• 4WD Access
• Off Grid
• No Mobile Homes

Shady Ridge Parcel 5, located in southern Texas County, is a remote, 2.4 acres, fully surveyed, staked, and recorded; two-thirds of which is covered in mature oak forest, while the remaining third contains an easement belonging to a local energy company for the highline that runs through. That means that this part of the property will be kept clear of timber and large brush now and well into the future by Show-me Electric Co-op. This DOES NOT mean you can hook up electricity to your home from this powerline; this is NOT that type of easement so please don’t expect to do so. It does not keep you from constructing buildings or fences. However, if you’re considering this parcel as a non-resident hunter or investor, or if you’re perpetually short of cash, you should consider that the Co-op will keep their easement mowed, thus saving you from spending a couple of hundred bucks every year or two on bush-hogging or, if that isn’t done within only a precious few years, bulldozing the impenetrable thicket that results.

The road into this property is pretty rough—we recommend four-wheel-drive—so you really should check it out BEFORE you place your order. (See the Driving Directions.) Once you get there, we’ve driven a new t-post at each corner for longer-term location.

The woods are predominately oak, with a few other species of hardwoods mixed in, and the terrain is hilly, to a degree about typical of the Ozarks.

From the parcel, it’s 2 miles to pavement, and about 12 miles to either Cabool or Willow Springs, Missouri.

Size
2.4 acres, surveyed and staked.

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Legal Description
SHADY RIDGE PARCEL 5: All that part of the West Half of the West Half of the Northwest Quarter of the Northeast Quarter of the Southeast Quarter of Section 9, Township 28 North, Range 9 West lying north of the center-line of the access road thereon.

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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
Access via deeded easement from Rainbow Drive (Texas County) to the property.

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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 Shady Ridge 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 Shady Ridge on Rainbow Drive. To establish a mailbox there, contact the postmaster at Cabool Post Office.

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Deed Restrictions
1. No buildings shall be constructed closer than 100 ft. from a roadway or 30 ft. from a boundary. (This may be adjusted in certain locations.)

Explanation: buildings placed closer can cause situations that interfere with road maintenance and utility transmission.

2. No refuse, debris, unused building materials nor derelict vehicles shall be allowed to collect on the premises.

Explanation: piles of junk are not only unsightly, but tend to spread to adjoining vacant parcels. Dead cars and junk make it harder for us to sell adjacent properties, or for you to sell yours.

3. You may keep whatever livestock or pets you wish so long as they are not allowed to create a nuisance to neighboring land owners.

Explanation: this probably means that if you want to keep pigs in the most common fashion, you need a parcel of at least 5 acres with a back corner located away from anyone else's home. Lots of barking dogs may also cause you problems depending on the size of your parcel and how you locate your facilities.

4. No parcel shall be further subdivided.

Explanation: you may build more than one residence on a single parcel, but you may not deed away a part of the parcel to someone else.

5. All wastewater treatment facilities shall be constructed in accordance with applicable state water quality standards.

Explanation: if you plan to construct an in-ground septic system, it must meet state standards. We find that the typical state-approved septic system will cost upwards of $3,000 for labor and materials. Additionally, the state says that any septic system on less than three acres be built to Missouri Department of Natural Resources specifications. Parcels of 5 acres or greater are virtually unrestricted. Since they do not endanger the ground-water, composting toilets are not restricted.

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 to Locate Shady Ridge Parcel 5

From Willow Springs, drive north on Highway 137. 3 miles out of town, Highway HH turns north (left) a so should you. Follow HH through some very scenic country 7 miles (or so) you'll come to where HH intersects with Highway U, go straight, staying on HH, and turn right on the first county (unpaved) road beyond: Jackson Road. Follow this half a mile to the intersection with Rainbow Drive (sign missing but it’s the only left turn) and take that to the left. When you come to the first fork in the road (3 mailboxes) take the right fork. This road runs about 1 mile through a stand of young pines, then down into a steep hollow to another fork where you go right, uphill. When you come to the top of this hill, you'll be in Shady Ridge. Follow this road until you come under a large powerline. You should see the southeast corner flagged with ribbon and a t-post in front of you, and the southwest corner is behind you.

These directions are accurate to the best of our knowledge but cannot be guaranteed. Visit this property at your own risk, we are not responsible for accidents.

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.