easily sell their produce and engage with the agricultural community. This blend of rural living with access to urban amenities creates a balanced environment for those looking to invest in Arkansas's small farms.
Understanding the Arkansas Real Estate Market
The Arkansas real estate landscape is diverse, with small farms constituting a significant share of available properties. Buyers should consider local market trends, pricing factors, and the investment potential to make informed decisions.
Market Overview
In Arkansas, small farms for sale span a range of acreages, offering various opportunities for agriculture, homesteading, or investment. Property listings can vary widely, but recent data showcases farms as small as 11 acres to larger expanses of 276 acres. The purchase price for these properties can range from under $100,000 to over $800,000, reflecting a diverse market.
Acreage: Ranging from single-digit to several hundred acres.
Listing Price: Varies depending on the size and location, from less than $100k to several hundred thousand dollars.
Factors Influencing Pricing
The price per acre of Arkansas farmland is influenced by several factors, including:
Location and Accessibility: Properties in or near the Ozarks and other desirable areas may command a higher price.
Land Quality and Resources: Fertility, water availability, and existing structures can adjust prices upward.
Market Demand: The level of interest in Arkansas properties can affect the listing and eventual selling prices.
Price Per Acre: Influenced by location, land quality, and market demand.
Investment Potential in Arkansas Properties
Arkansas farms hold potential as investments for both personal use and commercial agriculture. Investors should consider:
The stability of the real estate sector in Arkansas.
Long-term growth in agricultural value and in demand for rural properties.
Real estate in Arkansas, particularly small farms, may provide a robust investment opportunity due to the state's growing economy and the enduring value of agricultural land.
Types of Small Farms Available
In Arkansas, one can find various small farms catering to different lifestyles and agricultural activities. Each offers unique characteristics that serve specific purposes, whether for personal enjoyment, efficiency in operations, or a blend of both.
Hobby Farms
Hobby farms in Arkansas typically range in smaller acreages, allowing individuals to enjoy farming on a manageable scale without the pressures of large-scale commercial agriculture. Properties such as the 276 acres in Fulton County or the 11 acres in Sharp County show the diversity in size for these types of farms. Hobby farms often emphasize personal satisfaction and self-sustainability over profit.
Rural Mini Farms
Rural mini farms offer a blend of agricultural utility and rural life. Farms available in this category often provide a balance of space and manageability. For example, properties like the 82 acres in Fulton County or 14 acres in Benton County are indicative of the mid-size nature of rural mini farms, providing ample space for small-scale agricultural pursuits.
Country Farmettes
Country farmettes point to smaller-scale farms that function both as homes and productive agricultural lands. They generally feature comfortable residential structures with enough land to engage in limited farming activities. For instance, the farmette with 18 acres in Madison County comes with a 1,256 sq ft residence and the space needed to operate a mini farm, reflecting the dual nature of a farmette.
Livestock and Agriculture Opportunities
Arkansas offers diverse opportunities for small-scale farmers interested in livestock and specialized agriculture. Whether they are looking to raise goats, sheep, or poultry, the state's varied landscapes provide ample land suitable for these endeavors.
Acreage for Goat Farming
Goat farming in Arkansas can be a profitable venture, thanks to the state's ample farmland acreage. Prospective farmers can acquire properties with significant open spaces ideal for starting or expanding goat herds. For instance, Fulton County offers 276 acres of land that could serve well for pasturing and breeding goats, providing them with the necessary room to graze and thrive.
Sheep Rearing Prospects
Sheep rearing is another agricultural activity that benefits from Arkansas's extensive farmland. The properties available offer a mix of pasture and wooded areas, ensuring a conducive environment for sheep farming. With the right management practices, farmers can optimize their land for wool production and meat yields, tapping into the robust demand for sheep products.
Poultry Farming Essentials
Poultry farming is a cornerstone of Arkansas's agricultural sector. The state's farms present an excellent foundation for raising poultry, such as chickens or turkeys. Key considerations include ensuring appropriate housing to protect birds from elements and predators, as well as providing access to fresh water and a balanced diet. Farmers must also adhere to housing regulations, which require specific space allotments per bird to ensure optimal health and production.
Regional Insights for Farm Purchasers
The varied regions of Arkansas offer distinct opportunities and characteristics for farm purchasers. Factors such as climate, soil quality, and proximity to markets vary across different counties and can significantly impact farm operations.
Northwest Arkansas: Benton County
In Benton County, small farm purchasers will find a favorable blend of rural charm and access to larger markets thanks to the county's proximity to bustling cities like Rogers and Bentonville. Agricultural opportunities are abundant, and the Northwest Arkansas region is known for its poultry and cattle farming. The area's rich soils and moderate climate make it suitable for a wide range of crops and livestock.
South Arkansas: Bradley and Jefferson Counties
Bradley and Jefferson Counties in South Arkansas have a history steeped in agriculture, with small farms often focusing on crop production, such as soybeans (how long do soybeans last?) and cotton. Jefferson County is part of the Arkansas Delta, known for its fertile soil and is a prime location for rice farming. Bradley County offers a more diverse topography, which can be suitable for various farming activities.
Eastern Arkansas: Crawford and Randolph Counties
Crawford and Randolph Counties in Eastern Arkansas are characterized by their diverse landscapes. With access to waterways like the Arkansas River, Crawford County supports a mix of agricultural pursuits, including crop farming and livestock. Randolph County, with its varied terrain, presents opportunities for both traditional farming and specialty agriculture, acknowledging its place at the foothills of the Ozarks.
The Ozarks Region: Boone and Fulton Counties
The Ozarks Region, including Boone and Fulton Counties, offers small farms that boast scenic landscapes and robust agricultural potential. The Ozarks' topography and climate are conducive to both livestock and crop farming, notably in areas like berry production and artisanal food businesses. Fulton County features properties with ample acreage that support both livestock and crop diversity.
Property Size and Type
When exploring small farms for sale in Arkansas, prospective buyers will encounter a diverse array of property sizes and types, ranging from modest acreage suitable for hobby farms to larger tracts designed for full-scale agricultural operations.
Small Acreage Options
Prospective buyers seeking smaller plots will find options spanning from as little as 7.77 acres to around 15 acres. These properties are often equipped with residential features, like a 1,284 square foot home with three bedrooms and one bathroom, or a larger 2,250 square foot residence with four bedrooms, accommodating those who wish to live on their land as they cultivate it.
Cave City:
11 acres with a 1,796 sq ft, 3-bedroom house
13 acres and a 2,688 sq ft, 3-bedroom home
Pleasant Grove:
13 acres including a 2,688 sq ft, 3-bedroom house
Large Agricultural Tracts
For those interested in more extensive farming ventures, Arkansas offers properties that boast 41 acres or more, some of which may include houses on the premises, providing an ideal setup for larger scale farming or raising livestock.
Notable listing:
Cave City: 41 acres with a 1,450 sq ft, 3-bedroom house
Arkansas possesses a wide spectrum of farmland sizes, from under 10 acres to over 40 acres, presenting numerous opportunities depending on the buyer’s agricultural aspirations and needs.
Facilities and Amenities
Small farms for sale in Arkansas offer a variety of facilities and amenities that cater to both residential living and commercial farming potential. These properties typically come equipped with features that support a rural lifestyle while offering the infrastructure needed for agricultural endeavors.
Residential Features
Most small farm properties in Arkansas include a main residence that varies in size and style. Farmhouses range from 1,450 to over 2,688 square feet and commonly have 3 to 4 bedrooms. These homes often come with modern conveniences such as central heating and air conditioning, and may feature spacious kitchens, comfortable living areas, and multiple bathrooms.
Size & Layout: Properties often have ample space for family living, with larger farms offering additional homes or cottages, providing potential for guest housing or rental income.
Surrounding Land: Residential amenities extend to the outside with features like porches, patios, and often, considerable acreage for privacy and recreational activities.
Commercial Use Potential
Arkansas small farms provide numerous opportunities for commercial use, thanks to their fertile land and ample water sources. Farmers can find land suitable for various types of agriculture such as livestock, poultry, and crop farming.
Commercial Feature Potential Uses Existing Barns and Outbuildings Storage, livestock, equipment housing Fenced Pastures Grazing, organic farming, specialty crops Water Access Irrigation, aquaculture
Farm Infrastructure: Several properties come with essential structures for agricultural operations, including barns, chicken houses, and workshops.
Access & Road Frontage: Many farms boast good road access, which is vital for transporting goods and allowing customers to visit if the farm operates a roadside stand or participates in agritourism initiatives.
These aspects underscore the potential of Arkansas small farms to seamlessly blend comfortable living spaces with functional farming capabilities, all set within the state's diverse and scenic landscapes.
Closing the Sale
When purchasing a small farm in Arkansas, it is crucial to be well-versed in the process, secure appropriate financing, and accurately finalize the transaction to ensure a smooth ownership transfer.
Understanding the Purchase Process
The purchase process begins once a buyer decides on a farm and agrees on a purchase price with the seller. It involves several steps including due diligence where the buyer validates details about the farm, such as its title status, zoning, and any existing encumbrances that might affect its use as real estate. It is imperative to conduct thorough research or work with a real estate professional to understand these aspects fully.
Financing the Farm Purchase
Buyers typically explore financing options early in the purchase process. Financing a farm purchase can come from traditional loans, agricultural loans, or other lending options tailored to small farms. Buyers need to:
Assess different loan products
Compare interest rates
Determine down payment requirements
Understand terms and conditions
Securing financing that aligns with the buyer's financial situation is essential before moving forward with the purchase.
Finalizing the Transaction
To finalize the sale, both parties must sign a purchase agreement that clearly outlines the terms of the sale, including the purchase price and any contingencies. The following steps usually occur during this final stage:
Escrow opening: A neutral third party holds all documents and funds.
Inspections and appraisals: Ensure the property's value and condition are as expected.
Review of final documents: Both parties must review all legal documents, which may include the deed, bill of sale, and disclosures.
Closing: The final step where all documents are signed, funds are transferred from the buyer to the seller, and the buyer officially becomes the farm's new owner.
It's important to work with a knowledgeable real estate attorney or agent during this process to ensure that all legal aspects are handled correctly.
