• Grid electricity on the parcel
• Requires annual mowing or baling
• Drilled well and legal septic required before occupancy
• No mobile homes

Parcel C is almost all hay meadow. All that is, except for a strip of woods along the frontage on the South Jacks Fork River. If you owned this parcel, you’d doubtless want to make a path from the meadow to the creek. This is only a matter of a few feet, but it’s grown up in the Ozark version of jungle.

There are three sides of fence around the tame pasture that’s been established over more than a century. If you have equines or ruminants, you’re not likely to find forage of this quality on the typical small tract of land.

Access to the parcel is by the private drive you see in the photographs, the property is ¾-mile from pavement, then about 9 miles from Willow Springs to the south. This access road crosses another small creek which may flood for a few hours on occasion. This might happen two or three times in a year, or not at all in other years, but if you absolutely, positively have to be somewhere every day at the same time, this might not be the best place for you.

Our photos were taken right after the field had been mowed, but when you drive out to see it, it’s in tall grass at the moment, although a cutting of hay was taken off this year.

Size
6.05 acres fully surveyed and staked

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Legal Description
Jacks Fork Farmsteads Parcel C 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.

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

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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. 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
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 the Jacks Fork Farmsteads entrance on Missouri State Highway 137. To establish a mailbox there, contact the postmaster at Willow Springs Post Office.

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Deed Restrictions

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.

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:

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.

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.

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

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.

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.

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.

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 Jacks Fork Farmstead Parcel C

From Willow Springs, drive north on State Highway 137 exactly 9.0 miles after you pass the city limits, the property begins on your left. Just before the highway begins its long downgrade to the Jacks Fork, you'll see the entrance to Jacks Fork Farmsteads your left. There’s a small sign, so you’ll know you have the right place. Follow this road just past the black double gates. Once you've passed through the double gates, follow the road to the bottom of the hill. Immediately after you cross the creek on the low-water bridge, the road forks. Take the left fork up to the top of the hill, where you take the right fork, then the road goes downhill and bends to the left (west). Parcel F begins in the middle of the second pond on the right, and Parcel E includes the big shade tree and a grove of smaller trees, Parcel D starts at a post in a pile of large rocks, and Parcel C ends with a fully fenced west line. All of these are on the right, or north, side of the road. We’ve placed “T” posts where each front corner meets the road.

Disclaimer: 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.

You may consider moving to the property after you have paid a $1,000.00 deposit. You must receive approval from us before taking up residence.

Requirements expected to be completed prior to moving, include:

1. Sign up with a local trash collector. Proof of paid invoice will be required.

2. Provide a septic tank and leach field approved by the County Health Department OR a commercially manufactured composting or incinerating toilet. Proof of paid invoice will be required.

3. Payments on all accounts with us must be current.

4. If placing a portable building on the property, provide us with the name and address of the vendor.

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