Northwest Arkansas
(Page 3 of 6)
September/October 1986
By the Mother Earth News editors
Real estate taxes are based on 20% of the market value times the millage rate in the school district. Taxes generally average less than 1% of the selling price of the property.
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The quality of soil is, of course, of prime importance. Generally speaking, the prairie-like earth in west Benton and Washington Counties is very productive. However, in other parts of the region topsoil is very thin, and much of the land is used primarily for cattle grazing and poultry raising.
Lumber companies followed the railroads into this section of the country in the last century and wiped out the virgin forests, along with extensive wildlife habitat. When the timber was exhausted, the companies subdivided the cut-over land and sold it to those former employees who loved the Ozarks and wanted to remain there. The soil, which was just four to eight inches deep in the hilly areas and only a little better in the level sections, soon began to erode. Many of the springs, which provided plentiful water for the early settlers and made the digging of wells almost unnecessary, also disappeared.
Water, Waste, and Energy
Today, adequate potable water should be a primary concern when buying land in this area. If you plan to grow crops, irrigation is almost essential during dry spells in July and August. And although water may seem plentiful, keep in mind that it's not always drinkable. The underground limestone channels, which in larger versions form such beautiful caves, can carry waste from a septic tank or some factory discharge to groundwater miles away. Some parts of Carroll County, in particular, are having serious problems with water pollution. Droughts, too, are not unknown. They occurred in 1881, 1911, 1913, 1914, 1935, 1936, 1955, 1956, 1975, and 1976.
On an average, wells for households come in at 200 feet, though it's not unusual to have to drill 450 feet for water. Wells used for large agricultural purposes are required to tap the Roubidoux aquifer at an average of 1,300 feet. Well-drilling companies charge around $5 a foot for drilling and $5 a foot for casing.
Septic systems in this area cost $1,500 and up. On land comprising over 10 acres, they don't have to be inspected but must be situated at least 100 feet from any well.
Other expenses you may encounter if you buy raw land include putting in access roads and power lines. The cost of roads can vary as much as the terrain varies. As for getting electricity to the old homestead, there is no cost to an electric co-op member for overhead lines of up to 300 feet to a permanent residence or a house under construction. Anything over that will cost 50¢ a foot for the next 2,000 feet, and for lines over 2,300 feet, the charge will be $2 a foot, though this amount will be rebated at a rate of 20% of electrical use on the meter.
This part of Arkansas, which has abundant sunshine, is well suited to the development of passive solar energy.
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