- Assessment basis
- 20% of market value, UNIFORM across all property classes (constitutional) — Arkansas differentiates by CAP, not by ratio.
- Reassessment cycle
- 75 elected county assessors under the Assessment Coordination Division (DFA); 20% of market value UNIFORM across all classes — Arkansas differentiates by CAP, not ratio. Statewide FOUR-YEAR county-wide reappraisals, January 1 valuation; TEN counties run DUAL SEATS with two courthouses (De Witt+Stuttgart and Blytheville+Osceola among them); utilities and carriers are state-assessed.
- Reassessment trigger
- The county reappraisal lands, then AMENDMENT 79 meters it: homestead taxable value +5%/yr, all other real +10%/yr, stepping until full reappraised value. A SALE ENDS EVERYTHING (ACA 26-26-1123): the buyer is assessed at 20% of full market the next January 1 — caps and the senior freeze never convey.
- Personal & intangible property
- THE MAY 31 RITUAL: everyone — individuals with their VEHICLES, and every business — assesses personal property with the county assessor January 1-May 31; 10% penalty after. Same uniform 20% ratio.
- CRE forecasting note
- Underwriting rule one: the sale RESETS to full value — model 20% of purchase-price-supported market from the next January 1, never the seller's capped bill. Between reappraisals the 10% commercial cap phases increases in — budget the staircase. Calendar: May 31 personal property, Board of Equalization petition by the THIRD MONDAY IN AUGUST (board convenes Aug 1; the assessor must attend by statute), county court by ~the 2nd Monday in October, taxes due October 15. Schools carry Amendment 74's 25-mill uniform rate beneath local millage. Dual-seat counties: confirm which courthouse holds the assessor.
- Residential note
- Three Amendment 79 gifts, each needing one filing with the county assessor: the HOMESTEAD CREDIT — up to $500 now and $600 beginning with the 2026 bills — one application, one homestead per year (trusts and life estates qualify); the 5% annual cap on your home's taxable assessed value; and at 65+ or disability, a FREEZE of the assessed value with no income test (it survives joint ownership and nursing-home stays, and a qualifying buyer starts a fresh freeze at their purchase-era value). Assess your vehicles and other personal property by MAY 31 — everyone does, it's the Arkansas ritual — and if a value seems wrong, petition the Board of Equalization by the third Monday in August. 100% service-connected disabled veterans are fully exempt.
CAP RESET ON TRANSFER — Amendment 79 caps AND the senior freeze all die at sale — the buyer is assessed at 20% of full market value the next January 1. Never underwrite the seller's taxes.
RATIO CAUTION — Between reappraisals, TAXABLE assessed value phases toward full reappraised value in 5%/10% annual steps — the bill climbs even when the market doesn't.
APPEAL DEADLINE — Board of Equalization petition by the THIRD MONDAY IN AUGUST; county court by ~the second Monday in October.
FILING REQUIRED RELIEF — The universal MAY 31 personal-property assessment (vehicles included) with a 10% penalty; the homestead credit and the senior freeze each require application.
STATE ASSESSED — Utilities and carriers are valued by the state Tax Division and ride the 10% cap lane, not the county assessor's roll.
Primary sources: DFA/ACD official FAQ + Property Tax Relief pages (Amendment 79 credit to $600 for 2026, freeze, ACA 26-26-1123 sale reset, May 31 duty, ACA 26-27-313); Amendment 79 text; Benton + Pope county official pages; AAC assessors' roster (as of 2026-07-05). Confirm current rules and figures with the assessing authority before any use.