• Grid electricity on parcel
• Private access road
• Drilled well, legal septic, and fencing required before occupancy
• Needs annual mowing
• No mobile homes

If you’re looking for a quality acreage to turn into your own small farm, you couldn’t do any better than this parcel. It has high ground for your orchard, a nice, nearly-level field for your crops or pasture, and enough varied terrain and pretty, pastoral views in between to provide several good building locations as well as some rugged terrain.

This parcel is only about 600 feet from a paved road, even though you can’t see the pavement from the property, or vice-versa, so you can combine privacy with easy access.

Willow Springs, Mo. Is about 11 miles to the south and West Plains, a town of 12,000 is 32 miles.

Size
9.09 acres fully surveyed and staked.

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Legal Description
Jacks Fork Farmsteads Parcel CC 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. 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.

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 Jacks Fork Farmstead Parcel CC

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. At the top of the next hill and before you begin down the long downgrade to the Jacks Fork, you'll see the entrance on your left. There’s a small sign. Follow the road past the cattle guard for about 120 yards to where the road forks, Parcel CC is the property between the forks. From here it includes everything north of the road for the next quarter mile is included.

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.

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