The story of this market
The typical home in Lincoln County, Arkansas sells for about $149,000, or $95 per square foot.
Prices are up +8.2% from a year ago, so sellers still have some momentum. Homes take about 82 days to sell, which is slow. The biggest natural hazard here is drought, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $909 a month.
HUD sets the fair market rent for a 2-bedroom at $909 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Monthly price momentum
Home values since 2015
+2.7%
AR · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,259
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Natural hazard exposure
The area's risk shape
59
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $6,803,999.
Mortgage activity
Home lending in this county
67%
2019 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 274 | 123 | 63.2% | 12.1% | $105,000 |
| 2019 | 270 | 123 | 67%▲ | 14.9%▲ | $110,000▲ |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Lincoln County, Arkansas
Lincoln County exhibits a quiet, highly affordable rural real estate market characterized by low transaction velocity and steady pricing. Active listings sit around 40 units with an average time on market exceeding 80 days. Affordability remains the primary draw, counterbalanced by modest population contraction and limited speculative construction.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 3 cities · 5 ZIP reports
Median prices moved up 2.1% year over year.
Homes spend a median of 120 days on market with 6.0 months of supply — a slower-moving market.
15% of listings have cut prices · homes sell at 96% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.6% · poverty 22.8% — a mixed stability profile.
Deterministic aggregate of 1 researched ZIP reports of 5 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Lincoln County, Arkansas — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 28
researched Sep 28
researched Sep 28
researched Sep 28
researched Sep 28
| 71639 | Dumas | $90,800 | $65 | +2.1% | 115 | 96.5% | 12% | 5.6 | 45 | $761 | researched Sep 28 |
| 71643 | Gould | $58,800 | $45 | +2.1% | 120 | 96% | 15% | 6 | 12 | $369 | researched Sep 28 |
| 71644 | Grady | $36,300 | $35 | — | 120 | 95% | — | 15 | 15 | $650 | researched Sep 28 |
| 71667 | Star City | $111,300 | $68 | +2.1% | 124 | 96.5% | 12% | 5.2 | 42 | $850 | researched Sep 28 |
| 71675 | Wilmar | $135,126 | $78 | -0.1% | 112 | 96% | 8% | 7 | 14 | $750 | researched Sep 28 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Crime rates in Lincoln County remain slightly below state averages overall, driven primarily by property incidents in rural pockets rather than violent crime.
Public education is primarily administered by the Star City School District, which maintains average academic progress ratings with strong community involvement.
Flood risk is moderate to elevated near Bayou Bartholomew and the Arkansas River tributaries, with seasonal convective storm and tornado exposure typical of southeast Arkansas.
Economic activity is anchored by public sector correctional facilities (Arkansas Department of Corrections Cummins and Varner Units), timber, and row-crop agriculture, yielding stable but slow job growth.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Arkansas) — Arkansas Disabled Veteran Total Property Tax Exemption: Provides a 100% exemption from all ad valorem real property taxes on the principal homestead. Formula: Net Ad Valorem Tax Due = $0.00. State (Arkansas) — Arkansas Senior and Disabled Assessment Freeze: Freezes the assessed taxable value of the homestead at the prevailing assessed value at the time the owner becomes eligible or purchases the property. State (Arkansas) — Arkansas State Homestead Property Tax Credit: Provides a direct reduction against ad valorem property taxes up to $350.00 (increased to $350 by Act 655 of 2009; further statutory increases may apply up to $425 depending on legislative session). Formula: Final Tax Due = max($0, Gross Ad Valorem Tax - Homestead Credit). State (Arkansas) — Arkansas Amendment 79 Assessment Growth Caps (Assessment Limitation): Caps annual assessed value growth following a countywide reappraisal: homestead parcel taxable assessments cannot increase by more than 5% per year, and non-homestead residential parcel taxable assessments cannot increase by more than 10% per year until taxable assessment reaches… State (Arkansas) — Arkansas Ad Valorem Property Tax Assessment Ratio and Valuation: Imposes an ad valorem property tax based on a uniform statutory assessment ratio of 20% of true market value.
Outdoor recreation is concentrated around Cane Creek State Park, Bayou Bartholomew, and regional hunting and fishing areas.
The rental inventory is limited and largely composed of single-family detached properties with low turnover and median gross rents near $671 per month.
The local economy is heavily reliant on agriculture, forestry, and major correctional institutions including the Cummins and Varner Units operated by the Arkansas Department of Corrections.
Key thoroughfares include U.S. Route 425 and Arkansas Highway 11, providing north-south connectivity toward Pine Bluff and Monticello, with minimal public transit options.
Development activity is largely restricted to rural infill, small residential additions in Star City, and public highway maintenance.
The Lincoln County Assessor evaluates real property triennially at a 20% statutory assessment ratio as mandated by Arkansas state guidelines.
Parcels are subject to county, municipal, and local school district millages, alongside regional conservation and drainage improvement districts.
Homeowners insurance premiums remain moderate relative to the Gulf Coast, though storm, hail, and convective wind events cause steady upward rate pressures.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A 2,053-acre state park located near Star City featuring Cane Creek Lake, camping, hiking trails, and kayak rentals.
The world's longest bayou flowing through the eastern section of the county, offering rich biodiversity, fishing, and paddling.
Data retrieved from U.S. Census Bureau QuickFacts and ACS county profiles; population reflects the latest post-2020 estimate.
Caps annual assessed value growth following a countywide reappraisal: homestead parcel taxable assessments cannot increase by more than 5% per year, and non-homestead residential parcel taxable assessments cannot increase by more than 10% per year until taxable assessment reaches 20% of full market value. Growth limitations do not apply to new construction or substantial improvements, and uncapping to full 20% market value occurs upon an arm's-length sale pursuant to Ark. Code Ann. § 26-26-1123.
Adopted via Ark. Const. amend. 79 (effective 2000) and codified at Ark. Code Ann. §§ 26-26-1120 through 26-26-1123.
applies when — Residential parcels bound by recorded covenants, conditions, and restrictions (CC&Rs) establishing a property owners association (POA) or homeowners association (HOA).
Binds title to mandatory common-expense assessments, architectural controls, and association bylaws. Because Arkansas lacks a dedicated standalone single-family HOA statutory code, associations incorporate and operate under the Arkansas Nonprofit Corporation Act (Ark. Code Ann. §§ 4-33-101 et seq.). Covenants running with the land grant the association power to place statutory/contractual assessment liens on defaulting parcels and pursue foreclosure under covenant terms.
Ark. Code Ann. §§ 4-33-101 et seq.; Horizontal Property Act (for condominiums) Ark. Code Ann. §§ 18-13-101 et seq.
applies when — Homestead parcel owned by an individual who is 65 years of age or older, or who is permanently and totally disabled.
Freezes the assessed taxable value of the homestead at the prevailing assessed value at the time the owner becomes eligible or purchases the property. The taxable assessed value remains fixed and does not rise with subsequent reassessments unless the property undergoes substantial improvement or changes ownership outside of exempt transfers.
Ark. Const. amend. 79, § 1; Ark. Code Ann. § 26-26-1120.
applies when — Parcel must be an owner-occupied single-family residence designated as the taxpayer's principal place of residence (homestead).
Provides a direct reduction against ad valorem property taxes up to $350.00 (increased to $350 by Act 655 of 2009; further statutory increases may apply up to $425 depending on legislative session). Formula: Final Tax Due = max($0, Gross Ad Valorem Tax - Homestead Credit). Credit is non-refundable and cannot reduce the net tax below zero.
Ark. Const. amend. 79, § 3; Ark. Code Ann. § 26-26-1118.
applies when — Applies to residential parcels where the lender elects judicial foreclosure in circuit court or where the security instrument lacks a power of sale.
Requires a civil complaint, judicial hearing, and entry of a foreclosure judgment followed by a commissioner's sale. Under Ark. Code Ann. § 18-49-106, mortgagors have a statutory one-year redemption period following a judicial foreclosure sale unless the right of redemption was expressly waived in the underlying mortgage instrument (which is common practice in commercial instruments but legally distinct in residential equity protections).
Ark. Code Ann. §§ 18-49-101 through 18-49-106.
applies when — Applies to residential parcels encumbered by a mortgage or deed of trust containing an express power-of-sale clause upon borrower default.
Enables non-judicial foreclosure without court intervention. Requires the mortgagee/trustee to record and mail a Notice of Default and Intention to Sell at least 60 days prior to the scheduled sale date, publish notice once a week for four consecutive weeks, and post notice at the courthouse and online. The borrower retains a statutory right of reinstatement by curing default up to the time of sale. Once the trustee's deed is executed upon sale, statutory post-sale redemption rights are fully extinguished.
Arkansas Statutory Foreclosure Act, Ark. Code Ann. §§ 18-50-101 et seq.
Imposes an ad valorem property tax based on a uniform statutory assessment ratio of 20% of true market value. Tax Calculation Formula: Assessed Value = Appraised Market Value * 0.20; Gross Tax = Assessed Value * (Total Millage Rate / 1,000); Net Tax Due = Gross Tax - Applicable Credits. Millage includes a mandatory statewide minimum 25 mills Uniform Rate of Tax (URT) for school maintenance and operations under Ark. Const. art. 14, plus local county, municipal, and voter-approved millages.
Codified under Ark. Const. art. 14, art. 16, § 5; Ark. Code Ann. §§ 26-24-104, 26-26-303, and 26-26-1201.
applies when — Parcels situated within incorporated municipal boundaries, extraterritorial planning jurisdictions, or counties with active planning commissions.
Submits residential parcels to police power land-use controls, setback requirements, density maximums, building height caps, and subdivision dedication mandates established by local planning commissions pursuant to state enabling acts. Municipalities may enforce zoning and subdivision controls within up to 5 miles of their corporate limits (extraterritorial jurisdiction).
Ark. Code Ann. §§ 14-56-401 et seq. (Municipal Planning) and §§ 14-17-201 et seq. (County Planning).
Arkansas adheres to the common law doctrine of 'caveat emptor' (buyer beware) for unrepresented private sellers, meaning there is no state statutory requirement forcing a seller to provide a formal written property condition disclosure. However, if a licensed real estate broker or salesperson is involved in the transaction, Arkansas Real Estate Commission (AREC) regulations require affirmative disclosure of all known material adverse facts and defects affecting the property, and common law bars fraudulent concealment or active misrepresentation by sellers.
Arkansas Real Estate Commission Regulations; common law caveat emptor doctrine reaffirmed in AREC published guidance.
applies when — Homestead parcel owned by a veteran certified by the U.S. Department of Veterans Affairs as 100% totally and permanently service-connected disabled, or an un-remarried surviving spouse/minor children.
Provides a 100% exemption from all ad valorem real property taxes on the principal homestead. Formula: Net Ad Valorem Tax Due = $0.00.
Ark. Code Ann. § 26-3-306.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.