Beaver Lake Property Tax by County

How Arkansas Property Tax Works

Arkansas assesses all property -- residential, commercial, and agricultural -- at 20% of its current market value. That assessed value, not the full market value, is what the millage rate is applied against. A mill equals $1 of tax per $1,000 of assessed value, or equivalently 0.1% of the assessed value. Because the assessed value is only 20% of market value, the effective rate on market value is 20% of the millage rate.

Example: A $400,000 Beaver Lake home in Rogers, Benton County, Rogers School District (rural, outside city limits) at 51.3 mills. Assessed value: $400,000 x 20% = $80,000. Annual tax: $80,000 x (51.3 / 1,000) = $4,104. Inside Rogers city limits at 54.6 mills: $80,000 x 0.0546 = $4,368.

Arkansas law also provides several exemptions that matter to lake buyers. The Homestead Credit reduces the taxable assessed value of a primary residence by up to $375 (which at a 50-mill rate translates to $18.75 in annual savings -- small but available). More impactful: if you are 65 or older or are fully disabled, you can freeze the taxable value of your primary residence at its current assessed level. Future appraised increases do not increase the tax bill, with limited exceptions if the school district passes a millage increase.

Benton County Millage Rates -- Lake Area School Districts

The majority of Beaver Lake residential property sits in Benton County, primarily within the Rogers, Bentonville, and Eureka Springs school district boundaries. Your exact millage depends on whether your address falls inside an incorporated city or in an unincorporated rural area, and which school district serves your parcel. All rates below are from the 2025 Arkansas Millage Report (effective for 2026 collections) and include school, city where applicable, and county totals.

Note: Benton County has a 2-mill road levy and 2-mill emergency medical services levy in many areas, plus a 0.2-mill historical preservation commission levy, all voluntary additions to the base county rate. These are included in the county total column above where applicable. Source: Arkansas DFA 2025 Millage Report. Rates subject to change; verify with Benton County Collector at 479-271-1040.

Carroll County Millage Rates -- Lake Area

The dam itself and the Carroll County arm of Beaver Lake -- including the Beaver/Holiday Island area near Eureka Springs -- fall under Carroll County property tax jurisdiction. Carroll County averages 49.68 total mills, slightly lower than Benton County's average of 55.04 mills.

Source: Arkansas DFA 2025 Millage Report. Carroll County Assessor: 870-423-2938. Rates subject to change.

Washington County Millage Rates -- Lake Area

A smaller portion of Beaver Lake -- primarily the southern and eastern arms near Springdale and Fayetteville -- falls in Washington County. Washington County averages 51.54 total mills.

Tax Math for Beaver Lake Home Prices

Using the Rogers School District rural rate (51.3 mills) -- the most common scenario for Beaver Lake lakefront in the Rogers/Garfield/Lost Bridge area of Benton County:

These figures assume no homestead credit, no senior freeze, and a single parcel in the Rogers School District. Your actual tax bill may differ based on the exact school district, whether your address falls inside city limits, and any applicable exemptions. The Benton County Collector offers an online millage and tax calculator at bentoncountyar.gov.

Reappraisal Schedule and the 5% Annual Cap

Arkansas law requires county-wide reappraisals on a regular cycle. Benton County reappraisals take effect in October 2025 for property taxes. Washington County reappraisals took effect in October 2024. Given the significant appreciation in northwest Arkansas property values over the past several years, buyers in both counties should anticipate that appraised values will reset upward with the next reappraisal cycle.

However, Amendment 79 of the Arkansas Constitution limits the annual increase in assessed value for homestead property to 5% per year, regardless of how much the appraised value increases. This cap provides meaningful protection for long-term owners but does not protect a new buyer -- the cap applies to the assessed value as you receive it at the time of purchase. If you buy a home and the county reassesses it upward in the following cycle, the 5% cap limits how quickly that increased assessment translates into higher tax bills going forward.

Senior Property Tax Freeze

Arkansas provides a property tax freeze for homeowners who are 65 or older or are fully disabled. If your Beaver Lake home is your primary residence and you qualify, the taxable assessed value is frozen at the current level. Future mill rate increases from school district votes or other levies can still increase your bill, but the value freeze prevents assessment growth from compounding your tax obligation. This benefit must be applied for through the Benton, Carroll, or Washington County Assessor's office. It is not automatic -- you must notify the assessor when you turn 65 or meet the disability threshold.

Madison County -- What to Know

A small portion of Beaver Lake extends into Madison County, primarily in the upper arms of the reservoir toward the War Eagle Creek drainage. Residential development in the Madison County portions is sparse, but buyers purchasing rural parcels in that area should confirm which county they are in before relying on any of the figures above. Madison County averages 47.18 total mills -- lower than Benton County. The Madison County Assessor can be reached at the Huntsville courthouse.