Retiring in Arkansas

[tonyjones]

I'm thinking about ultimately retiring in Arkansas, my birth state. Growing up I spent a fair amount of time there on my grandparent's farm. I am looking for property with enough room for a small cottage (800-1,000 SF), a garage/workshop, 25/50/100 yard range and room to hunt doves, ducks, geese, deer and turkey.


I have looked at landsoftexas.com as I've lived in Houston since 1956 and landsofarkansas.com. Land prices in Texas have led me to consider Arkansas. In terms of scenery, western and northern Arkansas appeal the most to me but lack the bird hunting opportunities I'm looking for.

I assume that after I sell property in Houston I'll have $250 to $300k to spend including all improvements leaving some funds in savings for emergencies.

What say you? I welcome comments and suggestions from long term Arkansans and recent arrivals to your state.

Thanks and regards,

Tony

[NavyVet1959]

If you want cheap land in Texas, you have to get over in West Texas. Sand / desert is not that expensive. :)

Just remember that Arkansas has a state tax and that could make a big difference depending upon your financial situation / source of retirement income. You might want to run the numbers to see how big of a hit it will be on you.

[snowwolfe]

We looked for land in Arkansas for about 6 months. Even though we found some nice size plots for reasonable prices the thing that kept us from closing the deal was just about every large plot stipulated the timber and/or mineral rights did not transfer to the new owner. If the timber rights did transfer it was likely clear cutted within the last ten years.
Hopefully you can find something to your liking. For the uses you mentioned I would suggest at least a 40 acre plot, more is better.

[jabo52521]

Look at land around Jacksonville, Ark. Was pretty cheap. Will be heading there next year when I leave Texas.

[Handloader109]

I'm what I guess is a transplant, been here 5yrs. Land prices are not cheap, at least where you might want to live. I'd stay pretty much north of i40 in the east and to the west of little rock. Southeastern quarter is pretty much off my table for retirement.

[kfarm]

The dems love to tax us big time.

[tonyjones]

I assume that Arkansas is "tax friendly" toward retirees. Perhaps some of the folks here that live there could elaborate. I plan to pay cash for land/house/improvements and live rent/mortgage free. I have no debt and only one credit card on which I rarely carry a balance. I recently prepared a budget and I can, barring emergencies, live on my SSA retirement income.


I am particularly interested in what area of the state would be most suitable for hunting ducks, doves and deer with emphasis on birds.


In Texas I have concentrated my search in South Texas and the Coastal Bend, near, but not on the coast as I am an inshore saltwater fisherman.


Regards,

Tony

[Nicholas]

Check out the public hunting areas in the locations you are searching, especially for waterfowl hunting. That might make a smaller chunk of land work for you. It isn't just income taxes that eat your resources. Property tax and sales tax can take a serious bite. Here in MO, as a retiree, my income and property taxes are low. For my old house and 4 acres and decent income, these totaled about 1 K. But total sales tax keeps edging up and is around 8% in nearby cities. I have public hunting areas and a range nearby. But better yet, a relative has a farm where I can hunt deer. 4 acres are starting to get a bit tiresome to maintain and that may become another issue for you to consider.

[pworley1]

Good luck with your quest for land. I hope you enjoy being retired as much as I have.

[JB Weld]

It sounds like you have gotten some good advice so far. I would just add:

Whatever you do, stay away from Pine Bluff and SW Little Rock.

We live West of LR out in the hinterlands, and we love it. Land out here can get pricey if it is developed in any way.

Up in the NW part of the state, the economy is in great shape.
Money flows like water up there, so I bet it would be tough to find a good deal on a piece of land.

Kfarm is right, the Dems love to tax us here in the Land of Opportunity.

[tonyjones]

I plan on avoiding all cities/metro areas, especially Little Rock and Bentonville/Rogers/ Springdale/Fayetteville. I've lived in Houston (more people than Arkansas) for 59 years and now prefer living in a rural setting. I can tolerate a 1 to 2 hour drive into Little Rock a few times a year to see my primary care physician. Other than that I see little reason to ever go there.

I assume that Arkansas does not tax SSA retirement benefits. Is that correct? I also assume that rural acreage will qualify for agricultural/timber/wildlife exemption (low property tax rates). Is that correct? I plan to manage my property for wildlife. I would like 50 to 100 acres with neighbors far enough away that my shooting will not disturb anyone.. Sales tax in Houston is 8.25%, however, I rarely pay it. As long as internet purchases are not taxed and food, medicine, etc. are exempt from sales tax it is likely that I pay less than $100 per year in sales tax.

Regards,

Tony

[NavyVet1959]

Arkansas gave us Bill Klinton -- that would probably be enough of a reason to avoid it.

But then again, the same can be said about LBJ and Texas. :(

[winelover]

I plan on avoiding all cities/metro areas, especially Little Rock and Bentonville/Rogers/ Springdale/Fayetteville. I've lived in Houston (more people than Arkansas) for 59 years and now prefer living in a rural setting. I can tolerate a 1 to 2 hour drive into Little Rock a few times a year to see my primary care physician. Other than that I see little reason to ever go there.

I assume that Arkansas does not tax SSA retirement benefits. Is that correct? I also assume that rural acreage will qualify for agricultural/timber/wildlife exemption (low property tax rates). Is that correct? I plan to manage my property for wildlife. I would like 50 to 100 acres with neighbors far enough away that my shooting will not disturb anyone.. Sales tax in Houston is 8.25%, however, I rarely pay it. As long as internet purchases are not taxed and food, medicine, etc. are exempt from sales tax it is likely that I pay less than $100 per year in sales tax.

Regards,

Tony

I retired from Detroit to North Central Arkansas. Specifically, the area near Mountain Home. Beautiful country. Lots of wildlife and fishing opportunities. It is known as the Twin Lakes Area for it's two large lakes. Bull Shoals Lake and Norfork Lake, both well known for their fisheries. Also know as "Little Chicago" because of the large amount of retirees from Illinois.

I purchased 26 wooded acres and built a custom home. There is a thread here, I started on my build. Some of the earlier pictures were deleted due to space requirements but you can get the idea. Land was not inexpensive. There is 31 wooded acres boarding me that has been up for sale 4 years and counting. They are wanting $129,900.

http://castboolits.gunloads.com/showthread.php?121593-New-home-build-in-North-Central-Arkansas

Nothing is cheap here. There is personal Property Tax, State Income Tax on retirement (after a specific amount). Sales Tax of 8 1/4% (or more depending on area) and of course Property Tax. Before I built, my property tax was @ $33 on the 26 wooded acreage. After I built, my tax on 21 acres is @ $26 but the remaining 5 acres and house rose above 2K. I wasn't paying that much in Detroit. However, I do have four times the house.

That being said, I love it here and wouldn't trade it for any other. I'm about 6 miles from Mtn. Home, far enough away, yet close enough for access. Decent hospital in area and Arkansas State University has a satellite campus here. I have a 100 yard range, just steps from my reloading room and I can make all the music I want without complaint. I easily fill a couple of deer tags, usually during bow and or early muzzle loading. Have a boat at a Marina on Norfork Lake, that is ten minutes from the house. Striper Fishing at it's best. If you like trout, the well known White River is near. What's not to like!

Winelover

[dragon813gt]

Land was not inexpensive. There is 31 wooded acres boarding me that has been up for sale 4 years and counting. They are wanting $129,900.

Oh how I wish land was that cheap here. $25k per acre is norm. Cheapest you may be able to find is $10k per acre but that's a lot further north and west of me. I wish I could buy land at $4,100 per acre.

[MBTcustom]

Arkansas gave us Bill Klinton -- that would probably be enough of a reason to avoid it.

But then again, the same can be said about LBJ and Texas. :(

Please don't judge the entire state by one scum sucking politician.
Yes, our taxes are high, but we have excellent hospitals (I should know, I'm sitting in UAMS now with my wife) road work is done when it needs to be done etc etc etc.
Also, we have a balanced budget here. Our politicians wont throw our financial security in the trash for a political advantage (well, SOME would, but the majority believe in living within means).
Our summers are hot and humid, but there is plenty of water here, so find a stream and cast a line. The Little Red river runs like ice water in the summer and is full of trout. If you've never floated down an ice cold river on a 103 degree day in an aluminum boat, I just feel very bad for you!
Arkansas is knifemaking capitol of the world. There are more mastersmiths here than any other place in the world (in fact, that's how I got my start in metal smithing. It turned into gunsmithing, but apprenticing under a knifemaker in front of a coal forge is where I got my start).
We have bluegrass music here, and all other kinds as well. In fact if you do a search on Arkansas musicians, you will find and impressive number of greats were born and raised here, like Johnny Cash, Glen Campbell, and Chris Allen (I actually know his aunt personally).
Here I am on the square at Mountain View Arkansas scrubbin one off with my Banjo (bout 5 years ago)
I'm the cuss on the right.
134535
I love it here.

[ole 5 hole group]

I have a good friend that moved from Minnesota to Hot Springs Village. He's a veteran and he said Arkansas treats veterans real good relative to taxes and such. He gets a break on vehicle license, sportsman license etc. I know when he got his real-estate tax bill on a 175K home he thought the State sent out monthly real-estate bills, so it must be pretty inexpensive compared to Minnesota.

I have visited with him a couple times and I was very impressed with what is available in that area to retiree's and I think there is more knowledge in that one little retirement community than anywhere else on this planet!!!!! as I don't care what you need, there's someone there that did it for a living somewhere and is more than willing to help. It's a golfer's dream but if you enjoy shooting - there's a couple ranges and they have shooting activities up the waazoo. The people are real friendly and it's not a front - they are genuine friendly.

Great area - but like everything, it's got to be what you want it to be, otherwise it's just good for him and not you. Good luck on your quest.

[phonejack]

You're getting good advice. We are still a place where if you meet an oncoming vehicle on a dirt road you're expected to wave.

[snowwolfe]

Consider Tennessee as well. Property taxes on the 42 acres with one acre lake we purchased last year are only $300 per year. No state income tax, but high sales tax.
Land is all old growth oak trees and packed to the gills with gray squirrels, deer, and turkey. And only 12 miles from nearest big town.

[Kent Fowler]

Arkansas gave us Bill Klinton -- that would probably be enough of a reason to avoid it.

But then again, the same can be said about LBJ and Texas. :(

Don't forget Dan Rather, Walter Cronkite, Paul Begalla, Scott Pelley, Ann Richards, Wendy Davis, Sheila Jackson Lee...ad nauseum, ad nauseum... In all fairness to Texas, though, some of the above mentioned are carpetbaggers. BTW, Representative Sheila Jackson Lee said it was ok to start defunding NASA since we had already put a man on Mars.

[tigweldit]

Wow Sgt. Mike, what a great write-up! Can see where your heart is at. I've been to Arkansas several times to fish the White River and camp in beautiful parks there. Always had a great time. Nice people and good fishing. What's not to like about Arkansas. Can't wait to get there again.

[NavyVet1959]

That 7% tax rate would suck. From what I understand, they count stock sales as regular income and for some of us, that could be a definite factor in staying in a state that has no state income tax. That would mean that I would be paying them $9500 for what I'm made in stocks just so far this year.

[tonyjones]

Everyone,

Thanks for your comments so far. I retired 2 years ago. I live with and look after my 87 year old father that has pain management and mobility issues from fractured vertebrae that did not heal properly. As long as my dad is alive I'll be in Houston. I expect to be "outta here" as soon as possible after my dad no longer needs my assistance.

George Will said that Bill Clinton was not our worst President but may have been the worst person to have been elected President. I would not argue that point with Mr. Will. As to Hillary, she is a pathological liar whom I would not pee on if she were on fire... anyone care to loan me a fan? In recent years Arkansas voters have moved quite a bit to the right. I am a conservative and not a republican. On the whole, today's republican party is well to the left of me. For years I have held my nose and voted republican but may not for much longer. I do know that I would likely slit my own throat before voting for a democrat. I have had the unmitigated misfortune of living in the congressional district represented by Sheila Jackson Lee since she was first elected to the House of Representatives. She is dishonest, disrespectful of constituents and a total LOON!

I have hunted some on public land in Texas, mostly duck hunting coastal marshes. I have also hunted flooded timber around Felsenthal, Arkansas. Public land hunting can be too crowded for me personally. I grew up mostly hunting on private property with strong tresspass laws in place. I will check it out but it may not be for me.

winelover: I read/followed your home build thread from the beginning. Thanks for the link. I'll reread it. I expect to build a modest cottage of 800 to 1,000 square feet with a garage/ shop. That will meet my needs. I do not want to heat/cool/maintain a bigger space. I might end up spending more on land improvenents for wildlife: water control levees, planting, a well, etc. than I spend on a house. Based upon my initial search I find several counties in your area to be very attractive. I also like Montomgery and Yell counties in the west. I only wonder if I'll be too far from good dove and duck hunting as, at this point I'd rather hunt birds than deer.

goodsteel: Are you an Arkansas native or a transplant? I have read a number of your posts/threads and do not disagree with your self characterization as a "cuss". I know, "it takes one to know one". I grew up fishing the creeks, sloughs, rivers and stock ponds of southwest Arkansas and would enjoy resuming the activity. When I was about 19 or 20 I fished in salt water for the first time. I have become seriously addicted to inshore and offshore fishing. Living far from the coast will be a major adjustment. Perhaps an annual trip to Belize, Nicaragua, Costa Rica or Panama would scratch my saltwater fishing itch. I have a small collection of custom/one off knives. I used to receive the AG Russell catalog out of Springdale, AR. They did a fair job of introducing some Arkansas knife makers to the wider world.

I have heard that "old golfers never die...they just loose their balls". I gave up golf about 50 years ago. Hopefully, "mine" are still attached.

Regards,

Tony

[tonyjones]

Several of you posted while I was typing post #23. I need to back track and catch up on my reading.

TJ

[tonyjones]

sgt.mike,

Thanks for the detailed and informative post. If I understand correctly, all SSA retirement benefits are exempt from state income tax, and the first $6k of other pension benefits are exempt. If I decide to do, say, some online consulting the first $4,099 of income would be exempt and anything more than that would be taxed at from 1% to 7%. Do I have it about right?

NavyVet1959 and I, being Texans, are genetically predisposed to hate, loathe and despise all forms of taxation, especially income tax. I believe that most Texas state legislators fear armed insurrection should they vote to establish a state income tax. One way or another, government will extract their pound of flesh.

FWIW, I'm planning a trip, possibly late May/early June, to the Lake Arenal, Costa Rica area to look at real estate.

BTW, my dad served in the Army Air Force and was assigned to the occupational forces in Hiroshima. He was a B 29 engine mechanic and carburetor specialist. His hearing is shot. He graduated from the U of A/Fayetteville where he attended on the GI Bill. Sometimes we tease him about glowing in the dark.

Regards,

Tony

[lightman]

I would welcome you to Arkansas. The others have covered it pretty well. I might add a few things. North Ar is very scenic, with mountains, rivers and rock formations. There is good fishing, deer, turkeys, and small game. Lots of places for canoeing or rafting. I see no reason that some of those mountain meadows and hay fields would not have doves. When you talk ducks, you need to consider farm land. Not that other parts of the state don't have ducks, but south or east of Little Rock is where the ducks are. But, if a duck ever even flew over a place the cost went way up! Where I live, there are several organized dove hunts. I even put one on myself! We have decent deer, but I usually travel to another part of the state (South) to deer hunt. There are several wildlife management areas and national forest available to the public. They are busy on weekends but not too bad during the week.

I know a couple of guys that deal in hunting property. One of my drinking buddies is also a Realtor. She's been around long enough that she may have some contacts. If you want, I can PM you some phone numbers. Be advised, if you put the word "hunting" in front of the word "property" the price goes way up. Some timber companies have also been selling some of their low ground for reasonable prices.

Sometimes property comes up for sale outside of Conway, over in the hills near the National Forest. These are usually old farms or homesteads.

If you would like to talk, pm me with a phone number. I would be happy to chat with you.

[458mag]

Don't forget Dan Rather, Walter Cronkite, Paul Begalla, Scott Pelley, Ann Richards, Wendy Davis, Sheila Jackson Lee...ad nauseum, ad nauseum... In all fairness to Texas, though, some of the above mentioned are carpetbaggers. BTW, Representative Sheila Jackson Lee said it was ok to start defunding NASA since we had already put a man on Mars.

They gave us the tooth brush to. Anywhere else and it would be called a teeth brush.

[tonyjones]

sgt.mike,

Thanks for the additional links provided in your post #27. They enabled me to determine my tax liability for personal property as well as my approximate income tax liability (which could be $0). Even though Arkansas appears to be a high tax state compared to Texas (no state income tax and lower sales tax depending on county/other jurisdiction) it seems that the tax liability for my personal circumstances are quite low with property tax being my biggest liability. Property taxes on rural property appear to be quite low.

I'll go over the information again to make sure I properly understand. Thanks again.

Also, thanks to lightman for our phone conversation and offer of assistance. They are quite helpful.

Best regards,

Tony

[tonyjones]

lightman has offered some comments on bird hunting in Arkansas. Does any one else have anything to offer on the subject?

Thanks and regards,
Tony

[Handloader109]

One thing to note that really doesn't impact a decision considerably is that the base sales tax is quite low, counties and cites have the ability to tack on about 3% on basic goods, raw food tax is low, but sales tax on restaurant purchases are over 10% in some areas. If you eat out a lot, it does add up. Do watch and I've been told to appeal tax rates on property if it appears to be excessive. I've noticed a very wide variance in similar properties in same locals..

[tonyjones]

Handloader109,

Thanks. Somehow, I got the impression that in some locations the sales tax (state+county+city) rate could be 12.5%. It's 8.25% where I live now.

Regards,

Tony

[smokeywolf]

We too are looking to Missouri or Arkansas for a new family home. Had a thread going a few weeks ago about this.

http://castboolits.gunloads.com/showthread.php?271150-Closer-to-Moving-Back-to-America

Although I'm of retirement age, I still have teenage children who need a good high school and college/university nearby. Also, still only a one day drive from my grown son in the Kansas City metro area. For these reasons, the Mountain Home area suits us right down to the ground.

Although we still have not completely ruled out other politically conservative States, we have many different considerations that have led us to believe that Arkansas may be our best bet.

Tax friendly to retirees.
Lower cost of living.
More friendly to firearms and hunting enthusiasts.
Politically conservative. (A little more than MO)
A little less likely than States along the Southern border to have it's conservative political base become polluted by the criminals who sneak into the U.S. to get taxpayers to pay for the future Democrats that they keep producing.

smokeywolf

[Rick Hodges]

I just read a piece by Bankrate (an investment company) that ranked Arkansas dead last of the 50 states to retire in...Second worst NY. They say the high crime rate per capita and poor healthcare outweigh the low cost of living. They also frown on the tax structure. It is funny, I did a search and there are 5 or six studies of the best and worst places to retire. Arkansas is also listed as one of the best in another study. I guess it depends on what is important to you.

[smokeywolf]

I just read a piece by Bankrate (an investment company) that ranked Arkansas dead last of the 50 states to retire in...Second worst NY. They say the high crime rate per capita and poor healthcare outweigh the low cost of living. They also frown on the tax structure. It is funny, I did a search and there are 5 or six studies of the best and worst places to retire. Arkansas is also listed as one of the best in another study. I guess it depends on what is important to you.

You must also take into consideration who is paying for the study and the demographic that those who pay for the study are targeting. In this case you would also have to know who Bankrate's customers are and where they prefer to do business.

Without doing an inordinate amount of research, the best you can do is gather info from as many sources as is plausible and practical.

smokeywolf

[tonyjones]

It is vitally important that anyone considering a move do a thorough job performing their due diligence. TJ

[tonyjones]

sgt.mike provided a link in an earlier post that led to the State of Arkansas department responsible for taxes and revenue. After looking around and clicking on links within links I was able to find much valuable information. It seems that Arkansas has a use tax that applies to all items shipped into the state from out of state. How is this enforced? Are all shipments (USPS, UPS, FedEX, motor freight, etc.) monitored? Enforcement of business entities should be relatively easy by auditing a company's books and fining non-compliance. Enforcing compliance of individual residents would seem to be a near impossibility. Would any of you Arkansas residents care to offer any insights?

Thanks,

Tony

[NavyVet1959]

It seems that Arkansas has a use tax that applies to all items shipped into the state from out of state. How is this enforced? Are all shipments (USPS, UPS, FedEX, motor freight, etc.) monitored?

A lot of states have that. As far as I've seen, it normally is based on self-reporting. As such, most people ignore it.

If you own an aircraft, many states will want to tax it as a capital asset. In Texas, they will usually give you a waiver if you are not using it commercially.

[smokeywolf]

It is vitally important that anyone considering a move do a thorough job performing their due diligence. TJ

You're dog-gone right about that. We've been researching for the better part of 3 years. I know there is a point where you must say, "That's enough, here I go." But, I'm not just looking at a retirement spot. I'm looking for a property, a community, a place where my great grandchildren can raise their children and still maybe have a chance at guiding their standards, morals and character and maybe even passing on some of the old traditions that tie families closer together.

Basically I just want my descendants to have a place they can retreat to when things go to pot and a place they can live their life and raise their children with minimal interference from an intrusive gov't.

smokeywolf

[dragon813gt]

A lot of states have that. As far as I've seen, it normally is based on self-reporting. As such, most people ignore it.


Yep, it's a line item on your state taxes here in PA. You're supposed to claim all out of state purchases. What people do w/ that line item is up to them.

[tonyjones]

NavyVet1959,

Arkansas taxes personal property. I believe personal aircraft fit in this category along with non-commercial cars, trucks, boats, motors, trailers, RV's, etc. Household possessions are not taxed. I assume that includes firearms, loading equipment and supplies.

Regards,

Tony