• Off-grid
• 2-wheel-drive Access
• Crushed Limestone Driveway
• Lockable Gate
• No Mobile Homes

Because of the unfortunate, but long-standing belief that the real estate profession is fraught with duplicity and obfuscation, I must make the disclaimer that many of the things I am about to relate to you cannot be exactly verified, due to the fact that I was not—despite vicious rumors to the contrary—present here during the 17th Century.

That’s not to say that I’m not pretty familiar with this property; I’ve been in the real estate business since I was a little kid, and back then, I spent a lot of time showing wild backwoods properties to people, so many’s the time that I drove down a logging road that went past this parcel and then south along the Ozark Divide into the deep, dark woods. That was in the mid 20th Century, and this particular piece of land looked pretty much the way it did before we turned the logging road into what, I think you’ll agree, is a pretty nice crushed-limestone access road that you’ll see in our photos.

One of the reasons this particular part of the woods stands out is because much of the ground is covered with creeping myrtle a/k/a common periwinkle, a/k/a Vinca minor. This is kinda pretty stuff with shiny evergreen leaves and small blue flowers. It comes from Europe but must have been very common in Early American times because it’s found so frequently in old abandoned cemeteries.

Then if you’re interested in such things, you’ll notice something a little less common growing there in profusion, that’s blackberry lily, or Iris domestica, which has probably fallen from favor over the decades because the lily-like flowers it produces over its iris-like leaves are too small and insignificant to catch the eye of latter-day Americans.

If you wander over this area of the property, and I hope you do so carefully, you’ll come upon an old hand-dug well. Though small and not exactly appetizing, this well is interesting because it’s located at a high elevation, and because of the nice rock work lining it. Digging straight down into the rocky Ozark subsoil by hand is hard and dangerous work, so while you can’t unequivocally state that this well wasn’t dug on a later date, it’s pretty easy to imagine that there weren’t lots of them started after the first practical well drill was invented in 1808.

Just a few steps from the well, you’ll find a collection of large rocks arranged in two rectangles about the size of a small, one- or two-room cabin.

Anyway, I’m sort of taken with all these things on this ducky little 6.29 acres, so if you buy it, I hope you won’t destroy them. If you do, you may be a Philistine, but at least you’ll have over six acres of mature hardwood timber on terrain ranging from over 1500 feet down to around 1450 feet of elevation, and there’s well over 1000 feet of frontage on the access road, and it’s 14 miles to the nearest town.

Size
6.29 acres, surveyed and staked.
Click HERE to see the full Ozark Divide survey.

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Legal Description
Ozark Divide Parcel M: as shown on the Official Plat of Ozark Divide recorded in the Office of the Texas County Recorder, Houston, MO, Survey Book 2019S, Page 34, Instrument Number 201900034, all in Section 27, Township 29 North, Range 9 West.

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Title
We will pass Fee Simple Title to the purchaser conveying 100% of the ownership of the property including all timber, mineral and water rights. We own this property free and clear of all tax liens, judgments mortgages or other encumbrances. As purchaser, you are not assuming any existing liens. We will record a Warranty Deed to the property in your name after you have made six monthly payments.

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Access
The Ozark Divide Properties are accessed by Missouri State Highway Y, a two-lane asphalt highway 22 feet in width. Individual parcels are accessed by an unpaved rock-hardened roadway of one and two lanes.

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Utilities:
Water
We do not supply water or water systems to any of these properties. Purchasers of these parcels need to arrange to drill their own private water well. For information on drilling procedures you should contact local well-drillers. Current prices charged by local well-drillers run around $8 per foot to drill and $9-13 per foot to install a 6-inch casing. Missouri law requires a minimum of 80 feet of casing in all locations and more in some. The estimated cost of a complete well, casing and pump system in this area is $7,500. Permits are not required to drill water wells for single-family dwellings; however, you are required to hire a state-licensed well-driller.

Electric
This parcel is off-grid. That is, electrical service has not been extended to the property. Commercial electricity is provided to the area by: Intercounty Electric Co-op, Licking, MIssouri, but lines have not been extended to the parcels. Intercounty charges 8 dollars per foot to extend electricity making them less competitive of private solar or wind installations.

Telephone and Internet
Telephone and internet services are provided to Ozark Divide by CenturyLink1-800-201-4099. http://www.centurylink.com/ For cell phone service, we recommend US Cellular and for internet, a satellite provider.

Septic
You may not take up occupancy until you provide sewage disposal for your property in the form of either:

(A.) a septic tank and leach field, or (B.) a commercially manufactured composting toilet system.

The State of Missouri says that any septic tank and leach field on less than three acres must be installed to Missouri Department of Natural Resources specifications. You can get information on these by speaking to the Health Department in your respective County Seat.

Since they do not endanger the ground-water, properly operated and maintained composting toilets are not restricted, and thus are permitted at all locations.

Garbage Disposal
Open dumping is illegal in the state of Missouri. Before occupying the property, you must make arrangements with a State-approved garbage collection company

Gas
Propane gas is available from local dealers.

Mail Delivery
Mail is delivered to Ozark Divide on Missouri Highway Y. To establish a mailbox there, contact the postmaster at the Cabool Post Office.

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Deed Restrictions
1. No buildings shall be constructed within 100 feet of the centerline of the access road easement or within 30 ft. from a boundary.

2. No refuse, debris, garbage, trash, unused building materials, old tires, or non-functioning vehicles shall be allowed to collect on the premises.

3. You may keep whatever livestock or pets you wish so long as they are not allowed to create a nuisance to neighboring landowners, and are maintained in a healthy and humane manner.

4. No parcel shall be further subdivided.

Deed restrictions are restrictions on this property which have been recorded with the county, and which will remain in effect even when the property changes hands. Our contract, which expires when you no longer owe us money, contains certain requirements in addition to these.
Click HERE to see a Sample Contract

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Taxes
$100 (estimate)

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Building codes and/or permits
Texas County does not issue building permits and no building codes are in effect. The County Health Department must approve your septic system.

Driving Directions

From Cabool, Missouri drive north on Highway 63 in 5 miles, turn right on State Highway H, Follow H through Elk Creek 7.5 miles to State Highway Y where you turn right again. Follow Y 1.7 miles to a broad driveway covered with white chat on your right. Follow this road back ¼ mile to the green gate on your left.

No Down Payment - Warranty Deed after Six Months

Welcome to OzarkLand.com where, since 1982, we have dedicated ourselves to making Ozark Mountain land available to anyone who sincerely wants to own it, on a first-come, first-served basis. You don’t need to make a sizeable down payment, or any down payment at all—just start making the monthly payments.

All of the properties we sell are owned by us, free and clear. That means that when we pass title to you, you don't need to worry that some disinterested third party—such as a bank—may own an interest in the property. This is frequently not the case in the real estate world at large.

We give you a Warranty Deed guaranteeing the title—no lease-options, no long-term land contracts, but fee-simple title to the property after only six months' timely payments.

All of the properties featured in our inventory are available to you via our very liberal financing plan. In fact, we’ll finance your whole land purchase with less paperwork and frustration than you'd experience buying a used car, and with no hidden expenses and one low-interest rate that’s remained unchanged since 1982.

We'll set up a contract with you in return for one monthly payment. After six monthly payments, we give you a Warranty Deed to the property, and we hold a Deed of Trust and Quit-Claim Deed as security. We record the deeds at the county courthouse at our expense, and we pay all closing costs.

There are no penalties for pre-payment.

Terms are 9% simple interest for 15 years.

Check out the "How It Works" page for more information.