OUR LOCATION

Located in the heart of the Ozark Mountains with Bull Shoals Lake at the North end of Marion County, the White River forming the East boundary of the county, the Buffalo National River along the South part, and Crooked Creek running through the middle of the county.  Marion County offers some of the finest outdoors recreation in the country. Camping, hiking, fishing, boating, swimming, canoeing, floating, and hunting are just some of the many activities available in this area. There are arts festivals, music festivals, ghost towns to explore, craft shops, and so much more. Clean air and abundant water, (many country residences have springs as their water source) friendly people and a slightly slower paced life style make this a wonderful place to live.

Yellville, the county seat, now has a population of about 2,000 -- with about 12,000 total in Marion County.  We are a peaceful community, but not a "sleepy" one.  While it is true that we don't have all the conveniences of city life, neither do we have many of its problems -- and that's one of the many reasons why most folks decide this is a great place to live. On Marion County's eastern boundary flows the White River, famous for trout fishing. To the south and converging with the White is the Buffalo River, designated as a National River in 1972 and boasting incredibly scenic canoeing and extensive wilderness areas.  Little Rock, our state capital, is about 130 miles south.

THE WEATHER

Average "mean" temperature is 34 to 76 degrees, according to the season.  Spring and fall are both lengthy and accommodate most outdoor activities. The usual "hot" summer day will be in the high-80s with average humidity -- just right for swimming or relaxing in the shade. A typical "cold" winter night will dip below freezing, but most days are cool, clear and sunny. Occasionally we have snow, but it's usually melted before the kids are tired of it. Average annual rainfall is 45 inches and most gardens do well with little irrigation. In general, you'll find a very pleasant four-season climate with few extremes.

THE LAND

In our area, the terrain is varied.  We have some nearly flat open spaces and lots of ROLLING HILLS, as well as some rugged spots -- often with great views of the Ozark Mountains. The hills are mostly wooded in oak, pine, hickory, cedar and dogwoods -- and there are extraordinary wildflowers and interesting native plants.  Soils are mixed, sometimes rocky but rich, and vegetables, fruits and pasture grasses are usually a success. The air is clean and clear, the water abundant and sparkling.

Along with the great fishing, there is plenty of wildlife -- including deer, rabbit, squirrel, turkey, quail, dove, fox, raccoon, and even a black bear now and then.  If you are a bird watcher, you won't be disappointed.  The American Eagle thrives along our tranquil river bluffs.

FAMILY & EDUCATION

Looking for a nice place to raise kids, away from the problems of city life?  We have it! Area schools are fully accredited and approved by the Arkansas State Department of Education, offering a broad academic curriculum which includes courses for the college-bound and for those with vocational interest. The School of New Hope, serves  adult students with special needs. Continuing education is available within 25 miles at North Arkansas Community Technical College and Arkansas State University Branch at Mountain Home.

RETIRING

Many retirees find the north-central Arkansas Ozarks a fine place to live.  Taxes and expenses are generally lower than other "prime" retirement spots.  Many activities are geared to seniors and you'll have lots of opportunities to make friends. Fishermen/women have a choice for fishing or boating in the cool, clear waters of Marion County.  
There's Bull Shoals Lake -- for bass, catfish, and crappie;
White River -- for some of the best trout fishing in North America; Crooked Creek -- for small mouth bass; 
Buffalo National River -- for bass, perch, and catfish.  
Guide service is available or strike out on your own.

Rivercliff Golf Course lies just along-side the White River, south of Bull Shoals Dam. This scenic eighteen-hole course is open to the public and will offer many challenges. Enjoy an evening in Mountain Home or Harrison for dancing to live music, or learn to square dance. -- Or meet with a gardening club and share your secrets.

MEDICAL FACILITIES

Two regional hospitals, both within 30 miles, offer a broad range of medical expertise and specialties. Local clinics and 24 hour emergency stations are placed throughout the county.  In addition, home health services are provided by several area agencies. The Veterans' Administration has hospitals in Fayetteville and Little Rock, each about 2 1/2 hours away

POLICE & FIRE

The Sheriff's Department provides 24-hour protection.  You'll find our area to be a peaceful one without the usual problems of city life.  Fire Protection is provided by volunteer firefighters, modern trucks, equipment, and a rescue unit.  There are several rural fire departments who usually respond cooperatively in the area.

ACTIVITIES

There's lots to do and see in the north-central Arkansas Ozarks.  Annual events include fireworks over Bull Shoals Lake on July 4th; The Marion County Fair & Rodeo in August; ; Bull Shoals' Colorama in October; Yellville's annual Turkey Trot Festival the second weekend in October.  Enjoy fishing or boating on Crooked Creek, the White River, Bull Shoals Lake, and the Buffalo National River. Canoe or swim awhile and enjoy the scenery. Nearby, you can visit Blanchard Springs Caverns in Stone County; Ozark Folk Center near Mountain View; Mountain Village l890 at Bull Shoals; and Branson's music theaters and Silver Dollar City in southern Missouri. Of course, don't miss the gorgeous scenery on  Scenic Highways 7 and l4, extending through Boone, Marion, Searcy and Stone counties, and meandering through the Ozark National Forest and the "Grand Canyon of the Ozarks"...Or join a softball team, take a walk or run on our new track at the city park, visit the craft shops, or listen to music on the square and dance in the street on a warm spring evening.

Churches of almost every religious affiliation are available in our area.  Each have their own fellowship groups and activities.

UTILITIES

Rural water extends along some of the main paved routes; but the property you choose may already have a drilled well or developed spring.  If you prefer unimproved land, you may want to have a well drilled.  The cost of obtaining a well often varies, and it's difficult to determine that cost until the procedure is underway.  Usually, a good flow of water is reached at a reasonable depth.  We suggest you contact a professional driller for his comments.  If the land you purchase has a spring, the Soil Conservation Service can be very helpful with advice about developing the water supply. Propane, for heating or cooking, is available by delivery to almost any location.  Lots of folks, especially those in the country, heat with wood.  If you don't cut your own, there is usually plenty available for delivery at a reasonable cost.  

Electricity is available for the normal deposits and hookup charges, unless you are a good distance from neighbors where there's been no prior service.  If you choose a property that is remote, you will want to check with the power company about the charges involved to have service brought in to your property.

In the country, septic systems are usual for dispersing wastes.  However, you might consider an alternative system for composting or disposal -- several designs are now available.  You will need to look into health department guidelines for your disposal system.

EMPLOYMENT

There are a number of employers in the immediate and surrounding area;  most folks who want to work do. Products manufactured in our area include boats, electrical components, fishing gear, clothing, plastics, furniture parts and wood products.  In addition, there are the usual services such as restaurants, grocery stores, insurance companies, fishing or boating services, shopping, and agriculture.  Many craftspeople also do very well. 

TAXES

Property taxes are reasonable.  For example, taxes on 40 acres of unimproved land run about $45 a year.  Smaller tracts of improved land will be a little higher. There is a sales tax on goods and some services, as well as a state income tax, which most consider to be nominal.  In general, taxes are comparatively low.

WHEN YOU BUY

Rolling Hills Realty, Inc. will help you locate the property that is right for you and complete an offer to the seller.  When the offer is accepted, the process of closing the sale begins. Title work is ordered, which is most commonly, title insurance commitment, before the deed or contract is prepared. This step insures that all is right with your property and the title is clear and merchantable. If you are paying cash or obtaining traditional financing, conveyance to you will be by recorded deed. Should you purchase with owner financing, the deed is placed in escrow.  When the contract is fulfilled, the deed is recorded.  In the meantime, taxes may be billed to you for reimbursement to the seller, or they may become a part of the escrow payment. Closing costs vary according to each sale, although some expenses are always expected -- like revenue stamps, recording fees, title work, etc.
 

PLEASE VISIT

Although we do a lot of bragging about our home here in the beautiful north-central Arkansas Ozark Mountains, you should really come see for yourself. There are local accommodations, as well as nationally recognized motel facilities and several bed and breakfast inns within a short pleasant drive.  Bull Shoals State Park and the Buffalo National River both offer camping spaces with hookups at a very reasonable cost.  In addition, there are also private campgrounds.  Several resorts along Bull Shoals Lake and the White River offer accommodations with all the amenities. We look forward to seeing you soon!     Thank you for visiting our web site.