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.
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 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 for 28 years.
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.
Once you've decided on the right piece of land for you, all you need to do is go to that parcel's "Buy This Parcel" link. Follow those instructions and fill out the order form provided, and then send us your first payment by way of credit card or money order.
It would be a good idea to call or email us to make certain that the property you want hasn't already been sold, but we update our website almost daily.
From the moment you make this first payment, we consider this to be YOUR land. You may build, camp, hunt, garden, or whatever you please as long as you don't please to sell the timber, scatter trash, or otherwise violate our common-sense deed restrictions.
In the event that you don't see quite what you had in mind on our site today, I'd again invite you to email us. We try to keep the web page up-to-date constantly, but there are times when we may be processing a parcel back into inventory, but don't have it available just yet. Also, we always have a new project underway.
If you want to make a larger down payment, send whatever amount you want, and it will reduce your monthly payment by $10.09 for every $1,000 you put down.
After we pass title to you, the County Collector's Office will send you an annual tax bill,near the end of the calendar year.
We think you'll agree that local real estate taxes are about as low as you can hope to find anywhere in America, (but don't expect them to always make sense). While we can't give you specifics for each parcel here are the 2018 taxes on some typical properties:
2.6 acres at Clearwater Mountain $59.30
4.3 acres at Whitetail Draw $7.45
3.32 acres at Jones Point Estates $136.20
3.3 acres at Lorelei Trails $30.15
5.01 acres at Zach's Mountain $125.08
If you've seen a set of restrictions on one of our properties, don't assume that the restrictions are the same for all of them. Actually some of them differ quite a lot, so make sure you base your decisions to buy on the right set of restrictions.
These Locations are subject to their own sets of restrictions:
Our Basic Five Restrictions apply to all of our older locations which we purchased before 1989, specifically these:
Table Rock Properties
Webb Creek Campsites
The Basic Five 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 and outhouses are not restricted.
Mobile homes are permitted at all locations except Whiteoak Shores, Misty Springs, Cherry Creek, Zach's Mountain, Jones Point Estates and Jacks Fork Farmsteads Modular homes are permitted at all locations except Clearwater Mountain.
Additionally, Our contract provides that you contract with a waste disposal company serving the area surrounding your property before establishing a residence. Some locations also require a metal culvert pipe be laid at the entrance to any residence.
Beneath the whole Ozarks region, are massive deposits of limestone, hearkening back to the time in prehistory when this area was covered by ocean. While having the area submerged for several eons wreaked havoc with the local tourist industry of the time, it left us with one of the largest and best aquifers imaginable.
In hunting for land, we've come across some areas near major rivers where the water table can be, very deep, but for the most part, you'll find clean, clear water at a reasonable depth wherever you choose to drill.
Most of the modern wells being drilled on our properties seem to run from $5,000 - $8,000 total cost. If you've picked a general vicinity where you want to buy land, the local well drillers can give you a more accurate estimation over the phone.
Most of the electric co-ops in our region will extend a line to you if you have a water source ( that is, a well) and have started a permanent foundation or something similar to this.
If you don't meet these requirements, but want to run an electric line out into the woods so the squirrels can read at night, or for a longer distance, they'll charge you a standard fee which some companies will amortize out of your future payments.
See our list of local electric co-ops at the bottom of this page..
TELEPHONE & INTERNET
Telephone and internet service at all our locations is provided by Centurylink. www.Centurylink.com Centurylink provides dial-up and some broadband internet service. If they do not serve your area with broadband, satellite service is available through Hughes.net
Unless someone has occupied your property before you, you will need to be assigned a rural mailing address (box number). To get this, apply at the U.S. Post Office serving your property.
Propane Gas is available to all parts of this area and the gas companies will be more than happy to lease you a tank and sell you all you'll ever want. Look for Gas Companies in the local Yellow Pages.
You will be required to provide sewage disposal for your property by way of a septic tank, sewage lagoon, composting toilet system or outhouse.
The State of Missouri says that any septic system on less than three acres be built to Missouri Department of Natural Resources specifications. You can get information on these by speaking to the Health Department in your respective County Seat.
Parcels of 5 acres or greater are virtually unrestricted as to septic system types. Since they do not endanger the ground-water, composting toilets and outhouses are not restricted and thus are permitted at all locations.
Like anywhere else you go, some members of our population are just exceedingly dense, while others are quite astute. In either case, however, you'll find that very few of them live very close together. The Ozarks is largely composed of towns, not greatly dissimilar from Willow Springs, which have a population of one to three thousand people on the average, one usually not being more than ten to fifteen miles from another.
These are your prototypic Midwestern villages of song and lore, and in-between them, you'll find a very evenly distributed rural population. In these wooded hills, one does not require a great deal of land to attain privacy, only the determination that one would, or would not like to be near a river, lake or adjoining some of the hundreds of thousand of acres of National Forest or National Park Lands.
At Properties purchased after March 1997, including Hawthorne Bend, Jones Point, Clearwater Mountain, Zach's Mountain, Dysfunctional Pines and Jacks Fork Farmsteads, each parcel of every property has been professionally surveyed, all corners marked, and the Survey Plat recorded at the appropriate county courthouse.
At our older locations, we have divided parcels by what is known as Government Rectangle Survey. When we have one of those parcels for sale, We mark the front corners of each parcel for our own use in identifying and measuring acreage, but we are not surveyors and these markings do not represent registered land surveys. As with any real estate, you should employ a registered land surveyor before locating any major construction or other improvement on your parcel. Also, we sometimes offer parcels from this group that have been individually surveyed and is so we will designate these.
The Ozark Hills began about a bizillion years ago as a high plateau. Over the eons, the hundreds of springs, streams and rivers of this area eroded down through the layers of soil and sedimentary rock (limestone) to form what many people today (mostly real estate agents and others prone to chronic exaggeration) call mountains. In actuality, these are more similar to the foothills of the Rockies or the Appalachians than to those mountains themselves, and are occasionally broken by stretches where the plateau remains essentially intact. Elevations ranges seldom exceed two or three hundred feet from valley to hilltop.
It should be apparent then, to those familiar with the forces of gravity, that the soils in the valleys and on the un-eroded plateau regions will tend to be richer and deeper than on ridge-tops and hillsides, which will be thinner and more rocky. This is not to suggest that hill lands are not workable. If all you need is space for a garden, then consider that you'll be getting lots of native building materials in the deal, and probably paying somewhat less per acre for hillier land. If, on the other hand, you want to start a truck farm, or raise something larger than a half acre garden, We'd suggest you email us to discuss an ideal location for your situation.
These hills are covered with various kinds of hardwoods including nineteen species of oak (not to mention several eyebrow-raising cross-breeds) hickory, maple, willow, poplar, basswood, black cherry etc. etc., a few softwoods like pine and red cedar, and untold wildflowers, vines, shrubs and weeds. In fact more different species of plants coexist here than in any other part of the world due to a situation that developed during the most recent Ice Age. There are over thirty-five hundred different species tussling for dominance over one another out there. You may find ferns and cacti growing on the same five-acre parcel when conditions are right, and you'll find that most any garden plant which gets its job done in a six-month growing season will prosper here
All sales and payments are final we do not offer refunds.
Frankly, the best way to buy land is to come to the Ozarks and pick what you like the best.
However, for whatever reasons, many of our clients purchase their land months, or even years before ever coming to the Ozarks to see it.
Since our business with you will go on for years rather than end on the day you buy your property, it is of the utmost concern to us that you are happy and your needs are very well satisfied.
Toward this end, we make a guarantee that, to our knowledge, is unprecedented: if you buy a property from those we offer, and later your plans change, your tastes change, you realize you misunderstood a detail, or for any reason whatsoever you desire, we’ll trade your property, or your equity in it if money is still owing, dollar for dollar, on any parcel or parcels we offer for sale at that time. As of this writing, that would give you a choice of lands from our growing inventory of several hundred acres of forests and fields scattered over Missouri and Arkansas. You may trade your equity in one parcel for an equal dollar amount in two parcels, but you may not trade equity in two parcels for equity in one. Also, if you have two contracts with us, you may not transfer the equity in one to the other.
Having said that, we would like to emphasize that this policy was initiated to insure that you wind up with a piece of property that best meets your needs and desires, and not as a vehicle to satisfy whimsy. While we have had clients who traded as many as seven times, we only guarantee to make this arrangement with you once during the life of your purchase and, in the event that you have not yet personally inspected both properties, we make the stipulation that the destination parcel(s) must have been on the market for at least one week.
Qualifications for The No-Fault Exchange
You must be current on all payments, fees, and taxes.
The new parcel must have been on the market (on our website) for at least one week.
The parcel you’re trading away must be clean and in essentially the same condition as when you purchased it.
If you decide to sell your parcel before your note to us is fully paid, please do so with our blessings, so long as the payments of said note are up to date. Feel free to sell for whatever price you can get and to get whatever amount of money you can as a down payment. If you'd like, Ozark Land Company might make a new contract for the remaining balance with your buyer. (We reserve the right to refuse to finance anyone we please, but it's a highly unusual situation.) We have no pre-payment penalties, so you may also feel free to pay us off in cash.
Ozark Land Company does not broker properties for our clients. We are not real estate brokers.
Do you already own an OzarkLand property? Congratulations on your uncommonly shrewd judgment.
Here's a form that allows you to charge your monthly payment to your Debit or Credit Card: MAKE YOUR PAYMENT ONLINE
BILLING QUESTIONS? Email Christi with questions about your account.
Before taking up residence on your parcel you MUST:
1. Sign up with a local trash collector. Keep the receipt. Trash must not be allowed to collect on the property.
2. Provide an adequate, legal septic treatment. This can be a composting toilet or outhouse of approved construction. Septic tanks must be approved by the County Health Dept.
3. Let us know when you arrive, and update your contact information with us.
Visiting your property
We hope you'll visit your property often, and enjoy yourself to the fullest extent when you do. Toward that end, we have compiled a list of things that we've seen other people do that you really want to avoid.
Do NOT expect to fly into Springfield or St. Louis and be able to take a taxi to your parcel. First of all, this will cost you a small fortune. Besides, these are rural properties and we cannot give you an address that a cab driver could find. Bring a map and driving directions both of which can be found on this website. A cell phone is also a great idea.
Do NOT start a campfire. We have seen "dead" campfires come back to life as much as 36 hours after the camper has left the site, just because a small breeze came up. The forest floor of your wooded property is covered with dead leaves, mosses and twigs, and is VERY combustible.
Do NOT cut trees on your property during short visits. This may be a violation of your contract unless you're clearing to build, and besides, it takes a hundred years of so to produce a mature oak. Don't be so hasty to get rid of it, your grandchildren may not live to see it replaced.
Do NOT leave trash, even buried, behind when you leave; animals will dig it up. Bring garbage bags with you, use them, and take them with you when you go home.
Do NOT come camping with regular luggage. You will want to camp on the most level, softest spot, and this may very well be a few hundred yards from the road. A backpack is best, otherwise use several small, lightweight bags that will be easy to carry through the woods. Wheeled airline-type luggage will NOT roll through the woods.
Do NOT expect to drive your car, trailer or motor-home onto your parcel. This is not the desert southwest. Not only is your property likely to be covered with timber, but there will most likely be a ditch alongside the access road to handle rainwater run-off. If you don't have a driveway into the parcel, you may need to park your trailer or motor-home at a commercial camp-ground.
Do NOT expect the weather here to be the same as where you come from. Watch our local weather on The Weather Channel or www.weather.com for a few days before you arrive.
Do NOT build, drill a well, or make any permanent changes to your parcel unless and until it has been surveyed and you are familiar with your boundaries. Not only do you risk losing your money and effort, but you may be liable to your neighbor for what you do on his parcel.
DO enjoy yourself and don't try to accomplish very much. Make this a vacation. Just getting a feeling for the place and learning your way around is best for now, then you can make more concrete plans at home.