Jacks Fork Farmsteads Parcel B

  • 10 acres
  • Texas County, Missouri
  • $Sold

Property Details

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Jacks Fork Farmsteads Parcel B

$7500 Down payment required – Includes Cabin, Artesian well, and fence.
$97,900, payable as $7,500 up front, and 180 payments of $916.90.
Also requires a commercial composting toilet to meet state requirements.

  • 12ft X 24ft Unfinished Cabin with 4ft x 12ft Deck
  • 140-ft. Artesian Well
  • 4WD Strongly Recommended

As mentioned earlier, this property includes a small cabin (12’ x 24’ including a 4-foot porch). There’s a small wood heater already in place. (Certainly, a little heater like this can make it hot enough to run you outside in any weather, but things will be a more comfortably stable temperature if you plan to insulate the walls and ceiling.) The property actually has a powerline crossing its extreme south end, but previous owners have found that a few solar panels produced all the electricity they needed. You’ll be required to provide a state-approved septic system before moving in. This can be a septic tank and leach lines—which will not be cheap, and we really wouldn’t recommend it in this naturally moist ground anyway—or a commercially-produced composting toilet, which may cost you a grand or so, but will be the cheaper solution.

The land itself is 10.0 acres and it’s been fully surveyed and fenced with steel posts and welded corners. About half of the acreage is open, level ground with rich, black soil. This is the moist area where the cabin is located. The other half of the property is sloping or high ground which would be ideal for an orchard or as a place to pasture animals. It’s also a place with an uncommon amount of natural water sources.

To begin with, there’s a 140-foot-deep artesian well, which produces a constant stream of cleaner water than you can buy in a bottle, all the time, without the need for a pump. There’s also an intermittent spring branch that makes up most of the boundary on the west side of the property and the South Jacks Fork River makes up over 700 feet of the northern boundary. (Don’t worry, the cabin is on sufficiently high ground to avoid flooding from the Jacks Fork.) Finally, there’s a group of mature walnut trees in the extreme south end, some of which are over 150 years old.

While the access road and driveway are smooth enough for any vehicle, we strongly recommend four-wheel-drive because the driveway goes down a rather steep north slope that, once it’s covered with snow or ice, may not melt off for several days.

Because this property is nearly move-in ready, we require a down payment of $7,500. Interested? Email Neil@Ozarkland.com to discuss how to get a contract started.
  • 10.00 acres fully surveyed and staked
  • Cabin size = 24x12 feet

Legal Description
  • Jacks Fork Farmsteads Parcel B as shown in the Official Plat of Jacks Fork Farmsteads recorded in the Texas County Survey Record at Book 18, Page 13, Texas County Missouri Recorder's Office.

  • 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.

    • Access from Missouri State Highway 137 is by a single-lane farm road. You should be prepared to maintain this road yourself.

  • 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. To date (September 2020) seven wells have been drilled at Jacks Fork Farmsteads and all of them have cost around $6500 except one which was significantly less.
    • Permits are not required to drill water wells for single-family dwellings; however, you are required to hire a state-licensed well driller.
  • Electric:
    • Howell-Oregon Electric Cooperative, West Plains, Missouri, 65775, 417-256-2131 provides electricity to Jacks Fork Farmsteads.
  • Telephone and Internet:
    • Telephone and internet services are provided to Jacks Fork Farmsteads by CenturyLink, 800-201-4099, http://www.centurylink.com/. For cell phone service, we recommend US Cellular or Verizon, for faster internet, a satellite provider such as Hughes.net.
  • Septic:
    • We do not provide any means of sewage disposal for these properties. Being in a rural area, the most common methods of sewage disposal are by individual on-site septic tanks, however, composting toilets are permitted.
    • The Missouri Department of Natural Resources has given general approval for this usage of this site for individual sewage treatment systems.
    • Septic systems must be constructed in accordance with County and State standards, and you must obtain permission from the Texas County Health Department, 950 N. Highway 63, Houston, Missouri, 65483, 417-967-4131 to install a septic tank. The average cost of a septic tank and drain field is $3,500.
  • Gas:
    • Propane gas is available from local dealers.
  • Mail Delivery:
    • Mail is delivered to the Jacks Fork Farmsteads entrance on Missouri State Highway 137. To establish a mailbox there, contact the postmaster at Willow Springs Post Office.

Deed Restrictions:
  1. This Property, if occupied, shall not be used for other than farming and single-family residential purposes. No more than one dwelling may be placed on any parcel.

    This does not exclude bed-and-breakfast establishments, home businesses that do not require on-site advertising, or attached multi-generation housing.

  2. Mobile homes are not permitted. All other homes of any size, any type, any style or any construction may be placed on the property so long as the following items have been installed prior to the beginning of construction:

    a. A drilled well meeting State standards.

    b. A State-compliant septic system, such as a septic tank, or composting system, excepting sewage lagoons, which are not permitted.

    c. Perimeter fencing of all unfenced boundaries, Fences must be constructed of minimum 3-inch steel-tube welded corners, "t"-posts and any choice of barbed or woven wire. Where the actual perimeter can not or should not be fenced, modifications may be made by agreement with the Owners. Here is an example: Example fencing

  3. Camping for more than 21 days in a twelve-month period is not permitted.

    This does not include living temporarily on the parcel when a home is under construction.

  4. No construction, other than fencing, shall take place within the boundaries of building setbacks and utility easements as defined in the Official Plat of Jack's Fork Farmsteads. No flags, banners or signs other than signs to identify the owner and/or address of the parcel, or signs advertising the parcel for sale, are permitted between the building setbacks and the road. Fences must not encroach upon the road easements, which extend 25 feet from the road centerline.

  5. No parcel of the Property as the same shall appear on the Official Plat of Jack's Fork Farmsteads may be further subdivided.

  6. Waste materials must be kept in closed containers at all times and removed from the property regularly. Parcels must be kept free of refuse, debris, and rubbish, and the burying of refuse, debris or rubbish is not permitted.

  7. Any animals kept on this property shall be maintained in such a manner that they do not present a nuisance to owners of neighboring properties. Feedlots are not permitted.

  8. All wastewater treatment facilities, whether septic system or composting system must be constructed in accordance with all federal, state and local standards. Sewage lagoons are not permitted.

    You can get the specifics from the Texas County Health Department.

  • $150 (estimated)

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.
From Willow Springs, drive north on State Highway 137 about 9.0 miles after you pass the city limits. At the top of a hill, and just before you begin down the long downgrade to the Jacks Fork, you'll see the entrance on your left. Look for the small sign saying, “Jacks Fork Farmsteads”. Follow this road through the cattle guard, then to the bottom of the hill. There's not much way you can go wrong here, but just to be sure, it's a little less than 4/10ths of a mile to the small creek. After you cross the creek on the low-water bridge, the road forks. Take the left fork to the top of the hill, then take the right fork, then follow that past two ponds and down a long, straight passage, for over a quarter-mile to the end of this straight, where you’ll see a pipe gate, That’s the entrance into Parcel BB.

Inside the gate, once you get down to the bottom of the hill, the area around the cabin is usually moist and it’s easy to get stuck if you don’t know the field, which you don’t. We recommend you leave your car at the intermittent stream at the base of the hill until you become more familiar with the parcel.

Because snow is forecast and we don’t want inexperienced people (not you) to get stuck, we’ve locked the front gate. Please feel free to climb over the gate to inspect the property at your leisure.

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.

Because this property is nearly move-in ready, we require a down payment of $7,500.
Interested? Email Neil@Ozarkland.com to discuss how to get a contract started.

  • House
  • 10 acres