A solid choice for building in Delta. Minimal restrictions, moderate flood risk, and very affordable land.
📊70/100AcreScore
💰$3KLand $/acre
🏠$68KHome Value
👥24,994Population
📈+-11%Growth (10yr)
🌊32%Flood RiskModerate
🌡️Warm HumidClimateZone 3A
🏗️ Can You Build Here?
Arkansas has no state building code — regulations are county-level. St. Francis County has no formal zoning ordinance, meaning most rural land can be used for residential construction including barndominiums without special permits beyond standard building codes.
Zone
Min Lot
Barndo OK?
Unzoned
None
✅ Yes
St. Francis County has no formal zoning ordinance. Standard building permits still required. Contact the county building department for specifics.
📋 What Permits Do You Need?
Tennessee allows owner-builders to act as their own general contractor for personal residences. Licensed subs needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
St. Francis County Building Department
Forrest City, AR
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Elevated flood risk at 32%. St. Francis County has significant FEMA flood zone coverage — careful site selection and flood insurance may be required. Check FEMA maps for your specific parcel.
32%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Extremely affordable. Median land prices around $2,800 per acre make St. Francis County one of the most budget-friendly options in Arkansas.
$3K
Median $/acre
$68K
Median Home Value
$120–200
Build Cost $/sqft
0.62%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, St. Francis County Assessor
🏔️ Why People Love Living Here
St. Francis County sits in the heart of Delta. Memphis TN is 50 min away. No state income tax means your dollar stretches further here than in most states.
🏗️
Affordable Land
Median land at $2,800/acre means you can buy more, build bigger, and still stay under budget.
🔨
Build Freedom
No formal zoning means you can build your barndominium, shop, or homestead without jumping through bureaucratic hoops.
At a Glance
Population24,994
10-Year Growth-11%
County SeatForrest City
State Income TaxNone
ClimateWarm Humid (Zone 3A)
How Close Is Everything?
Memphis TN50 min
MEM55 min
Austinvaries
💧 Utilities & Infrastructure
Most rural St. Francis County land uses well water and septic systems. Municipal utilities are available near Forrest City. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageVariable
Natural GasPropane common in rural areas
🏦 Financing & Incentives
St. Francis County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
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❓ Frequently Asked Questions
Can I build a barndominium in St. Francis County?
Yes. St. Francis County has no formal zoning ordinance. You'll still need standard building permits, but barndominiums are generally permitted on rural land. Check with the county building department for specific requirements.
How much does land cost in St. Francis County?
Median price is approximately $2,800 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is St. Francis County eligible for USDA Rural Development loans?
Yes — most of St. Francis County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in St. Francis County?
The effective property tax rate is approximately 0.62%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in St. Francis County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Arkansas, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.