Questions to ask before you buy land
Here is what I'd want answered on any piece of land. Where a state or federal source has the answer, I link to it.
How do I buy land in Clarksville or Johnson County, Arkansas?
Start with the questions on this page: access, utilities, septic, boundaries, flood zone, minerals, and financing. Get the answers in writing where you can, then decide on your offer. Around Clarksville, acreage is mostly on the county roads outside town, and the Ozark National Forest begins just north of town.
How do I know I can get to a piece of land?
Ask whether the land touches a public road or reaches one through a recorded easement. Both can work, but you want to see the access in writing before you commit.
What utilities should I check before buying land in the River Valley?
Ask what is already at the property line, what would have to be brought in for power, water, and internet, and who pays for it. These can be very different from one road to the next.
Does rural land in Arkansas need a septic system?
Usually, yes. Land outside town typically means septic, not sewer. The Arkansas Department of Health permits septic systems through your county health unit, and its onsite specialist can list licensed soil testers and designers near you. A single home on 10 or more acres that meets setback rules may be exempt, so ask the health unit to confirm in writing. (Source: Arkansas Department of Health, checked September 2026.)
Do I need a survey when buying land?
A survey shows where the property really starts and stops. Decide on purpose whether to get one before you close, not after.
How do I check whether land is in a flood zone?
FEMA publishes flood maps you can look up by address. Flood zone status can affect where you can build and what insurance costs. (Source: FEMA Flood Map Service Center, checked September 2026.)
Do mineral rights come with the land I buy?
Not always. Minerals are sometimes owned separately from the surface, so ask the title company what comes with the property. Timber rights and any leases on the land are worth asking about too.
How do I judge the price of land in the Arkansas River Valley?
Land has fewer comparable sales than houses, and two tracts on the same road can be worth very different amounts depending on access, utilities, terrain, and timber. Ask for recent sales of similar acreage nearby, and be cautious when there are only a few to go on.
Can I use a loan to buy land in Arkansas?
Sometimes. Land loans often work differently from home loans, so talk to a lender before you make an offer. If you plan to build or buy a home on the property, USDA's eligibility map shows which rural addresses qualify for its home loans. (Source: USDA, checked September 2026.) I'm a Realtor, not a lender, so your lender confirms what you qualify for.
Does Justin Sherman help buyers with land in Clarksville, Johnson County, and the Arkansas River Valley?
Yes. I'm a Realtor with Moore and Company, Realtors in Clarksville, so Johnson County is home base, and I work across the Arkansas River Valley from Fort Smith to Conway, including Franklin, Logan, Pope, and Yell counties. One of my closings in Franklin County was a land deal. Call or text me at 903-824-2018 and tell me what you're picturing.
Sources, checked September 2026: Arkansas Department of Health: onsite wastewater FAQs; FEMA Flood Map Service Center; USDA eligibility map. Rules and maps change, so confirm at the source before you rely on them. I'm a Realtor, not an attorney, surveyor, or lender.
Tell me what you are picturing
Rather just talk it through? Call or text 903-824-2018. I answer.