• Grid electricity available
• Private access road (low-water bridge)
• Drilled well and legal septic required before occupancy
• No mobile homes

Jacks Fork Farmsteads Parcels V and W have frontage on a high ridge road that will afford you a view far down the Jacks Fork Valley.

Both parcels are open ground and require annual mowing of the established turf or pasture animals, but there’s a bit of forest with some pretty-large trees along the south boundary line and the creek frontage. There’s also a small stock pond. The two parcels have a combined road frontage of just shy of half a mile from the low-water bridge down on the creek up to the high, scenic ridge.

These combined parcels have quite a bit of steep ground, and there’s a one-hundred-foot building setback from the road, so choosing a building site will probably involve some trade-offs. The property is about 3/5 miles from a paved road, including a low-water bridge which can be depended on to flood occasionally. Willow Springs, Missouri is about 10 miles to the south, and grid electricity is just across the road.

Jacks Fork Farmsteads is 230 acres of rolling ranch-land with three greenspaces, including one on a swimming hole on the South Prong of the Jacks Fork River. While buildings are not restricted (except for mobile homes), all the current residents live in small cabins on one to four of the 33 parcels. Due to our mild restrictions and our wonderful, responsible clientele, JFF is one of our cleanest locations.

Size
12.14 acres fully surveyed and staked

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Legal Description
Jacks Fork Farmsteads Parcel V 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.

Jacks Fork Farmsteads Parcel W 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. 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
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 and composting toilets.

The Missouri Department of Natural Resources has given general approval for this usage of this site for individual sewage treatment systems.

In-ground septic systems must be constructed in accordance with County and State standards, and you must obtain permission from the Texas County Health Department to install a septic tank. The average cost of a septic tank and drain field is approximately $3500. Composting toilets are available from under $1,000 to more than $3,000 according to your tastes.

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 Parcels V and W

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. Sorry, we don't have any markings. Follow this road through a concrete cattle guard and you're inside JFF. Now follow the road, bearing left, 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. Go left. Parcel W includes the creek frontage on this side of the creek and west (left) of the road. It also includes all the property on the left to the curve at the top of the hill and about 300 feet beyond the curve.

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.