Arkansas landlord guide — county ordinances, courthouse info & local rules for El Dorado
📍 County Seat: El Dorado 👥 Pop. 39,054 (2020) • AR’s Largest County by Area ⚖️ 13th Judicial Circuit ⛽ 1921 Oil Boom / Murphy Oil / H.L. Hunt / 1928 Courthouse / El Dorado Promise / Murphy Arts District / Louisiana Border / Wet County
Union County is Arkansas’s largest county by land area at 1,039 square miles, sitting on the central southern border of the state with Louisiana immediately to the south. The county was formed on November 2, 1829, from portions of Clark and Hempstead counties and named in the spirit of the citizens’ petition: “Union and Unity.” Its county seat, El Dorado, was founded in 1843 when Matthew Rainey set up a retail store and named the site after the legendary city of gold. The county transformed from a timber and agricultural backwater into one of the most economically significant places in Arkansas on January 10, 1921, when the Busey No. 1 well struck oil one mile south of El Dorado and launched the greatest oil boom in state history.
Today’s economy blends petrochemicals, manufacturing, healthcare, and an arts-driven downtown revitalization led by the Murphy Arts District. Union County is part of the El Dorado Micropolitan Statistical Area. All evictions are filed in the 13th Judicial Circuit Court. Union County is a wet county.
⛽ 1921 Oil Boom — Arkansas’s Original Boomtown — Busey No. 1 well struck January 10, 1921; population exploded from 4,000 to 30,000+ within two years; Smackover field became largest in the US; H.L. Hunt arrived with $50, traded leases, and built his fortune here before becoming one of richest men in America |
🏛️ 1928 Courthouse — Greek Revival; 40 freestanding Ionic columns spanning four stories; marble two-story atrium with Art Deco accents; NR 1983; built during the oil boom with $750,000 appropriated by oil-rich Union County |
🎓 El Dorado Promise — Murphy Oil’s $50M scholarship fund (2007) guarantees college tuition for all El Dorado High School graduates — 100% tuition if enrolled K–12 in El Dorado |
🎶 Murphy Arts District (MAD) — $100M downtown renovation, opened 2017; 8,000-capacity outdoor amphitheater; 2,000-seat music hall; Griffin Restaurant; revitalized historic Rialto Theater; El Dorado named “America’s Best Downtown” 2009
📊 Quick Stats
County Seat
El Dorado (17,755)
Other Communities
Smackover, Norphlet, Strong, Junction City, Calion
Population
39,054 (2020) — AR’s largest county by area
MSA
El Dorado, AR Micropolitan Statistical Area
Major Employers
Murphy Oil, Delek US Refinery, El Dorado Chemical, Lion Oil/Ergon, SouthArk, healthcare, timber
Court
13th Judicial Circuit
Rent Control
None
Alcohol
Wet county
⚡ Eviction At-a-Glance
Nonpayment Notice
3-Day Notice to Vacate
Lease Violation
14-Day Notice to Cure or Quit
Month-to-Month Term.
30-Day Written Notice
Week-to-Week Term.
7-Day Written Notice
Eviction Filing
Unlawful Detainer / Complaint
Tenant Response Window
5 days after summons
Eviction Timeline
3–6 weeks typical
Security Deposit Cap
2 months rent (6+ unit landlords)
Deposit Return
60 days after termination
Statute
A.C.A. §§ 18-16-101; 18-17-101 et seq.
Union County Ordinances & Local Rules
Topic
Rule / Notes
Circuit Clerk & Filing
All evictions in Union County are filed in the 13th Judicial Circuit Court. Circuit Clerk: Cheryl Wilson — 101 N. Washington, Suite 201, El Dorado, AR 71730; Phone: (870) 864-1940; Fax: (870) 864-1994. File the Unlawful Detainer complaint at the 1928 courthouse after the required notice period expires without tenant compliance. The Union County Courthouse, built during the oil boom for $750,000 and listed on the National Register of Historic Places (1983), is one of the most architecturally grand courthouses in Arkansas — a four-story Greek Revival structure with 40 freestanding Ionic columns and a marble two-story atrium with Art Deco accents.
Rent Control
None. Arkansas preempts local rent control statewide. No city or county in Arkansas may impose rent control. Landlords throughout Union County may raise rents freely at renewal or with 30 days’ written notice on month-to-month tenancies.
Security Deposit
Capped at 2 months’ rent (A.C.A. § 18-16-304). Applies to landlords renting six or more dwellings. Return with written itemized deductions within 60 days of termination (A.C.A. § 18-16-305).
Notice to Vacate — Nonpayment
Written 3-day notice to vacate required before filing for unlawful detainer for nonpayment. Best practice: wait until rent is at least 5 days past due before serving (A.C.A. § 18-17-901). Retain dated proof of service.
Lease Violation Notice
For non-rent violations, serve a written 14-day notice to cure or quit identifying the specific breach (A.C.A. § 18-17-701). If the tenant remedies the violation within 14 days, the tenancy continues.
Month-to-Month Termination
30-day written notice required to terminate a month-to-month tenancy (A.C.A. § 18-17-704). Week-to-week tenancies require 7-day written notice.
Energy & Industrial Workforce
Union County’s economy is heavily weighted toward oil, petrochemicals, and manufacturing. Murphy Oil Corporation (HQ in El Dorado), Delek US El Dorado Refinery, El Dorado Chemical, and Lion Oil/Ergon are major employers. Industrial/petrochemical plant workers: often union, with shift differentials and overtime. Verify base hourly rate and regular scheduled hours; do not use unsustainable overtime as the basis for income qualification. Contractors and temporary workers at refineries: shorter tenure and variable hours — verify 12 months of income history. Full-time permanent refinery employees are typically very stable W-2 earners with good wages and benefits.
El Dorado Promise — Educational Workforce
Murphy Oil’s El Dorado Promise scholarship program guarantees college tuition for EDHS graduates. This creates a motivated local workforce with higher educational attainment than would be expected in a city of this size. South Arkansas Community College (SouthArk) employees: stable W-2. Students receiving Promise scholarships: verify income independently; do not count scholarship funds as income for housing purposes unless explicitly authorized.
Murphy Arts District & Tourism Economy
The Murphy Arts District (MAD), opened in 2017 with a $100M renovation, has made El Dorado a regional entertainment destination. Hospitality, food service, and arts/entertainment workers tied to MAD may have hourly or gig-style income that is more variable than industrial workers. Verify income over a full year cycle; be aware of seasonal spikes around major concerts and festivals.
No Warranty of Habitability (Default)
Arkansas does not impose a general implied warranty of habitability by default. Leases executed after October 2021 carry some statutory habitability protections unless waived in writing. Tenants have no repair-and-deduct remedy under Arkansas law.
Abandoned Property
Personal property remaining after lease termination is deemed abandoned and may be disposed of by the landlord (A.C.A. § 18-16-108). Document with timestamped photos and video before disposal.
Self-Help Eviction
Prohibited. Do not attempt lockouts, utility shutoffs, or removal of belongings without a court order. Use the lawful judicial process through the 13th Judicial Circuit Court in El Dorado.
Late Fees & NSF Checks
No statutory cap on late fees in Arkansas. Specify amount and grace period in writing in the lease. For returned checks: $30 per check plus bank fees (A.C.A. § 5-37-307(c)(2)(B)).
Notice Type3-Day Notice to Quit (Civil unlawful detainer) / 10-Day Notice (Criminal failure to vacate)
Notice Period3 days
Tenant Can Cure?No - 3-day civil notice is unconditional quit; tenant must vacate (landlord not required to accept late rent)
Days to Hearing5-15 days
Days to Writ1-5 days
Total Estimated Timeline15-30 days
Total Estimated Cost$100-$350
⚠️ Watch Out
Arkansas historically had a criminal eviction statute allowing landlords to charge tenants with a misdemeanor for failure to vacate. This was struck down in 2023 but some counties still reference it. Civil unlawful detainer is now the primary path.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Circuit Court (or District Court with concurrent jurisdiction). Pay the filing fee (~$65-165).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Arkansas eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Arkansas attorney or local legal aid organization.
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Arkansas landlords who screen tenants carefully before signing a lease significantly
reduce their risk of ending up in eviction court. Understanding
tenant screening in Arkansas —
including background checks, credit history, income verification, and rental references — is one of the most
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eviction process, proper tenant screening can help
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AI-generated, state-specific eviction notices, pay-or-quit letters, lease termination documents, and more — pre-filled with your tenant's information and built to Arkansas requirements.
Select your state, eviction reason, and the date you plan to serve notice. We'll calculate your earliest filing date and key milestones.
⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏘️ Communities & Screening Tips
Key communities: El Dorado (county seat, 17,755), Smackover, Norphlet, Strong, Junction City, Calion.
Union County market: 13th Judicial Circuit; Circuit Clerk Cheryl Wilson, 101 N. Washington, Suite 201, El Dorado, (870) 864-1940. Wet county. Oil/petrochemical industrial workers: verify base pay, not just total with overtime; union members have contractual protections. Contractor/temp refinery workers: verify 12-month income history. Murphy Arts District hospitality workers: verify annual cycle. SouthArk/healthcare staff: stable W-2. El Dorado Promise scholarships: do not count as tenant income.
Arkansas key rules: 3-day notice (nonpayment), 14-day cure (violations), 30-day M-to-M termination, no rent control, 60-day deposit return, 2-month cap (6+ unit landlords), no habitability warranty by default, no repair-and-deduct.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Union County Arkansas Landlord-Tenant Law: The 1921 Oil Boom, H.L. Hunt, the Murphy Arts District, and What Every Landlord Needs to Know
Union County was formed on November 2, 1829, from portions of Clark and Hempstead counties. Its name traces to the language of the citizens’ petition: the people sought their new county “in the spirit of Union and Unity.” The county seat, El Dorado, was established in 1843 when a traveling merchant named Matthew Rainey set up a retail store and named his location after the legendary city of gold. For decades, El Dorado and the surrounding county were modest timber and cotton country. Then, on the morning of January 10, 1921, everything changed.
The 1921 Oil Boom and the Birth of Arkansas’s Largest Fortune
The Busey No. 1 well erupted with oil approximately one mile south of El Dorado on January 10, 1921. Within days, the news had spread and speculators, roughnecks, lease traders, and opportunists poured in from across the country. El Dorado’s population exploded from roughly 4,000 to an estimated 30,000–40,000 people within two years — with hotels, rooming houses, and tent cities sprouting along South Washington Street. Twenty-two trains per day ran in and out of town. Among those who arrived in El Dorado was a 32-year-old Texan named Haroldson Lafayette “H.L.” Hunt, who came with $50 in his pocket. Hunt gained his stake by trading leases at the Garrett Hotel, where fortunes changed hands at card tables and over handshakes. Within four years, he had acquired substantial El Dorado and Smackover oilfield holdings. The Smackover field, discovered in 1923 north of El Dorado, became the largest oil field in the United States at that time. Hunt went on to become one of the wealthiest men in America. The financial value of the oil produced in Union County during the first five years of the boom exceeded the total appraised value of all property in the entire state of Arkansas.
The 1928 Courthouse and the El Dorado Promise
Oil-rich Union County deployed its ample boom-era funds on a spectacular new courthouse. Built between 1927 and 1928 at a cost of $750,000 — a staggering sum for the era — the Union County Courthouse is a four-story Greek Revival structure clad in smooth-dressed limestone, featuring 40 freestanding Ionic columns and a richly detailed marble two-story atrium with Art Deco accents. It was listed on the National Register of Historic Places in 1983. Eviction filings for Union County properties are made at this courthouse, 101 N. Washington, El Dorado. More than eight decades later, Murphy Oil Corporation made another transformative investment in El Dorado’s future: the El Dorado Promise, announced in 2007, committed $50 million to guarantee college tuition for every El Dorado High School graduate, with 100% tuition coverage for students enrolled K–12 in El Dorado. The Promise drew national attention as one of the most ambitious place-based scholarship programs in US history and has been credited with improving educational attainment and stabilizing the city’s population. The $100 million Murphy Arts District, which opened in 2017 with an 8,000-seat outdoor amphitheater and a 2,000-seat music hall in a renovated historic building, continues the tradition of Murphy-backed investment in El Dorado’s downtown.
Arkansas Landlord-Tenant Law in Union County
All residential rental relationships in Union County are governed by statewide Arkansas law. There is no local rent control anywhere in Arkansas. For nonpayment, serve a 3-day written notice to vacate after rent is at least 5 days past due, then file an Unlawful Detainer complaint with Circuit Clerk Cheryl Wilson, 101 N. Washington, Suite 201, El Dorado, AR 71730, (870) 864-1940. For lease violations, serve a 14-day notice to cure. Month-to-month tenancies require 30 days’ written notice to terminate. Security deposits are capped at two months’ rent for landlords with six or more units, returned with written itemized deductions within 60 days. No implied warranty of habitability by default; no repair-and-deduct remedy; self-help evictions are prohibited.
This guide is provided for general informational purposes only and does not constitute legal advice. Consult a licensed Arkansas attorney for guidance specific to your situation. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant law is governed by statewide Arkansas statutes. Consult a licensed Arkansas attorney for guidance specific to your situation. Last updated: March 2026.
