The story of this market
The typical home in ZIP 71864 sells for about $66,000, or $51 per square foot.
Prices are down 45.2% from a year ago, which gives buyers more room to negotiate. Homes take about 64 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $850 a month.
This ZIP has no home sales of its own, so its market figures come from Nevada County, Arkansas (county-level). Population, rents, hazards, lending and amenities are this ZIP's own readings.
ZIP 71864 — Willisville
The housing market in 71864 is currently experiencing a cooling phase, with median prices retreating slightly from their recent peaks. Sales volume remains low, reflecting a cautious buyer sentiment and limited inventory. The market is stable, driven by local employment stability rather than rapid growth.
This ZIP is best suited for families and long-term residents seeking a quiet, rural lifestyle with affordable housing options compared to nearby urban centers.
Median prices moved down 45.2% year over year.
Homes spend a median of 64 days on market with 26.5 months of supply — a slower-moving market.
21% of listings have cut prices · homes sell at 100% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.8% · poverty 14.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 9.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net outflow — more people moved out than in
ZCTA 71864, Little River County AR
Crime rates in this area are generally lower than the national average, with property crime being the most frequently reported incident type.
Local schools are part of a rural district that maintains moderate performance ratings, with a focus on community-integrated extracurricular programs.
The area faces moderate risk from seasonal wind events and localized flooding in low-lying drainage basins; insurance premiums are stable but reflect regional hazard exposure.
Economic momentum is driven by local agricultural services and small-scale retail, with limited new large-scale infrastructure projects currently in the pipeline.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Arkansas) — Arkansas Disabled Veteran Total Property Tax Exemption: Provides a 100% exemption from all ad valorem real property taxes on the principal homestead. Formula: Net Ad Valorem Tax Due = $0.00. State (Arkansas) — Arkansas Senior and Disabled Assessment Freeze: Freezes the assessed taxable value of the homestead at the prevailing assessed value at the time the owner becomes eligible or purchases the property. State (Arkansas) — Arkansas State Homestead Property Tax Credit: Provides a direct reduction against ad valorem property taxes up to $350.00 (increased to $350 by Act 655 of 2009; further statutory increases may apply up to $425 depending on legislative session). Formula: Final Tax Due = max($0, Gross Ad Valorem Tax - Homestead Credit). State (Arkansas) — Arkansas Amendment 79 Assessment Growth Caps (Assessment Limitation): Caps annual assessed value growth following a countywide reappraisal: homestead parcel taxable assessments cannot increase by more than 5% per year, and non-homestead residential parcel taxable assessments cannot increase by more than 10% per year until taxable assessment reaches… State (Arkansas) — Arkansas Ad Valorem Property Tax Assessment Ratio and Valuation: Imposes an ad valorem property tax based on a uniform statutory assessment ratio of 20% of true market value.
Residents primarily rely on personal vehicles for commuting, with travel times to the nearest employment hub averaging 35-45 minutes via state highway corridors.
The area features access to local community parks and regional trail systems, with primary shopping and dining amenities located in the adjacent town center.
The rental market is characterized by low turnover and limited inventory, with most units being single-family homes rather than multi-family complexes.
The local economy is anchored by agriculture, timber, and regional manufacturing, providing a stable but slow-growth employment base.
Transportation is heavily dependent on private vehicle use, with limited public transit options available for regional commuting.
Development is currently focused on small-scale residential infill and minor commercial upgrades along the main highway corridor.
The county appraisal district conducts annual assessments to determine property values for tax purposes, following state-mandated guidelines.
Parcels are subject to standard county and school district taxes, with no major MUD or PID districts currently impacting the area.
Property insurance remains available, though premiums are influenced by regional weather patterns and historical claims data.
Net domestic migration has remained relatively flat, with a slight trend of retirees moving into the area.
The state follows a non-judicial foreclosure process, allowing for relatively efficient resolution of defaulted mortgages.
Sellers are required to provide a standard property disclosure statement detailing known material defects at the time of sale.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Local community park with walking trails and picnic areas.
Central hub for local retail and dining services.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass. Coherence hold-out: this pass's median price ($320,000) sat outside the 0.25–4× band around Nevada County's retained level and was not stored.