Relocating

Close here on your schedule, and go

New job, new city. Close here on your schedule and go. The house should not be the thing that holds the move hostage.

What selling when relocating usually looks like

A move has a hard date on it. The traditional way of selling does not: it starts when a buyer appears and closes when their lender says so. That gap is how people end up paying for two homes at once.

A cash sale flips it. You know the number in 24 hours and you pick the closing date, so the sale fits the move instead of fighting it.

How we handle it

Sell before you go, or after

Close before the truck pulls out, or after you are already settled somewhere new. The signing can happen wherever you are.

Leave the extra behind

Moves shed furniture. Take what you want and leave the rest. We handle everything that stays behind.

A date you can plan around

Less than 10 days, or the exact timeline that matches your move. In writing.

How an Arkansas sale works when you live somewhere else

You do not have to stand in Arkansas to sell an Arkansas house. The house is what stays put, so state law follows the property, not you. Below is what actually has to happen, and where the real friction usually shows up.

Signing from wherever you are

Arkansas put remote online notarization into permanent state law with Act 1047 of 2021. Under Ark. Code Ann. 21-14-309 the notary has to be physically located in Arkansas, but you do not. Your identity is confirmed by the notary knowing you, by a credible witness, or by a remote ID check with credential analysis and identity proofing, and the notary records audio and video of the signing. That record is kept at least five years.
Letting someone sign for you

You can name a person you trust to sign in your place. Arkansas has a specific rule for real property at Ark. Code Ann. 18-12-501: a power of attorney that includes the power to convey real estate has to be acknowledged or proved and certified, and recorded along with the deed that person signs. Your signature on it is presumed genuine if you acknowledge it before a notary. Arkansas powers of attorney stay in force if you later become incapacitated, unless the document says otherwise.
Who is allowed to prepare the paperwork

A title or closing company handles most routine Arkansas closings, and the same conduct rules apply to title insurers and abstractors. Under Creekmore v. Izard and Pope County Bar Association v. Suggs, someone who is not a lawyer may fill in the blanks on standard forms a lawyer approved, may not charge for that service, and may only do it in simple transactions. Simple means a direct, present transfer of full ownership with nothing carved out. Life estates, remainders, easements, and other partial or future interests fall outside that line, and non-lawyers may not give opinions about your legal rights, what a document does, or whether title is good.
Recording the deed in the county

The deed is recorded in the Arkansas county where the house sits. Ark. Code Ann. 14-15-402 sets the format: 8.5 by 11 inch paper, a document title, both parties named, legible text, a 2.5 inch top margin on the first page, half inch side and bottom margins, a 2.5 inch bottom margin on the last page, and a proper acknowledgment. Arkansas adopted the Uniform Real Property Electronic Recording Act, and each county recorder may waive those formatting rules for documents that comply with it. So electronic recording is a county decision, not a statewide guarantee.
Arkansas transfer tax

Arkansas charges a real property transfer tax of $3.30 for each $1,000 of the sale price, made up of a $1.10 base tax and a $2.20 additional tax. It applies when the price is more than $100. On a $200,000 sale that is $660. Unless the contract says otherwise, the law splits it in half, $330 per side at the default, and the recorder will not record the deed without the stamps, a certification, or a statement that the instrument is exempt.
Federal tax on your gain

Federal law lets you leave out up to $250,000 of gain, or $500,000 on a joint return, when you sell a main home. You generally need to have owned it 24 months and lived in it 24 months out of the five years ending on the sale date, and those 24 months do not have to be one unbroken stretch. You cannot use it if you already used it on another home sold in the two years before this sale. This is general information, not tax advice, so have a CPA run your real numbers.

Your realistic choices

Selling to us is one path and it is not the right one for everyone. Here is an honest read on what each choice costs you and what it buys you.

Sell on the open market from out of state

Marketing the house the normal way reaches the most buyers and usually brings the strongest price. From a distance it also means handling repairs, access, and offers you cannot see in person. You keep paying the mortgage, insurance, taxes, and utilities for however long it takes, and the timing is not yours to set.

Rent it out and keep it

Renting turns the house into income and buys you time to decide. You take on repairs, tenants, and vacancies from far away, or you pay someone to handle them. One thing worth knowing: the federal home sale exclusion looks at whether you lived there 24 of the last 60 months, so renting for several years can move you outside that window.

Sell privately to someone you already know

If a family member, a neighbor, or a current tenant wants the house, you can sell straight to them. You skip marketing, but you still need a properly prepared deed, the transfer tax handled, and the recording done right. Price is whatever the two of you agree on, with nothing outside the deal telling you whether it is fair.

Sell to us for cash

We buy the house as is. No showings, no open houses, no repairs. You get a guaranteed cash offer within 24 hours and can close in less than 10 days, signing remotely or through a power of attorney. The honest tradeoff is price: a cash as-is offer is generally lower than a fully marketed sale might bring, and you are trading some of that for speed and certainty.

Same promise as every house we buy.

A guaranteed cash offer within 24 hours. No repairs, no showings, no fees. Close in less than 10 days, or on your timeline. See the whole process.

Get my cash offer

Questions sellers ask us

Can I sell my Arkansas house if I already moved out of state?

Yes. Arkansas allows remote online notarization, so you can sign from another state while the notary sits in Arkansas. You can also name someone to sign for you under a power of attorney, which then gets recorded together with the deed. Either way, the deed is recorded in the Arkansas county where the house is.

Do I have to fly back to Arkansas to close?

Not because of state law. Ark. Code Ann. 21-14-309 requires the online notary to be physically in Arkansas and says the notarization works whether or not you are remote. Whether the specific closing company, its title underwriter, and the county recorder in your deal will accept a remotely notarized deed is a separate business question. Ask about it early rather than at the end.

Do I need a lawyer to close in Arkansas?

No, not for a routine closing. Arkansas's rule limits what non-lawyers may do rather than requiring you to hire one, and title companies handle routine closings: a non-lawyer may fill blanks on lawyer-approved standard forms, free of charge, in simple transactions, meaning a direct, present transfer of full ownership. An estate, trust, divorce, life estate, or title problem is outside that line and needs a lawyer.

Who pays the transfer tax in Arkansas?

The rate is $3.30 per $1,000 of sale price and it applies above $100. Ark. Code Ann. 26-60-106 splits it half and half between seller and buyer unless the parties agree otherwise, so it is a contract term you can negotiate. Some transfers are exempt, including a division of marital property in a divorce, a transfer to a lender enforcing its security interest, a deed given to a lender in place of that, and a beneficiary deed.

I am moving for work and have not owned the house two years. Do I owe tax on the gain?

You may still get part of the exclusion. The employment test asks whether your new work location is at least 50 miles farther from the home you sold than your old one was. The reduced ceiling is $250,000, or $500,000 joint, times the shortest of your ownership, residence, or time since a prior exclusion, over 730 days. That caps what you can exclude, so a smaller gain can still be fully covered.

Can the whole closing be done electronically?

Parts of it can. Arkansas adopted the Uniform Real Property Electronic Recording Act, and Ark. Code Ann. 14-15-402 lets each county recorder waive the normal paper formatting rules for documents that comply with it. That makes electronic recording a county-level decision rather than a statewide one. Ask the closing company what the county where your house sits accepts before you plan around it.

How fast will I get my offer?

We call you with a guaranteed cash offer within 24 hours of getting your property details.

Do I need to clean out the house?

No. Take what you want and leave the rest. We handle everything that stays behind.

Is the offer really guaranteed?

Yes. You get a written cash offer with no financing contingency. If you accept it, that is the amount you are paid at closing.

We buy houses, we are not attorneys or tax advisors, so please have a lawyer or CPA confirm anything specific to your situation.

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