Guides
What it actually costs and how it actually works
Real Arkansas numbers and plain explanations, the same way we would answer it on the phone. Not legal, tax, or financial advice, just the facts we would want if we were selling.
Start here Comparison 5 min read
Cash offer or open market sale: the real numbers for Arkansas sellers
Selling on the open market usually means paying a commission, covering other closing costs, spending money to get the house ready, and carrying the house for weeks or months while it sits unsold. A cash offer skips most of that, but it is a different number, not automatically a bigger one. This guide walks through each cost category with real Arkansas and Central Arkansas figures so you can compare the two paths using your own numbers.
By Tara Helgestad Updated August 26, 2026
10%+
what selling on the open market often costs
Process 6 min read
How to vet a cash home buyer in Arkansas
You can vet a cash home buyer in Arkansas with five free checks that take about ten minutes: look the buyer up on the state license roster, ask for proof of funds, read the buyer line of the contract, confirm who holds the deposit, and confirm an Arkansas title company runs the closing. Arkansas does not require a license just to buy houses, so the checking falls on you.
5 free checks about ten minutes to vet any buyer
Process 5 min read
Who pays closing costs in Arkansas?
In Arkansas, the seller usually pays for the owner's title insurance policy, the buyer pays the loan costs, and the closing fee is often split down the middle. Plan on roughly 1 to 3 percent of the sale price in closing costs as a seller, before any commission on an open-market sale. Almost none of this is set by law. It is custom, and the contract has the final word.
1 to 3% typical seller closing costs, before commission
Process 6 min read
What do you have to disclose when you sell a house in Arkansas?
Almost nothing, by law. Arkansas is a caveat emptor state, which means buyer beware: no Arkansas statute requires you to fill out a condition disclosure form when you sell your house. The one disclosure the law does require is federal, and it only applies to homes built before 1978. The limits are just as important as the rule: you cannot lie about the house, and you cannot hide a defect on purpose. This guide walks through what is actually required, what is only custom, and where sellers get in trouble.
1 disclosure required by law, and only for homes built before 1978
Cost guide 4 min read
What a roof replacement really costs in Central Arkansas
A full asphalt shingle roof replacement on a typical Central Arkansas home costs about $8,000 to $19,000, with metro areas like Little Rock pricing toward the top of that range. This guide covers what drives that number by roof size, how Arkansas pricing compares to national figures, and how a homeowners insurance claim can change what you actually pay out of pocket.
$8,000 to $19,000 a typical Central Arkansas replacement
Cost guide 4 min read
What foundation repair costs in Central Arkansas
Foundation repair in Arkansas typically costs $250 to $800 for sealing a minor crack, $5,000 to $30,000 for a full pier underpinning project, and $20,000 to $100,000 in the rare case a foundation needs full replacement. This guide lays out the real ranges for each repair and explains why local companies do not publish price lists, so you know what to expect when you call for a quote.
$250 to $100,000 the honest range, crack seal to full replacement
Process 4 min read
How much probate actually costs, and how long it takes
Probate fees in Arkansas follow a statutory percentage schedule under Ark. Code Ann. 28-48-108, starting at 5 percent of the first $5,000 of the estate and stepping down from there, and an uncontested administration commonly takes six months to a year. This guide breaks down each cost with the state's own fee schedule and typical local figures: personal representative and attorney fees, the roughly $600 appraisal, required notice costs, and realistic timelines for a small estate versus a full administration. It does not cover the filing mechanics themselves, which our guide on selling an inherited house in Arkansas already walks through.
6 to 12 months a typical uncontested administration
Process 4 min read
What happens to your property taxes when you sell mid-year
Arkansas bills property taxes a year behind, so the bill that arrives each spring covers the year before it. That lag is the reason a mid-year sale needs any tax math at all. This guide covers how the estimate, the daily split, and the closing credit work, and how that differs from Arkansas's process for years of unpaid taxes.
1 year behind how Arkansas bills property taxes
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